Loading...
HomeMy WebLinkAboutPermit L08-073 - DAVIES DOUG / SUNDIAL COTTAGES - DESIGN REVIEWSUNDIAL COTTAGES DESIGN REVIEW 3540 S 116 ST L08-073 City Tukwila Department of Community Development • Notice of Expiration March 6, 2013 Mr. Doug Davies, Applicant 11544 Riviera Drive NE Seattle, WA 98125 RE: Sundial Cottages L08 -073 Public Hearing for Design Review L08 -074 Shoreline Substantial Development Permit Dear Mr. Davies: Jim Haggerton, Mayor Jack Pace, Director This letter is to notify you that the above referenced applications have expired. Your Design Review Decision expired on March 2, 2013 according to the provisions of your Design Review approval dated March 1, 2010. Tukwila Municipal Code Chapter 18.60.070 E states that construction permitting for design review approved plans must begin within three years from the notice of decision or the approval decision becomes null and void. An extension of a Design Review Decision is not allowed. On January 13, 2012, you requested and received a one year extension of your Shoreline Substantial Development Permit subject to expiration if the construction activities had not commenced by February 12, 2013. Only a single extension is allowed. Construction activities have not commenced therefore the Shoreline Permit has expired. If you have any questions or would like to discuss other development options for your property, you can contact Stacy MacGregor at stacy.macgregor @tukwilawa.gov or at (206) 433 -7166. Sincerely, Jack Pace Director, Department of Community Development SM Page 1 of 1 H: \Complete projects\L08 -073 -4 Sundial Cottages\Notice is Expiration.doc 03/05/2013 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • Stacy MacGregor - Notice of Decision Sundial Cottages • Page 1 of 1 From: To: Stacy MacGregor Bruce W Putnam; douglas.c.davies @boeing.com; Karen DeLucas; reenp @allstardirectories.com Date: 03/02/2010 9:28 AM Subject: Notice of Decision Sundial Cottages CC: penny.wickham @kingcounty.gov; sepaunit @ecy.wa.gov Attachments: penny.wickham @kingcounty.gov; sepaunit @ecy.wa.gov Attached is a Notice of Decision for Design Review approval of a 9 -unit cottage housing project approved under Ordinance 2103: Housing Options Program. Any questions should be directed to the project planner. Contact information follows. Stacy Stacy MacGregor, Assistant Planner 206.433.7166 City of Tukwila, 6300 Southcenter Blvd, Tukwila, WA 98188 Monday- Friday, 8:30 am - 5:00 pm Please consider the environment before printing this e-mail file: / /C: \Temp\XPgrpwise \4B 8CDA58tuk- mail6300 -po 10017833311613D 1 \GW } 00001.... 03/02/2010 To: r City of Tukwila • Jim Haggerton, Mayor Department of Community Development BOARD OF ARCHITECTURAL REVIEW NOTICE OF DECISION DATED March 1, 2010 Doug Davies, Owner Karen DeLucas, Ross Chapin Architect Washington State Department of Ecology King County Assessor, Accounting Division 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 approval. I. Project Information File Number: L08- 073 — Sundial Cottages Public Hearing Design Review Type of Permit Request: The proposal is to construct a cottage development consisting of nine cottages (11/2 story, < 1000 square foot homes). Review includes assessment of the proposed frontage improvements, landscaping, site design, and architectural design using the criteria delineated in the City of Tukwila's Housing Options Program (Ord. 2103). The project will be marketed as condominiums. Location: 3540/3550 S 116th Street, tax parcel #0733000225 Associated Files: L08- 074 - Shoreline Substantial Development permit Applicant: Doug Davies, Co -Owner and Development Partner Owner: Doug Davies, Bruce Putnam, Reen Paine Notification: Notice of Application for this Type 4 permit was mailed to surrounding property owners, tenants, interested parties, affected agencies and posted on the site on January 20, 2009. On February 22, 2010 a Notice of Public Hearing was mailed to surrounding properties, tenants, interested parties, affected agencies, and posted on the site; it was published in The Seattle Times on February 11, 2010. Comprehensive Plan & Zoning Designation: Low- Density Residential (LDR) SEPA Compliance: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. II. Decision Based upon the plans and information submitted in connection with this application; the finding and conclusions contained in the staff report dated February 10, 2010; the public hearing on February 25, 2010; and subject to the conditions recited below; the Tukwila Board of Architectural Review (BAR) has determined that the application for the Sundial Cottages at 3540/3550 S SM H: \L08 -073 -4 Sundial Cottages \NOD.doc Page 1 of 3 03/01/2010 6300 Southcenter Boulevard. Suite #100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Fax: 206 - 431 -3665 1 • 116th Street, Tukwila meets the BAR criteria and has approved that application based on the findings and conclusions contained in the staff report. Design Review Condition: A homeowner's association with covenants, conditions, and restrictions CC &Rs must be approved by the Planning Department and City Attorney before the finaling of any building permit. The following shall be included to satisfy the intent of the housing options ordinance and comments received during project review: a. No further changes shall be made to approved designs without further BAR or Director approval pursuant to TMC 18.60.030E. b. A covenant to restrict any increases in unit size after initial construction. c. The garages shall be reserved for the parking of vehicles. Landscaping requirements: d. Pesticides, herbicides and non - organic fertilizers shall not be used on the entire site. Soils may be amended with compost, topsoil, organic fertilizer or mulch. e. No tree topping is allowed but trees can be pruned for a view corridor. f. Limit the area from the northern-most building wall to the shoreline to native species only. The rest of the site can have non - invasive, non - native species. g. The responsibility to monitor, maintain and irrigate all commonly owned planted areas, including the shoreline slope area is the shared responsibility of the homeowners and this responsibility shall be described in the CC &Rs. Dead or ailing plants must be replaced. In the shoreline slope area, invasive plants removal, including ivy, shall be maintained. III. Your Appeal Rights The decision on this Permit Application is a Type 4 decision pursuant to the Tukwila Municipal Code (18.104.010 TMC.) One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. IV. Procedures and time for appealing In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, which is by March 16, 2010. 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. 5. Appeal fee of $120. SM H:1L08 -073 -4 Sundial Cottages\NOD.doc Page 2 of 3 03/01/2010 1 • V. Appeal Hearings Process The Hearing Examiner hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner's 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. 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, 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 -433- 7166 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. 1111 `�G • Departmen immunity Dev • me City of Tu SM H: \L08 -073 -4 Sundial Cottages\NOD.doc Page 3 of 3 03/01/2010 CHAIR, BILL ARTHUR, VICE - CHAIR, MARGARET BRATCHER, COMMISSIONERS, GEORGE MAUNA, CHUCK PARRISH, LYNN PETERSON, BROOKE ALFORD AND THOMAS MCLEOD BOARD OF ARCHITECTURAL REVIEW AND PLANNING COMNIISSION PUBLIC HEARING AGENDA FEBRUARY 25, 2010 - 7:00 PM TUKWILA CITY HALL COUNCIL CHAMBERS Call to order Attendance Adoption of 12 -10 -09 minutes IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: V. CASE NUMBER: APPLICANT: REQUEST: LOCATION: Director's report Adjourn L08 -073 Design Review Doug Davies, Sundial Properties LLC Design Review for a cottage development consisting of nine cottages (1 Y2 story, < 1000 square foot homes) on a .91 acre lot. Review will be of the proposed frontage improvements, landscaping, site design, and architectural design using the criteria delineated in the City of Tukwila's Housing Options Program (Ord. 2103). The project will be marketed as condominiums. 3540/3550 S 116th Street, tax parcel number 0733000225 L10-006 City of Tukwila A series of proposed code amendments about allowed uses and development standards. City wide • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared February 17, 2010 HEARING DATE: February 25, 2010 FILE NUMBERS: L08 -073 Public Hearing Design Review L08 -074 Shoreline Substantial Development Permit APPLICANT: Doug Davies, Sundial Properties LLC OWNER: Doug Davies, Co -Owner and Development Partner with Bruce Putman and Reen Payne REQUEST: Public Hearing Design Review for a cottage development consisting of nine cottages (1 '/2 story, < 1000 square foot homes) on a .91 acre lot. Review will be of the proposed frontage improvements, landscaping, site design, and architectural design using the criteria delineated in the City of Tukwila's Housing Options Program (Ord. 2103). The project will be marketed as condominiums. LOCATION: 3540/3550 S 116t Street, tax parcel number 0733000225 The property is located in the Duwamish neighborhood. Its boundaries include South 116t Street to the south, the Duwamish River to the north, the Interurban Trail on property owned by Seattle City Light to the west, and an existing single family home to the east. NOTIFICATION: Prior to acceptance into the Housing Options Program, a public meeting was held on December 27, 2007, to get input from residents in the area. Notice of Application was issued and mailed to surrounding property owners and tenants on January 20, 2009. Another neighborhood meeting was held on February 4, 2009, at the Tukwila Community Center. Notice of Public Hearing was mailed to surrounding properties and tenants, posted on- site and published in the Seattle Times on February 1 lth, 2010. SEPA DETERMINATION: Exempt COMPREHENSIVE PLAN & ZONING DESIGNATION: Low - Density Residential STAFF: Stacy MacGregor, Assistant Planner RECOMMENDATION: Approval with conditions ATTACHMENTS: A. Applicant's Overview of Project B. Applicant's Response to the Design Review Criteria C. Color Perspectives and Exterior Finish Schedule D. Civil Site Plan E. Architectural Plan Sheets Al -A3 o F. Landscape Plan and Planting Note Sheets PL1 -PL3 SM Page l of 13 H:U.08 -073 -4 Sundial Cottages\BAR Staff Report.doc 0 D 02/17/2010 • 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 -431 -3670 • Fax: 206-431-3665 • Map showing surrounding land use and zones. Stacy MacGregor H:\L08 -073-4 Sundial Cottages\BAR Staff Report.doc Detail of site. Page 2 of 13 02/17/2010 FINDINGS VICINITY /SITE INFORMATION Existing Development The site contains two single family homes and two detached sheds on one tax parcel. Each home is served by a separate gravel driveway. All existing structures will be removed and the two driveways will be consolidated into one. The site is essentially flat until it slopes steeply to the Duwamish River on the north side of the parcel. Of the existing forty-seven trees on the site, fourteen are proposed to remain. Aside from the first thirty-five feet fronting the south side of the property, the entire site is within the 200' shoreline overlay. This property was annexed into the City in 1989 and is vested to the King County Shoreline Master Program. Surrounding Land Uses This parcel fronts South 116th Street in the Duwamish Neighborhood. The Duwamish River forms the northern boundary and the Interurban trail defines the western side. Single family homes surround the property; homes in the Duwamish neighborhood were built in every decade of the last 100 years. The Duwamish neighborhood is isolated between the Duwamish River and State Route 599; it is surrounded by industrial lands and the Allentown neighborhood. PROJECT INFORMATION This application is for eight cottage homes and one carriage or "live- above" residence on a .91 acre lot. The cottages are all 1 1/2 story or less and are no larger than 1000 square feet. Nine clustered parking garage bays are included; these garages are physically connected to a residence but do not provide direct internal access to any home. Additionally, five surface parking spaces are provided. Two of the units face South 116th Street providing a street presence and shielding the parking from the street. The other cottages share and front a common landscaped center yard. A walking path bisects the common area and leads to a shared viewing platform at the river's edge. An additional sixty trees will be added to the site. Only native plants are added in the shoreline setback and the entire site will be landscaped. BACKGROUND In the fall of 2005, the City of Tukwila adopted Ordinance 2103 entitled the Housing Options Program. This demonstration program led to the selection of three small -scale cottage housing projects to increase housing choices that are 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 zones. 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 April 4, 2008 to approve this project as one of three cottage housing projects in the City of Tukwila to be built under Tukwila Municipal Code (TMC) 18.120.030. This is the only project approved in the Duwamish Neighborhood. PUBLIC COMMENTS Prior to approval as a demonstration project, a public meeting was held on December 27, 2007 to gather community input. Following the public meeting, sixteen community members signed a petition in support of this project. After application for design review, a community meeting was held on February 4, 2009 at the Tukwila Community Center. No comments were received during the public meeting. An unsigned letter was received objecting to cottages in this neighborhood. The approval for the cottage project to proceed was granted previously and is not a part of the decision criteria for this application. Stacy MacGregor Page 3 of 13 02/17/2010 H: \L08 -073 -4 Sundial Cottages\BAR Staff Report.doc o. • • In response to the associated Shoreline Permit, comments were received from the Washington State Department of Archeology and the Muckleshoot Tribe Cultural Resources Division. The site is in close proximity to discovered archeological resources. In response to the concern, the Shoreline Permit was issued with the condition that the applicant will obtain an archeological survey and meet the requirements of TMC 18.50.110 prior to the issuance of any construction permits. The Muckleshoot Tribe Fisheries Program also commented on the project. Information was shared with the Tribe; a request was made to improve the fish habitat through landscaping choices and is reflected in the landscape plan. DESIGN REVIEW CRITERIA The project is subject to Board of Architectural (BAR) approval under Tukwila Municipal Code (TMC) Chapter 18.120.050B. The project 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. 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. The applicant's response to the design review criteria is Attachment A. Below is the staff analysis and response. 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. This project is compatible with other surrounding new developments in terms of average lot size per home. From 2005 -2007 twelve homes were constructed in the neighborhood; they are in the 2500 square foot range on lots averaging .13 acres. These homes could not be built at this density under the current code. This cottage project proposes a density of approximately one home per .1 acre. The proposed cottages are compatible in size with the rest of the surrounding neighborhood, built between 1921 and 1969; it consists of small homes ranging in size from 380 to1320 square feet on lots averaging .28 acres. The cottages are all less than 1000 square feet in size. The combination of small new homes on small lots is an option not otherwise available in this neighborhood or elsewhere in the City. 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. This project may not be marketed or considered "affordable" by standard measures tied to median incomes. However, they will be more affordable than the lower density alternatives that could have been built in their place; they also contribute to the overall housing supply than the low density alternative while encouraging home ownership. c) Stimulate innovative housing design that improves the character and sense of community in a neighborhood and can serve as a model for other areas; Staff's Response: Through the use of interior spaces, windows, porches, private front yards, common areas, and orientation to the public street the site plan creates a layered sequence that creates personal, shared and public territories. The home design proposes gable- roofs, large porches, detailed trim for character and extensive landscaping, shared paths and parking removed from the homes to create a well designed and thought out site. The site is designed to create interactions among neighbors 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 Stacy MacGregor Page 4 of 13 02/17/2010 H:\L08 -073 -4 Sundial Cottages\BAR Staff Report.doc • • • 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 cottage project require high - quality site, landscaping, and architectural design are in contrast to other single- family development in Tukwila which is not subject to design review. Where typically architecture is not reviewed and landscaping is not required, this project is subject to extensive standards, guidelines, and review prior to gaining approval. Finally, a homeowner's association is required to keep up the landscaping and maintenance of the common areas. e) Provide a greater variety of housing types, which respond to changing household sizes and ages (e.g. retirees, small families, single person households) and provide a means for seniors to remain in their neighborhoods. Staff's Response: The proposed cottages are 1 '/2 story, <1000 square feet, detached dwelling units to be sold as condos. The homeowner's association will delineate landscape maintenance responsibilities and four of the nine units have first floor bedrooms which are typically appealing to seniors. All of the units have only two bedrooms which may appeal to small families, seniors, and single - person households. 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 Duwamish neighborhood that surrounds this site is a mix of newer, larger homes on small lots to the south and west and older, smaller homes on larger lots to the east. This project will be built to a density similar to the newer homes but with homes comparable in scale to the older portions of the neighborhood. The craftsman architecture and small size will blend with the older portions of the neighborhood. Cottages developed under this ordinance are no taller than twenty -five feet and no larger than 1000 square feet of living area which reflects the development pattern of the older portions of the neighborhood. Front porches, landscaped transitional spaces, and detached garages all reflect the goal of "small town" development envisioned in the 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 project abuts the Duwamish River. The common area provides a view corridor from the entrance of the property to the river and is bisected by a paved path that brings residents to the river outlook deck and picnic area. Significant trees in the River Environment remain and new native plantings are added to further enhance the River Environment. 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. APPROVED Stacy MacGregor Page 5 of 13 02/17/2010 H:U.08 -073-4 Sundial Cottages\BAR Staff Report.doc • • Staff's Response: The transition from the public street to the private home interior was thoughtfully planned into the site design. The streetscape is created with extensive landscaping in the front fifteen feet. The transition from the community landscaping to the private yard is marked by a low, transparent wood fence. The house entries all have front porches large enough to use with low railings to sit on. The public areas of the house (kitchen, living rooms) are at the front of the houses so private areas are shielded and furthest from the public realm. The site design also removes vehicles from the public view by placing them in a central court behind the houses. Vehicle and pedestrian access is shared on one common drive. Pedestrian paths connect from the driveway and parking area to the front doors of each home. Site design to create an aesthetically pleasing and pedestrian scale streetscape led to two deviations from the development code. First, the two homes abutting the public street are greater than sixty feet from the common open space. By placing these homes adjacent to the street the development has a positive street presence. In this location, the first two homes also shield the parking area from view and the homes provide a location for neighborhood surveillance. With the limitations imposed by the shape of the site and the neighborhood benefits gained by locating the two homes adjacent to the street, the decision was made to grant an exception to the requirement that all homes shall be within sixty feet of the common open space. econd, the front yard setback was reduced from the required twenty feet to five feet. Although the front yard setback is only five feet from the property line, the homes are still setback twenty feet from the back of the sidewalk because this section of road has wide right -of -way that extends fifteen feet beyond the sidewalk. The adjacent home to the east has the same setback (five feet of the property line but twenty feet off the right -of -way) so the prevailing yard pattern will be maintained. The City's Public Works Department does not foresee using the fifteen feet of right -of -way between the sidewalk and the property line. If the twenty foot required setback was mandated, the decreased density " could have rendered the project infeasible and the homes would have been set back from the street by thirty-five feet which would have diminished the street presence. The front right -of -way will be fully landscaped during development and it will be maintained through the homeowner's association. See Attachment C for perspectives of the streetscape. d) Pedestrian and vehicular entries shall provide a high - quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. Staff's Response: The site is entered, either in a vehicle or on foot, via one fifteen foot wide driveway. The driveway is lined with landscaping across the front and along either side. A narrow driveway such as this tends to result in slow vehicle speeds and increased safety. From the driveway and parking area, paths lead to the entrances of each of the homes. e) Vehicular circulation design shall minimize driveway intersections with the street. Staff's Response: The project reduces the site from two private driveways with two curb cuts to one curb cut with a shared driveway serving all nine homes. 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: Aside from the previously mentioned reduced setback in the front yard, the side and rear setbacks conform to the development standards. The common areas adjacent to the site perimeter are landscaped and a five foot privacy fence defines the east and west sides of the property. 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. Stacy MacGregor Page 6 of 13 02/17/2010 H:1L08 -073 -4 Sundial Cottages\BAR Staff Report.doc Staffs Response: The transition from public to private realms is successful through site and architectural design. The site is designed with a public front where two homes orient to the street; further from the street is the carriage house which employs a second story front porch from which a resident can overlook the entire site, the six houses to the site's interior are oriented towards each other and not visible from the street. The common space is placed at the interior of the site and is surrounded and shielded by the homes. The common space by design is semi - public — available to the residents but private from the surrounding development. Each private yard and home uses a layered approach to transition from public to private areas. Pubic or common areas lead to semi - private front yards surrounding each home. A low fence creates a transition into this semi - private space. The entry porch is the public realm of the home; the rooms of the home adjacent to the porch contain the public uses (kitchen and living room) while the private spaces are furthest away. 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: The parking areas are all contained behind the front two homes to minimize their appearance from the street. Clustering the parking into a central location away from the houses is a feature commonly employed in cottage developments. By removing the parking from the homes and clustering it in a central location, residents have an opportunity to see and engage with each other and the parking location serves to foster a community. The garages of the first two houses are attached to the shared garages. Like the other garages on the site, these attached garages do not access the interior of living space so the site design for interaction amongst neighbors is preserved. Additionally the carriage house is proposed above a 4 -s, common garage making the garage more residential in appearance. While the carriage house is limited to twenty -five feet in height at the peak of the roof, the second story porch and living spaces create a vantage point that functions as a lookout for the neighborhood. The ability for neighbors to socially as well as visually engage with each other strengthens neighborhoods and decreases crime when neighbors can survey their neighborhood. Placing a unit above the garage also decreases the amount of impervious surface which lessons the development's impact on the environment. i) The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long -term structures. Staffs Response: The neighborhood is a distinct blend of old and new construction. The older homes are one or one and one -half story homes that would generally meet the definition of cottage in today's code. Pockets of new construction showcase what is allowed by the current development code with significantly larger and taller homes. The cottage 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. Staffs Response: The cottages have craftsman -style features and multiple high - quality architectural elements. The surrounding neighborhood has an eclectic architectural style representing the last one hundred years. The majority of the homes in the neighborhood are small, one or one and a half story homes and display significant disinvestment. 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 and remaining economically feasible. 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. Stacy MacGregor Page 7 of 13 H:1,08 -073 -4 Sundial Cottages\BAR Staff Report.doc ODE 1 • Staff's Response: The Comprehensive Plan envisions residential areas that are "small town" in character with front porches; shallower 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 development code do not require design guidelines for single - family homes and the development code allows but does 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 is currently constructed. 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. Staff's Response: The building components are appropriate for the building design. The homes are designed with a "closed" side which limits windows on the side of the house. The intent of this design is to provide privacy for adjacent residences which are fairly close together. Where building walls are in close proximity to each other, one residence has many windows and the adjacent residence has few windows so privacy is created between adjacent properties. The cottage ordinance requires that all homes have front porches with minimum dimensions of eight feet on all sides. The Twiggy model utilizes an "L" shaped front porch where one leg of the "L" is greater than eight feet on all sides and one leg of the "L" is only four feet wide. The intent of the code —a functional front porch —is still provided and the "- shaped design increases the modulation of the home which provides visual interest. 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. The colors allow each building to have a separate identity and are of a similar saturation and tone so as to tie the development together. The color palette is shown on Attachment C. 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. Staff's Response: The nine homes consist of four models and a palette of 8 principal colors. The buildings each have extensive modulation, trim, front porches, and sided in a variety of treatments including board and batten and horizontal lap siding. Roof pitch, windows, decks, and porches are varied between homes but complimentary to each other. Orientation is reversed where the same model is 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. The evergreens along the river environment will be preserved where they serve to stabilize the bank and enhance fish habitat. 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. Perennial beds are deep and planted with a mix of trees, shrubs, vines, and groundcover. Only native plants are used in the river environment and non - invasive and drought tolerant species are used elsewhere on the site. 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. Stacy MacGregor Page 8 of 13 02/17/2010 H:\L08 -073 -4 Sundial Cottages\BAR StaffReport.doc 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. Staffs Response: Pathways lead from the parking area to the homes and through the commons. The parking area is lit with wall - mounted fixtures above the garage doors and with pedestrian scale lighting along the paths. The driveway is kept to a minimum width with a concession granted by the fire department allowing a fifteen foot wide driveway instead of the standard twenty foot wide driveway. The driveway is shared between cars and pedestrians. While it may seem counterintuitive, accidents are fewer when roadways are narrow because drivers respond by driving slower and more carefully. A paved path leads through the commons to the viewing platform adjacent to the river. Access to the adjacent Interurban Trail is via the public sidewalk. d) Appropriate landscape transition to adjoining properties shall be provided. Staffs Response: There are no landscaping requirements for dwelling units in the LDR zone and the cottage ordinance is silent on required landscape standards. However, extensive landscaping is included in this project. All the common areas along the perimeter, including the front, the river, and the parking area are landscaped. The private rear yards adjacent to the neighbor's property will be landscaped and maintained by the individual residents. 4. Miscellaneous Structures a) Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. Staff's Response: Miscellaneous structures include the tool shed and the viewing platform. The tool shed shares the color palette of the other structures and is finished with the same materials. It is a small structure, ten feet tall and ten by six feet wide. Including a shared tool shed for common or shared tools also contributes to the sense of community among residents. The size of the viewing platform is constrained by the King County Shoreline Master Program that applies to this site. It will be no taller than eight feet in height and the entire surface of the platform is 144 square feet. The viewing platform is made of composite decking and cedar posts chosen to minimize environmental impacts. 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: The trash and recycling collection area is enclosed in a shed attached to the 3 -bay garage. The shed's design is integrated into the building design. The front two homes will keep their trash and recycling collection in their own garages. 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. Staffs Response: Exterior lighting fixtures are shown in Attachment E and consist of wall- mounted lamps at the front porches and garage entrances and pedestrian -scale post lights along the paths. A new street lamp will be installed per City standards. No lighting is approved or proposed for the viewing platform. The Muckleshoot's Tribe is concerned that lighting could spill -over to the river and create an advantageous environment for salmonid predators. Additionally, Housing Options Decision Criteria TMC 18.120.050 C3 includes that the project: 3. Demonstrates the following: Stacy MacGregor Page 9 of 13 H:U.08 -073 -4 Sundial Cottages\BAR Staff Report.doc 01ONVE o. 1 • a) The proposal is compatible with and is not larger in scale than surrounding development with respect to size of units, building heights, roofforms, building setbacks from each other and property lines, parking location and screening, access and lot coverage. Staff's Response: The units are smaller than the size of new construction that has been or could be built in the area and comparable in size to the older, existing development. Building height for cottages is limited to twenty -five feet 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 (aside from the front setback as described in 1(c) above) and buildings are separated at least ten feet from each other. Sixteen parking spaces are provided while fourteen are required under the cottage ordinance; eighteen spaces would be required for nine single family (non- cottage) homes. Building footprint is capped at thirty-five percent for both cottages or if the lot was short platted to six 6,500 square foot lots. If one home was built on the one parent lot, lot coverage would be limited to approximately thirteen percent. As shown, the building footprint is approximately twenty -one percent of the lot area. b) Variety is provided through a mixture of building designs, sizes and footprints. Staff's Response: The nine homes that make up this project comprise four different models. Eight different main paint colors and three trim colors are employed to provide variety. The homes range in size with living space between 816 to 996 square feet. One home is a carriage house above a shared garage. Footprints range from 660 square feet on the Twiggy model to 2298 square feet on the Betty Jane including four attached garage bays. 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. Staff's Response: All of the homes are designed with front entry porches. Common open space is contiguous to six of the homes and within sixty feet of seven homes. A common tool shed and shared refuse collection area are included. The north end of the site has a shared viewing platform overlooking the river and a picnic area for residents. The parking is clustered together and separated from the homes. This creates a point of convergence among residents and requires neighbors to cross paths with each other. The phenomenon of entering one's home from an attached garage and avoiding all opportunities to encounter one's neighbors is prevented through the design of this project. The two southern-most homes have front porches fronting the public street. This improves the street presence of the project and increases safety by providing opportunities for visual surveillance of the entrance area along with interaction with neighbors outside the project. d) Any proposed Type 2, 3 and 4 modifications to requirements of the Permit Application Types and Procedures (TMC 18.104), other than those specifically identified in TMC 18.120.020, are important to the success of the proposal as a housing options project. 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 unto itself with the site designed to facilitate interactions amongst neighbors. The project also engages with the larger Duwamish neighborhood through porches, low fences, and reduced setback across 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. Stacy MacGregor Page 10 of 13 02/17/2010 H11,08 -073-4 Sundial Cottages\BAR Staff Report.doc • • • - Allow limited demonstration projects such as clustered or cottage housing. Staff's Response: This will be the first of three approved projects to go through design review 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 different types of housing, such as increased inside - recreation needs (3.4.1). Staff's Response: Small, new homes with one or two 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; responsibility for the landscaping will be assigned through a required homeowner's association and may appeal to residents who can not or do not want to maintain a 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. Staffs Response: The Duwamish Neighborhood already has curb, gutter, sidewalk and sewers. This project will remove two substandard homes from Tukwila's housing stock and replace them with a well- designed, community - oriented pocket neighborhood. The loss of mature vegetation will be mitigated with planned landscaping across the entire site. Landscaping along the shoreline will be native species. Also, non - native and invasive species are proposed to be removed 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. c) Encourage single-family residence design to foster a sense of safety and security. Staff's Response: This project meets all of these goals. Traditional neighborhood design includes porches adjacent to common space, garages and automobiles removed from prominence, a neighborhood gathering area at the picnic table, 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 architect 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. DESIGN REVIEW CONCLUSIONS The Board of Architectural Review, pursuant to Tukwila Municipal Code (TMC) Section 18.108.040, and upon findings of the fact above, hereby makes the following conclusions under the City's Design Review Criteria (TMC 18.60.050) and Determination of Consistency with Adopted Plans and Regulations for Type 4 approvals (TMC 18.100.030). HOUSING OPTIONS PROGRAM DECISION CRITERIA 1. Meets the goals of the program, as set forth in TMC 18.120.010 Stacy MacGregor Page 11 of 13 02 1i2 0 HA.08 -073 -4 Sundial Cottages\BAR Staff Report.doc NUE • • Staff's Response: This project meets all of the goals of the housing options program. As a condition of approval, a homeowner's association should be required to preserve the approved design. The recommended condition reflects some elements that shall be included in the CC &Rs. 2. Meet the Multi family, hotel and motel design review criteria. 1. Site Planning Staff's Response: The site plan presented 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; vehicles are removed from prominence and placed behind the homes. The river is treated as an amenity and the landscaping is restored and enhanced with native plants to improve fish habitat. The site design delineates public, semi - private and private spaces through use such as decks and living spaces, physical structures such as fences and porches, and the orientation of windows and doors. 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. ■ 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. 4. Miscellaneous Structures Staffs Response: The viewing platform, the shed, the fencing, and the lighting standards all conform to the design review criteria. 3. Meets the additional criteria of TMC 18.120.05003. Staff's Response: The project meets all of the additional criteria of TMC 18.120.050 C3. COMPREHENSIVE PLAN POLICIES 1. Community Image - Goal 1.6 Staffs Response: This project entirely meets all of the goals that describe "small town" character in the 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 design guidelines, the use of an architect, and a landscape plan all help the project realize small -town character through neighborhood design. The vegetation along the riverbank will be improved by the removal of invasive species and through landscaping with native plants. Stacy MacGregor Page 12 of 13 02/17/2010 H:1L08 -073 -4 Sundial Cottages\BAR StaffReport.doc • • RECOMMENDATIONS Staff recommends approval of the Sundial Riverfront Cottages subject to the following condition: A homeowner's association with covenants, conditions, and restrictions CC &Rs must be approved by the Planning Department and City Attorney before the finaling of any building permit. The following shall be included to satisfy the intent of the housing options ordinance and comments received during project review: a. No further changes shall be made to approved designs without further BAR or Director approval pursuant to TMC 18.60.030E. b. A covenant to restrict any increases in unit size after initial construction. c. The garages shall be reserved for the parking of vehicles. Landscaping requirements: d. . Pesticides, herbicides and non - organic fertilizers shall not be used on the entire site. Soils may be amended with compost, topsoil, organic fertilizer or mulch. e. No tree topping is allowed but trees can be pruned for a view corridor. f. Limit the area from the northern-most building wall to the shoreline to native species only. The rest of the site can have non - invasive, non - native species. g. The responsibility to monitor, maintain and irrigate all commonly owned planted areasteltng the shoreline slope area is the shared responsibility of the homeowners and this responsibility shall be described in the CC &Rs. Dead or ailing plants must be replaced. In the shoreline slope area, invasive plants removal, including ivy, shall be maintained. INFORMATIONAL ITEMS 1. A shoreline permit has been issued, subject to an appeal period. No building permit shall be issued prior to expiration of the appeal/period. 2. An archeological survey is required prior to issuing a public works or building permit for this project and is a condition of the shoreline permit. 3. During comment period review process the city received comments from Muckleshoot Tribe and the Tribe wanted that the occupants of this property should be informed that they cannot interfere with any tribal members legally fishing in this area. This includes any nets that may be tied off the bank at this site. Stacy MacGregor H: L08 -073-4 Sundial Cottages\BAR Staff Report.doc Page 13 of 13 02/17/201 PPM ■ - 1 ROSSCHAPINARCH ITECTS Post Office Box 23o • 195 Second Street • Langley, Washington 9826o Ph (360) 221 2373 • fx (360) 221 8603 • email: inquiry®rosschapin.com November 3, 2009 Sundial Cottages, Tukwila, Washington (1) Betty Jane 838 sqft (1) Betty Jane with attached garage: 838 sqft + 274 sqft (1) Coho 996 sqft (1) Coho with attached garage: 996 sqft + 254 sqft (4) Twiggy Plans 985 sqft (1) Juliet above 4 -car garage: 816 sqft + 1056 sqft (1) 3 -car 738 sqft (5) unassigned parking spaces (2) tandem parking spaces behind single car garages Introduction The developer, Sundial Properties', mission is to build high - quality craftsman style bungalows promoting a renewed sense of community, environmental sustainability and visually - stimulating landscaping. We propose to offer an alternative to the 2500 sqft tract housing that is already in the area by building smaller, high quality cottages utilizing "green" building principles as increasingly demanded by the community. Our emphasis is on housing types that will work well in urban infill sites, integrate into the existing community and fill a niche of quality -built housing at a price point that meets market demands. The proposed project is being planned under the guidelines of the City of Tukwila Ordinance No. 2103. This forward- thinking document was implemented to allow the development of selected projects that explore housing choices not currently available in Tukwila's single - family neighborhoods. Sundial will be one of the first projects of this type within Tukwila. The cottage \bungalow style "pocket neighborhood" we are suggesting is designed around a common shared space to foster community not only within the property but also with the surrounding neighborhood. The "commons" also creates a safe neighborhood utilizing Crime Prevention Through Environmental Design methods. With a single entry point oriented toward the vehicular access area, and with living spaces and porches looking onto the common area, neighbors will have a visual connection to the common area and to each other. The result will create a natural surveillance and territorial reinforcement system where the mutual owners of the homes will look out for one another and the common property that is shared. Our objective is to provide a unique and innovative community homeowners will want to come home to and the surrounding neighborhood is proud and supportive of. Based on the success of other "pocket neighborhood" projects, we expect this model to continue to be implemented in many areas throughout our region as more and more home buyers demand innovative and affordable housing. Site Plan Layout Not wanting to turn our back on the surrounding community, we oriented two cottages to face South 116`h Street, shielding the garage and parking areas and creating a friendly, eyes -on- the - street presence. The rest of the cottages face a shared common area, with views and access to the Duwamish River and overlook. APPEWE Attachment A 0 Building Design The cottage designs feature one- and one - and - three - quarter scaled gable- roofed buildings with large porches, arranged with active areas facing the commons. The plans have one side "closed" — with high windows or skylights — so that privacy is maintained between adjacent homes. One "carriage unit" is nestled above the garage. It has a roof lower than 18 feet at the eaves, and no higher that 25 feet to the ridge line. It has a roof terrace — providing outside space for, AND eyes -on- the- street presence to the entry drive and parking area. In addition, it takes attention away from the garages. While not a "cottage" in the normal sense, it offers more affordability for all the units, and increase the choice of housing types. Landscape Design The common spaces are heavily landscaped leaving the private yards for home owners personal expression and preferences. Deciduous trees will be planted along the street and the Interurban Trail, softening these edges. The mature stand of conifer trees along the bank of the Duwamish River will be preserved, continuing to stabilize the bank. The understory will have native plantings. An overlook platform at the end of the garden walkway offers residents an opportunity to view the river without disturbing the bank. Deciduous trees along the entry drive and the entry to the commons will buffer the buildings and offer some privacy. The shared common area between the cottages will have perennial plantings and low evergreen shrubs. Community, Privacy and Security Garages are intentionally placed away from the houses so that neighbors will see one another during their daily comings and goings. These informal interactions form the basis for a strong community. A layered sequence from public to private clarifies personal, shared and public territories. A low wood fence marks the transition between the landscaped commons and private yards; a couple of steps above the private garden is a covered porch with low, 'perchable' railings; active interior spaces face the commons, while private spaces are farther back and above. The house plans have three 'open' and one 'closed' side so that they 'nest' together, ensuring privacy between dwellings. The closed side has high windows and skylights. The open side yard to each dwelling extends to the face of the neighboring building, offering more usable garden space. STATEMENT OF COMPLIANCE WITH PUBLIC HEARING DESIGN REVIEW CRITERIA Sundial Riverfront Cottages Prepared by Barghausen Consulting Engineers, Inc. December 2008 Our Job No. 12447 CRITERIA FOR MULTI - FAMILY, HOTEL AND MOTEL DEVELOPMENTS (TMC 18.60.050(B)): Applies to all multi - family, hotel and motel projects except for projects in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). 1. Site Planning a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. Response: The proposed cottage project consists of small single family homes that surround a common open space. The proposed housing style is consistent in scale, height, color, access, landscaping, and parking with a Low Density Residential designation as well as the other single family homes in the neighborhood. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. Response: The site is currently flat and occupied by two single family homes. Some existing landscaping and trees will be removed to accommodate the proposal, but new landscaping will take its place. The existing trees on the site do not occur in "stands" and are not proposed to be retained. Trees will be planted to replace the removed trees, if required, consistent with City code requirements. 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. Response: The cottages are small in footprint and are at most two stories tall, which is consistent with the surrounding neighborhood. Internal sidewalks are provided to each residence, the garages, and the common open area and proposed shoreline viewing area. Sidewalk exists along the property frontage on South 116th Street. Site access is private and only the front two (2) of the cottages and the carriage house have frontage on the - 1 - 6 MOE 12447.003.doc Attachment B private driveway area. The remaining six (6) homes front to the common open space. The project transitions immediately from the public street to single family homes and shared garages that are not visible from the public street; the design and layout of the project creates a pleasing and integrated street view of the site for the neighborhood. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. Response: The proposed driveway is a private access for the proposed cottages, service vehicles, and public vehicles. The driveway is narrow and located between two of the cottages to create a friendly transition from the public street and the project. There is no public area provided internal to the site. e. Vehicular circulation design shall minimize driveway intersections with the street. Response: The project will consolidate all access to a single location, thereby removing one existing access to South 116th Street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Response: The perimeter landscaping is typical for single family homes, to include fencing and lawn; this type of landscaping is consistent with the neighborhood and appropriate for the scale of the homes and the project. 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. Response: Privacy from the public street increases with distance into the project. Two homes will front the public street and all of the remaining seven (7) homes are interior to the site with limited or no visibility from the street. The sequential delineation from public to private realms has been carefully considered. The public walkway is defined by a perennial border and landscaping on either side. From the walkway one passes into the semi - private front garden defined by a low 2 -foot high fence, then up to a private front porch, and moving inside to the more public of the private living rooms of the house. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; Response: Parking is provided by a 4 -car garage, a 3 -car garage, two private garages at cottages 5 and 6 and a surface parking area for five (5) vehicles. Neither the garage doors nor the surface parking is visible from the public street. The pavement area has been minimized to the maximum extent possible. - 2 - 12447.003.doc • • i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. Response: This proposed cottage project provides houses that are small in footprint, height, and scale. The homes' sizes and massing are consistent with the older small homes in this neighborhood, and complimentary in size to some of the newer, larger homes. 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; Response: Ross Chapin Architects has designed the proposed cottage buildings to be harmonious with the character of the neighborhood and aesthetically pleasing within the development. The color renderings and photographs of these homes provided clearly show how the project can be expected to fit in with the existing surroundings. b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence; Response: Ross Chapin Architects has designed the proposed cottage buildings to be harmonious with the character of the neighborhood and aesthetically pleasing within the development. The color renderings and photographs of these homes provided clearly show how the project can be expected to fit in with the existing surroundings. The site plan was designed by Barghausen Consulting Engineers, Inc. in collaboration with Ross Chapin Architects to provide a central common area and shoreline access opportunity for the residents to enjoy. 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; Response: Each of the cottages has its own covered porch. Windows, doors, decks, and rooflines are complimentary but varied for the homes. Three different cottages and a carriage house are proposed. Because the cottages are likely to be similar in size or smaller than the homes in the surrounding neighborhood, the project will be harmonious with this established neighborhood and the adjacent lot immediately to the north of the site. AP_Fni„0 B447.003.doc d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. Response: The color palette selected by the applicant and their architect consists of natural earth tones that will promote a feeling of comfortable, diminished buildings and small neighborhood character that blends with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual 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. Response: Each of the cottages has its own covered porch. Windows, doors, decks, and roof pitches are complimentary throughout the project but varied for the homes. Three different cottage designs and a carriage house are proposed. Architectural variety is depicted on the plans and color renderings provided with the application materials. 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; Response: The site is flat until the northern limits where it drops down to the Duwamish River. Very limited grading, limited to what is necessary for utility installation, travel ways, and foundations will occur with development. 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; Response: The common area is defined by a mixture of perennials, small shrubs and trees to create a buffer and transition to the private yards. Each cottage has a small private yard that is separated from common areas and neighbors by a low open fence. The private yard areas will be maintained by each individual homeowner. The common areas will be maintained by the residents as a whole through dues and maintenance agreements. 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; Response: Because this development is so small (nine cottage homes) a sidewalk is not proposed to connect to the public street. The private driveway is expected to accommodate a pedestrian and a vehicle without compromising safety. A connection is not proposed to the Interurban Trail that lies west of the site for security reasons. Residents will be encouraged to use the public sidewalk connection to access the trail. - 4 - 12447.003.doc d. Appropriate landscape transition to adjoining properties shall be provided; Response: Private lawn and a solid wood screening fence will be installed if no fence currently exists along the east property line. The project only shares the eastern property line with private property. To the north is the Duwamish River, west is the Interurban Trail, and south is a public street. 4. Miscellaneous Structures a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale; One miscellaneous structure is a garden shed proposed for lawn and yard care equipment. It will act as and appear to be a garden shed that is consistent in color, character, and scale with the development. b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer; Response: No service yards are proposed. The community garbage and recycling collection area is an enclosed room on the west side of the 3 -car garage near cottage 6. 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; Response: If required, the electrical transformers will be screened from view with the use of landscaping materials, consistent with the setback and clearance requirements of Seattle City Light. 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. Response: Ross Chapin architects has provided a schematic lighting plan to show that expected lighting will be low landscape lights along common areas and typical residential porch lights on the homes. - 5 - LIPS En • • • • -;•■••••7 s's • _ aa-t•••.- • .17.M1 ...- ,. 1 tr"4 . "L-7------:----i--...: -- 11 17 o t".•" ' ..m frt ''...114,1, A" I ',I,I,I; '' 1, y" I' it t-24111Cilt___J [IIIII.' 1 — — - 11 I rz::1"---"F-;:n11—'------- „.... --4, , , -: ■ ", :"Vk 4 '.; ,::: 441 :''=; titZLIZSi 4' neighbor's house • jflIv- • ,„ 74.• 41 Fiz===sztalf: 1111112JSMIR11111111111111111 Views from South ii6th Street ROSS CHAPIN ARCH ITECTS Sundial Cottages Tukwila, Washington F.7\ r:-- •-■ FA, P!!!/11111,1111,1111 Iu u u eta, etttrinL5n t Post Office Box 230 • 195 Second Street • Langley, Washington 9826o Ph: (360) 221 2373 • Fx: (36o) 221 8603 • Em: ross@rosschapin.com 6/12/09 Perspective A. t.:,%reett: Nac,,,eit\:11 ICI III L. View from the I nteruban Trail side.:.. • . • • : gkr . . . -2Q-az•• View from the street entrance to Interurban Trail ROSS CHAPIN ARCH ITECTS Sundial Cottages Post Office Box 230 • 195 Second Street. Langley, Washington 9826o Tukwila, Washington Ph: (36o) 221 2373 • Fx: (360) 221 8603 • Em: ross@rosschapin.com 6/1 2/0 9 Perspective WEND No44,,f645illy Views toward the courtyard ROSS CHAPIN ARCH ITECTS Post Office Box 230 • 195 Second Street • Langley, Washington 9826o Ph: (36o) 221 2373 • Fx: (36o) 221 8603 • Em: ross@rosschapin.com Sundial Cottages Tukwila, Washington 6/12/o 9 Perspective • ROSSCHAPIN ARCH ITECTS • Post Office Box 130 • 195 Second Street • Langley, Washington 9816o Ph: (36o)111 1373 • Fx: (36o) 119 8603 • Em: inquiry@rosschapin.corn Sundial Cottages Exterior Finish Schedule All colors are Sherwin Williams. The windows are Weathervane white vinyl and the roofing is an architectural grade 3 tab composition roofing. Building Roofin• Bod Tri m 1 /26/10 Estate Gray (dark grey) Burlap 6155) Rice Grain 2. & toolshed Driftwood (dark brown and gray) Restra i ne Gold 6155 Rice Grain 2.314 Awning Red 7012 Creamy 182.o Downing Earth 6157 Favorite Tan 6157 Favorite Tan Awning Rey 7 °12 Cream Red. Cent garage Estate Gray (dark grey) Estate Gray (dark grey) Driftwood (dark brown and gray) 6034: Arresting Auburn 7o121 Creamy Favorite Tan 6155 Rice Grain 9 Estate Gray (dark grey) Eci pse 61571 Favorite Tat • 0 Overlook deck North East 111-211111110Tr'lli West Elevation South cedar post 6 team n handsome 3• 3- .ra cenpowne decking 1 n.narp Patten 'Nay West Elevation r South Elevation East Elevation North Elevation WWWWWW.1.1. tmmnn reempe • we • weerweepp • we erne. wen Eopse Favorite Tan Downing Earth Toolshed Gold a• • re VI Arresting Auburn R. Cent Awnin Red Toolshed Plan 0 2 4' 13' Outlook Plan o z 1\f'`199Y ,picnic area Fert‘45.: • AwtOng Red Is. wawa.a • *a • aww•wan. we • wawa.... a• aw;Panas• •-• • " Surlap Restrained Got • . * sting Street Lamp South ii6th Street Install new Street Lamp on existing pole per city standards isting Street Lamp 2' Fence 5' Privacy Fence wall mount post light ' lamp pir-ourevq7sifil Fence & Lighting Plan Attachment D 1111111111111111111111111111,11111111 !Lie 11111111111111111111 Side Elevation Front Elevation ,enoer bare..." — .4 *ken we undelo. sty. pairrted be. novo. — .ffit l404. exposure 0111111111•11.1111.11 11111111111111iiiinnu11111 =MI= Noimi= !UM Second Floor Plan 221-C, First Floor Plan Side Elevation Juilet house: 616 oft creel deck: 126 oft uncovered deck: 136 sqft g rag e: 1056 scift. Back Elevation Second Floor Plan Side Elevation Front Elevation Side Elevation First Floor Plan I I' Twiggy covered porch: 163 soft 499 sft first floo r: et osooro floor (>6') 485 soft total heated space: 985 soft reepoelon • POOnne enee. rafter ene Maw re, tobeitietel ...I.: • • ce.ent • ono,. Back Elevation [ID DO West Elevation South Elevation North Elevation 20, East Elevation Buildings 4 & 5 Coho & Juliet 12 5 Side Elevation eutlinc garage ge 5 455 - windone Mown be deleted Front Elevation r ceponee reft binyl van. el ts•dit1o. *94 pairrted trirn fit/cr cement .1,111.1 —774 ...mat:, 5". F. e" • open to bclow Second Floor Plan 22-0" o Side Elevation Coho space: 996 scift !creel porch: 116 soft first floor: 724 soft second floor (>6): 272 total heated seift I/ wog, OM St 51 2545 7.41ft n „., Back Elevation Side Elevation Floor Plan e• Front Elevation Side Elevation East Elevat on North Elevation South Elevation Betty Jane with attached garage houeC Govcree dec,: garage•. scar ash "ft 119 egft 274 rn 0 0 v • AA Lim 4 el _7_ 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX GIVIL ENGINEERING, LAND PINNING, SURVEYING. ENVIRONMENTAL SERVICES EQ g Dml9md 1N Drawn _AL Checked _IL Approved JU_ Dote 61OL2d Sada: Horizontal 1 -.2D' V.rtica N/A 01'40 8VE 245. For SUNDIAL PROPERTIES, LLC 11544 RIVIERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 A8 € �PY 6 1/27/10 Al IH WI REVISED PER CITY COMMENTS 5 10/27/09 Al IH IH REVISED PER CITY COMMENT LETTER AUGUST 7. 2009 4 12/17/08 Al IN PI PERMIT SUBMITTAL 3 8/5/08 AI 04 IN REVISED SHORELINE SETBACK PER PRE- APPEICAIION MEETING 2 7/9/08 Al Di Ili ARCHITECT'S COTTAGE LAYOUT I 5%1/07 N IH IH DIMENSIONED AND ADDED CONCEPTUAL FOOT PRINTS No, Dale By CM. Appr. Title SITE PLAN FOR Revision SUNDIAL RIVERFRONT COTTAGES 120000 \1244 \ preliminary \12447- pp.dwy Ihne/ilme.1 /27/2010 4 '35 PM Scale: l' = 1' !HALVORSEN %rat: - - -- • • • • • • • • • . . • • • • . • . . • . 1 • , • • 1 • . : . ;.• CLIO =ard;o: [LC R.Vero ='Ioc.e NE c)..tattic, A/ °812'.:. z2 .6' 283-22.8 • AND A'N - \ oR. rm; Barbara Lycctl Landscape Design 206-784-221 blyeettgintersvrv.oDnt N Scolt? ' •rx.r fee: 1.) NA11VE PLANT ZONE :-..W-vvol Key 0 SLepong 2 L 'etKe Feme. Pas: oncre.te rx.e^eo G-ave: N Ge-o5s PER.EN\A_.5, o GRO,,\.:96C-.:VERS „c.2,-.) rf.zt.r.x-s • ' ornour-o.;..is ac,,::Fora Ove..r-o(rx' 0 Cerylo:r...6 Cie,--lot's cioTroi'c, Cle-r-cs Ocx-r)LeEse 9Cler-sa"...5 '3e^sot-o-I Cyo:v Cle,--o•:5 r.:CM01.5 Ry C;Cf•cx-rr Ccos mac.rL•ce.-_,Llo 8 Gercariu--. At--E: :)1,-.Ord 0 ,coar's e Svo 3o. Fr.e.-....orx$ Sox.'-.0:;lo eL or' 8 5,21.).-r 're. -REFS Acer &:c -)aturn Ace.- r-Lzt-Jr, 'R 6,0 Sureet C.,--ot—Decyooris Kcste-' corto-'..a cortx-to oc 50:), 30{:x 5CC.„,.e"-.910 ijo r_;Cr:10r'LO:S -1- cr c):ni=ol'o Asthyc x Eer-OEf-i5 tnt;ni9e-:-cal Go. Jerl Le frY)-2." CH.G!Sy0 x OHZCr.C.0 55 Srou.; (10,-r,..,5 e,--icea CoryLs x ro.-sa*,lonfcc; Deu-2'a rocljs \-o .:31,Cros.o a '±oge ciscplo- h-ohc.nio ouio -necio Noncino 3oy: ce is PlO1YLS Pe -.1onelry-1,5 Pct°i :'n,,t•coso " C€55 R,r/iory:..-)o,-.r.)- -floc r-:)01-y R.Ew?.s •Roo Sar--cx.,0.;5 nb-a 5c.,ir-oeo x dbu 5,,--^ohor'corms cory,roosur-,-. Sur-:.Fre E2,lue 0y3• vT keigeo J r ay 'Thi"\ ment F TIP TT)) 11. A ch Ijl\v itil 2 _.,.0 7301 e lace N...7 Seat , ;AA 0825 \ \ ON 0:- °ROPER—Y Barbara Lycett. Landscape Dign 206-784-2521 blycett@interserv.com N 1 cH 5 fee:. 0 .,-fyies Key 5tcpc;rx3 Store Farce :t. ;A:5: CwErcr.e r-J5he.{1 5or'oce No "'ou, Gr.r.6 UP,,V3SES, o A :.,ao -e4otor :-.onc,n-y R_Dy CO■Dr'''OTO5 Overoo-- 0 Cea,vh,-5 olor:c:535 -3oLc C:emati5 Cone o eoxi-ord ©Clernots IGyosy Cce 61e---,cr,...5. Cer10'..5 -.5y OC_f-oay &cjs trac-ouel.00 rdn-or< Cleat .5 R-oc)<,,oayl e An^e -encirsE: 0 Soivso F.-Tost. E-",:-JX.•-'090 ekl-:"" —REES Ac.er Are- od-no-_,)--, Ace.• S'f'Set C--xy—oecyooris car txc s olni=620 A-c',.cstop-y:os Be-oer.5 tHurre-O. 1-‘oisya x onzcro Azte: Peo L5 SCOUJ sersiceo Dod,-ne x ol.„Urc5a 9 -Icrx x Norci^o Boy 05r01,5 Be Ecr Cws r^urE-„Lir-' 8 Pote-;....1,-) tco Rsbes sargjref Rosa R.nso co t;arocus riO'a Spi-oeo x vor c,tti P'^‹. Ce Vocc:--;■,/^ cory,-^005,^'' Vccnrr • ra2-t1lL-90Z IANaa adtiaspuiri 1P3S1g1291‘11 -1() .1. 12\1\id Q!( C.:9( (ZAC-) vm • ;')D01,, kb 1 ItQS/ 30)) 44 s k b ,., s s - s ,., 1 P'YJ , ) 4.WIWO,144 -gAgI1.11. 6 0,, ,st,APIA -T; W-fiY 8 P---"44 W§s isiV1 vol-iqsW,,qi? rsAf .,-4.„0, '0J— hi-, 6 '"Inqvikt • Alg.9:-.3PM :01 ClOWS1.0 rr4. 1 ifti-RWOO • 6L' 11-1M10 ,f a<c. k 6 R q 1 -9 T -0- P 2 1 t s g g; , i Eg" 'R . ! - il. E g 2 4 A ita r, , • 5 b • zy r Back Elevation Etc 11111I IIIIIIII 1111111 Side Elevation outline of garage location for lot 5 - windows shown will be deleted 16" overhang with 3 layer barge trim r Bedroom 6' headroom line composition shingle roofing exposed rafter tails vinyl windows w/ traditional style painted trim 12 20-1" itmg DODO °a °a °o o00 � o� awl _ ,11111;mC1111111i 61 1 1%; Front Elevation fiber cement siding, - -� alternating 5 ". 5 ". 6" exposure I11 1 111 :•� �....I — , ............. open to below r r. Second Floor Plan First Floor Plan Side Elevation Soho ()'5 covered porch: 116 sctft first floor: 724 sa1ft Second floor ( >6'): 272 sctft total heated space: 996 soft garage on lot 5: 254 sctft Guiiu 7I►[AWTATOW cw,QA \ -jl rrtm-rr■ ■y ■ r1-t - I-.a• h ■ 11rtay -ra r ■ all ■ tti rrrr■ ■ •-• r trrty rri I111-11 Ecipse Favorite Tan : Downing Earth Overlook: deck � Toolshed ri ■ fyl-I -R-i- .1111y ■ fyy-r■ a rt ■T a 1111-Minnre Ir7 ■ 1/4 .,......Arresting Auburn •Red Cent Awning Red 1/4r i fisting Street Lamp Garbage & Recyclin stepping stones, typ. r - I I I I I ' • • • • • i -> Awning Red • a. ■ ■ ■ ■ I Bum' ap Restrained Gold �� • }■ N ■ I F■- �, -F,�. ■ .-. ■ 2' Fence, typ. 5' Privacy Fence, typ. z' Fence 5' Privacy Fence wall mount O post light lamp South ii6th Street Install new Street Lamp on existing pole per city standards fisting Street Lamp Fence & Lighting Plan N J 0 M 11 111 ID NJ,, X•MPL' • fiber cement board w/ 1x3 battens @ 8" vinyl windows w/ traditional style painted trim 12 ii! I�IIIIIIIIIIIIIIIIIIIIIIII(I I East Elevation 12 composition - shingle roofing 16" overhang w/ 3 -layer barge trim Tight West Elevation ai is i ❑ ❑ ❑❑ iii I 1111111 . _al IIII rhIImiiiIIIIIIIIi�l North Elevation ' ��G�G�6i 8�� &�1G►�i��i!GiilIliful�l I :Glil!II[GC �b>hH11�,1,11116i .;,hl,�I,lhs�,,IIIIi�t A�� South Elevation Betty Jane ��l f# with attached garage house: 8.38. sctft covered deck: 113 scift garage: 274 soft 3 -car garage: 738 soft V� of •0 N o CO C Va c',1 W or c N C 2 t @. 1 VC_ ♦� J W vM o ZN Nm c d °o QJ.12:,3 u'vs M o". = Alai N n ON rn N al N al V N w 0 M CL G 6/8/09 • BUILDING EXAMPLES Page PL I Sundial Properties, LLC 1544 Riviera Place NE Seattle, WA 98125 425 -283 -2218 LAIN DSCAPE AND PLA NORTH PORTIO \1TING PLAN OF PROPERTY Barbara Lyeett Landscape Design 206- -2521 blycetteinterserv.com N Scale I inch = 8 feet 0 inches NATIVE PLANT ZONE Symbol Key j Stepping Stone 2 ft. Fence 5 ft. Privacy Fence Post Light Concrete Walkway Crushed Gravel Surface No Mow Grass U i Acer circircinatum Acer palmatum 'Bonfire' Acer palmatum 'FireglouJ Acer rubrum 'Red Sunset' Chamaecyparis obtusa 'Koster? inus contorta contorta PERENNIALS, GRASSES, VINES, GROUNDCOVERS A juga reptans 'Mahogany' Bergen° Bressincham Ruby • Calamagrostis acutiflora 'Overdam' O Ceanothus gloriosus ® Clematis alpina 'Frankie' e Clematis 'Baltic' @ Clematis 'Comtesse de Bouchard' ® Clematis 'Early Sensation' ® Clematis 'Gypsy Queen' e Clematis 'Nagley Hybrid e Clematis macropetala 'Rosy O'Grady @ Clematis macropetatla 'J. Lindmark e Clematis 'Rhapsody' e Clematis viticella 'Hanna' O Geranium 'Anne Folkhard O Geranium 'Lancastriense' Mahonia repans e Salvia 'East Friesland' 0 Saxifrage 'Peter Pan © Seem Autumn Fire' (Sedum spathulifolium Rhamous purshiana Salix losiandra Salix scouleriana 0 Thu ja occidentalis 'Emerald Green' S{ -GRUBS Amelanchier alnifolia ��u ( xD 1 Arctostaphylos x 'Sunset' �� Berberis thunbergii 'Golden Nugget' Ceanothus impressus Victoria' hoisya x arizonica 'Aztec Pearl' Cistus Snow Fire' Cornus servicea Corylus cornuta Daphne x transatlantic° 'Summer Ice' 0 Deutzia gracilis 'Nikko' Eucryphia glutinosa Garya elliptic° Hebe 'Red Edge' l- olodiscus discolor Mahonia aq,uiFolium Mahonia x media 'Charity' Nandina domestica 'Noon Bay' Oemlaria cerasiformis Osmanthus heterophyllos 'Goshik Philadelphus 'Belle Etoile' Philadelphus lewsii Polystichum munitum Potentilla fruticosa Potentilla fruticosa 'Princess' Rhododendron macrophyllum Ryes songuineum Rosa gymnocarpa Rosa rugosa 'Alba' Sambucus nigra 'Eva' Spiraea x vanhouttei 'Pink Ice' Syymphoricarpus albus Vaccinium corymbosum 'Sunshine Blue' Vaccinium glauco -album Vaccinium ovatum Heigela Florida 'French Lace' Page PL 2 Sundial Properties, LLC 11544 Riviera Place NE Seattle, WA c1825 425- 283 -2218 LANDSCAPE AND PLANTING PLAN -- SOUTH PORTION OF PROPERTY Barbara Lycett Landscape Design 206 -784 -2521 blycett®interserv.com N Scale 1 inch = 8 feet 0 inches Symbol Key stepping Stone 2 ft. Fence 5 ft Privacy Fence Post Licj'it Concrete Walkway Crushed Gravel Surface No Plow Grass CD Acer circircinatum Acer palmatum 'Bonfire' Acer palmatum 'Firegloul Acer rubrum 'Red Sunset' Chamaecyparis obtusa 'Kosteri' inus contort° contort° PERENNIALS, GRASSES, VINES, GROUNDCOVERS A juga reptans h'1ahogany' Bergen° IBressincharn Ruby Calamagrostis acutiflora 'Overdam' O Ceanothus gloriosus ® Clematis alpin° 'Frankie' ® Clematis 'Baltic' ® Clematis 'Comtesse de Bouchard' ®Clematis 'Early Sensation' a Clematis 'Gypsy Queen' a Clematis 'Hagley Hybrid ®Clematis macropetala'Rosy O'GradY ® Clematis macropetatla 'J. Lindmark ® Clematis 'Rhapsody' e Clematis viticella 'Hanna' O Geranium 'Anne Folkhard ® Geranium 'Lancastriense' rlahonia repans e Salvia 'East Friesland' ® Saxifraga Peter Pan' Sedum Autumn Fire' ✓Z7 Sedum spathulifolium Rhamnus purshiana Salix lasiandra Salix scouleriana 0 Thu ja occidentalis Emerald Green' SHRUBS Amelanchier alnifolia OArctostaphylos x 'Sunset' ® Berberis thunbergiii 'Golden Nugget' Ceanothus irrpressus 'Victoria' Choisya x arizonica 'Aztec Pearl' Cistus 'Snow Fire' Cornus servicea Corylus cornuta Daphne x transatlantic° 'Summer Ice' Deutzia gracilis 'Nikko' Eucryphia glutinosa Gary° elliptic° Hebe 'Red Edge' Holodiscus discolor Mahonia aq,uifolium Mahonia x media 'Charity' Nandina domestics 'Noon Bay' Oemlaria cerasiformis Osmanthus heterophyllos 'Goshik Philadelphus Belle Etoile' Philadelphus lewsii Polystichum munitum Potentilla fruticosa Potentilla fruticosa 'Princess' Rhododendron macrophyllum Ribes sanguineum Rosa gymnocarpa Rosa rugosa 'Alba' Sambucus nigra 'Eva' Spirae° x vanhouttei 'Pink Ice' Syymphoricarpus albus Vacciniurn corymbosum 'Sunshine Blue' Vaccinium glauco -album Vaccinium ovatum Weigel° florid° 'French Lace' ., - W N S g4 T4 f a a aft t !q A IW Or; WR h 0 5 43 ion R R 1 1 i51i s I I I 1 !ifs. t� 8 8 a 6 g 4 w 1 R R 4 ig i i ii if € D 1S A 5 N R 11 II II CrA 1 6A S 8- A a fl a n '6 ktl 111 i 51 1 H � lk k wt 1 11 g S ?ION d'd3SQNV1 • • um [MUM! 1 UHIflli}'liJ !q4WHHIIIHM 2aasaT gp n'S n 3 n8'8'8'68'S'8'B'8'8'6'B'B 8'8 n R f ! i 1; 111110i 1/ qatiqt 1 3 3 /I q kkkk 711 ! n Ai Or Y. ! Mil 1 ma�e�sw�n w.nwnr�� Nwn�Rwaaa+w -- N.°namm�0' pp E �NU'awswm� N tT °��jNN U]N_A ttPP IIftTT Ns 11 99 T ina]H9S 1NV Id Page PL 3 Sundial Properties, LLC 11544 Riviera Place NE Seattle, NA (15125 425 - 283 -2218 LANDSCAPE NOTES A D PLANT SCHEDULE Barbara Lycett Landscape Design 206 -784 -2521 blycettainterserv.com • ' Page 1 of 4 Stacy MacGregor - Re: Commissioner Peterson questions on L08- 073/074 From: Stacy MacGregor To: lynnp4321@comcast.net Date: 02/22/2010 11:05 AM Subject: Re: Commissioner Peterson questions on L08- 073/074 Lynn, As always, thanks for your questions in advance! It is so helpful to have them ahead of time. I wrote my answers in red. See you Thursday night. 1) Is there any merit to installing one or more blind dormers ( http: / /en.wikipedia.org /wiki /Dormer ) to the northern roof surface of the three bay garage to add more architectural detail? I think that is a question worth asking the architect at design review. My thought, as a non - architect, is the architectural style of the house (Betty Jane) would be in conflict with a dormer. Non - functioning gables tend to add mass which could overwhelm this small structure. I think it is important to keep everything fairly simple with clean lines as there is potential to make this small space too busy. 2) Given the proximity of the river and the amount of lot covered surface (roofs and impervious surfaces), how is surface water managed? I'm not sure I saw any mention of retention ponds, rain gardens, vaults, and /or bio- swales in the report or on the drawings. Surface water is designed per code (they have a vault under the driveway). It is not in the scope of design review to evaluate the system but the proposed system was been reviewed by our development engineers. 3) Could these homes be built with (or expanded to at a later date) below grade basements and still comply with criteria of cottage home development (such as square foot of home, which may drive parking, recreation,etc requirements)? Nope. The CC &R's (condition b) will prevent an increase in unit size. The cottage ordinance allows only unheated storage space below to the main floor of the cottage to NOT count toward the floor area limits. 4) Is the viewing deck intended to be open to the general public -or- restricted to residents and guests of the project? The former creates a burden to the homeowners (significant financial liability, wear and tear driving maintenance costs, invasion of privacy, etc). The viewing deck and the entire property is private and only for the residents of the homes. 5) Staff report page 7 of 13 (3rd paragraph under "Multi - family...criteria" item "1.h ") states "...above a 4- story, common garage... ", which should probably read "...above a 4 -bay, common garage... ". file: / /C:\ Temp\ XPgrpwise \4B826515tuk- mail6300 -po 1001783331 15FC51 \G W } 00001.1 -1... 02/22/2010 • Cops! Good catch. Page 2 of 4 6) Some exterior walls associated with garage space appear to possibly be slightly bland (east side and southwest corner of building 6 -and- west side and southeast corner of building 4). Is there any merit to requiring windows, trellis, or taller landscaping elements to add visual interest? If these were bigger, typically sized structures than absolutely! They are really quite tiny and the area of "blandness" is minor and possibility necessary blank space to counter an otherwise pretty filled up space. I am attaching a link to the architect of this project. These two front homes have been built elsewhere and you can see photos of them (Betty series and Coho) on this page. The design we have, with the attached garage is different than the photos but my opinion is that they still work - -they are broken up with paint and roof line changes and a bit of landscaping but I don't see this as a case of needing to mitigate poor architecture with landscaping; I believe the architecture is successful. This would be another good question for the architect at design review if you are still concerned. http: / /www.rosschapin.com /Plans /Cottage /1 plansCottagespage.html 7) Recalling the SMP concerns with spillover light on the river, I reviewed the report for concerns. I see on page 9 of 13 in the staff report that the Muckleshoot Tribe is concerned about spillover light. It is not clear in the report if their concern has been addressed (no lighting on viewing deck) -or- whether staff feels that the northern most post light near the picnic area is of low enough intensity, far enough away from the river, and /or screened by landscaping to mitigate the concern. Muckleshoot's requested no lighting on the platform. The northern post light is nearly 50' from the river and the light will not spill -over onto the river from this low -post light fixture. I am not worried about this fixture and the plan's concentric rings around the fixtures represent spill -over. 8) Is the cluster mailbox design in scope for the BAR? If so, where are the details (I only see placement location on 116th)? Mailboxes are subject to the USPS requirements. A mailbox "house" (designed and attractive) was originally proposed and rejected by the USPS in favor of a locking multi -user mail stand ie "cluster" (as I recall - -the architect and I talked about it about 2 years ago). This neighborhood also has a problem with mail theft. If USPS allows anything creative, it would be reviewed at the building permit stage as a minor modification. 9) Is there any name of project type signage along 116th for this cottage housing complex? If so, where are the details? No signage is proposed. 10) Is it the intent of the design to discourage resident use of the steep bank slope native planting zone? If so, I see no fencing to constrain residents to the path to the viewing deck, so is it by plant selection along the path and /or signage? The native planting zone is for the health of the river environment. Practically, using the top file: / /C:\ Temp\ XPgrpwise \4B826515tuk- mai16300 -po 100178333115FC51 \G W } 00001.H... 02/22/2010 • Page 3 of 4 of the bank adjacent to the river will be restrained through plantings and the steep slope though that is not the specific intent. The homes are setback based on a future resloping of the bank at 2.5:1 plus 20' (making the assumption that the bank will eventually reshape and the river carrying capacity will increase). While I have seen steep slopes protected with fencing per goetechnical engineering recommendations and based on landslide hazards, I have never seen a residential riverbank project have a recommendation to protect the bank with anything other than plants. 11) Is there a need for child play equipment on this project, due to the smaller yards and fairly long walk to community center and /or park to the east of the site location? Admittedly, there is a park potentially coming on line to the north across the river and /or potentially few children of a age to need play equipment in this type of housing. There is no requirement in the code for child recreation equipment and it may not be appropriate . Cottages tend to appeal to singles, seniors and empty- nesters; one of the goals is to bring a product to the market that is different that what is typically developed - -it does not have to appeal to every segment of society. 12) Is recommendation "c" to be interpreted as absolutely no storage in garages (beside parking concern, may be driven by fire prevention safety concerns) -or- storage is allowed as long as it does not displace vehicle parking of the assigned resident (they may not have a car -or- utilize storage systems that complement unused space around and above car)? Storage is allowed as long as it does not displace vehicle parking. The specific language of the CC &R's will be reviewed by staff prior to approval and the intent will be clarified at that point. 13) I had the expectation that these cottage house projects would have more ornamental detail such as some of the roof details on craftsman type houses ( http: / /en. wikipedia .org /wiki /Craftsman_house) than this project has. Is this a misconception on my part (associating a particular architectural style (craftsman) with a housing type (cottage))? Like all BAR projects, architectural style is not restricted (of the three cottage projects, one is fairly modern with angled roofs, corrugated siding and solar panels). The cottage ordinance directs the home sizes and the site design and encourages architectural features (by making certain items like bump -outs an exception to floor area) but a particular style is not directed. This project has a significant amount of architectural detail (siding variety, exposed trusses, porches, flower boxes, wide trim molding, multiple roof lines) and exhibit many craftsman bungalow style elements but they are not required to do so. Form follows function and details need to work within the function of the home. On a small structure especially, too much detail or non - functioning detail can look fake and too busy. The roof forms I think you are asking about (sheds, dormers, etc) are included but additional roof bump -ups would also increase the allowed floor area and would not meet the cottage code. 14) Not being familiar with the shape /size of existing and to be plated trees in the native planting zone, could you describe them and how they complement any visual access requirements of the river from the northern most homes (buildings 1 and 9) and possibly the deck of building 4. If there is a conflict, is it mitigated by the viewing deck and picnic area -or- met through the intent of recommendation "e "? file: / /C:\ Temp\ XPgrpwise \4B826515tuk- mai16300 -po 100178333115FC51 \G W } 00001.H... 02/22/2010 • • Page 4 of 4 The intent of condition "e" is to not kill the trees. I will talk with the landscape designer and ascertain her goal regarding the view or lack of river view created by the shoreline plantings. The plan was reviewed for appropriateness and environmental impact (native, non - invasive) but the final design is something left to the professional landscape designer. I am not even sure the view to the land beyond the river is goal - -on the north side of the river, the use is industrial. I will have more information on this at the hearing. 15) I think I recall seeing a recommendation that these cottage homes not be allowed to be "expanded" (I don't have the packet with me at work, so I can't provide exact reference). With regard to covered porches and decks, from time to time you see where owners of older homes who have taken spaces like these and screened them, enclosed with windows, or completely walled off, since it is not expanding the building's footprint. Is it staffs intent to limit one or more of these potential options (especially the walled off option which would defeat the stated purposes of front porches on this and other like projects)? Yes, this would be a problem if is the homes enclosed their porches. As a design review project, it is subject to the approved plan and a permit for changes such as walling off a porch would not be approved. Lynn 5tac9 Stacy MacGregor, Assistant Planner 206.433.7166 City of Tukwila, 6300 Southcenter Blvd, Tukwila, WA 98188 Monday- Friday, 8:30 am - 5:00 pm Please consider the cn\ ironmcnt before printing this file: / /C:\ Temp\ XPgrpwise \4B826515tuk- mai16300 -po 100178333115FC51 \G W } 00001.H... 02/22/2010 i at* of J uliwita • Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Project Name: Sundial Cottages Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Mailing requested by: Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 X Other: Public Hearing Design Review Was mailed to each of the addresses listed /attached on this _11 day of February in the year 2010 W: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC Project Name: Sundial Cottages Project Number: L08 -073 Mailing requested by: Stacy MacGregor Mailer's signature: / // / ) Q ,1 % / W: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Notice of Public Hearing You are receiving this notice because you are a property owner or tenant within 500ft of this projects. Sundial Cottages, Location: 3540/3550 S 1166 Street, tax parcel #0733000225 File #'s: L08- 073(Pubic Hearing Design Review) Other Permits: L08 -074- Shoreline Substantial Devel� opment permit, Public Works & Building permits Applicant Doug Davies, Co -Owner and Develop- ment Partner Property Owners: Doug Davies Project Planner: Stacy MacGregor, 206-433-7166 Project Description: The proposal is to construct a P P P cottage development consisting of nine cottages (1 '/A story, < 1000 square foot homes). Review includes assessment of the proposed frontage improvements, aing, site design, and architectural design using a delineated in the City of Tukwila's Housing Options Program (Ord. 2103). The project will be 'kr rtxti'' k" � f � . � '' { r�tn . ) i a r s �a '+Y ,� a " s' � r # , .,., i 9 'may ' k 3 ' ate a 1 `• = `! y f- t ' m" ' f� 7 ' 'y� a . rss - r r x .. a�'? IME Comments and Appeals: The applications are available for review at the City of Tukwila, Department of Com- munity Development (DCD), located at 6300 Southcenter Blvd #100. You are invited to comment on these projects at a public hearing before the Board of Architectural Review, scheduled for 7:00 pm, February 25, 2010 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard To confirm this date call the Department of City of Tukwila Notice of Public Hearing You are receiving this notice because you are a property owner or tenant within 500ft of this projects. Sundial Cottages Location: 3540/3550 S 116d' Street, tax parcel #0733000225 Fill: L08- 073(Pubic Hearing Design Review) O ermits: L08 -074- Shoreline Substantial Devel opment permit, Public Works & Building permits Applicant: Doug Davies, Co -Owner and Develop- ment Partner Property Owners: Doug Daviesz�� Project Planner Stacy MacGregor, 206 -433 -7166 Project Description: The proposal is to construct a cottage development consisting of nine cottages (1 % story, < 1000 square foot homes). Review includes assessment of the proposed frontage improvements, landscaping, site design, and architectural design using the criteria delineated in the City of Tukwila's Housing Options Program (Ord. 2103). The project will be •�1 �� .xa k" � f � . � '' { qr �. A : s" � °�' i Rx-, r , ti fi Y s'y 1 .k"R 'it vNl r , r��� a:= . • �_ ' — = —___„ a " ` p * �'r 'fir a • r - ° rr .. �, ^"� �At tpk Pt r fZ 4tf " ; #� n- -r ' ate a 1 `• k '� ! �c a ; _ i > = _ , s t A. ' t .� r," 7 r;� ,� ' MI Comments and Appeals: The applications are available for review at the City of Tukwila, Department of Com- munity Development (DCD), located at 6300 Southcenter Blvd #100. You are invited to comment on these projects at a public hearing before the Board of Architectural Review, scheduled for 7:00 pm, February 25, 2010 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call the Department of Comments and Appeals: The applications are available for review at the City of Tukwila, Department of Com- munity Development (DCD), located at 6300 Southcenter Blvd #100. You are invited to comment on these projects at a public hearing before the Board of Architectural Review, scheduled for 7:00 pm, February 25, 2010 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard To confine this date call the Department of Cor iments and Appeals: The applications are available for review at the City of Tukwila, Department ofCom- munity Development (DCD), located at 6300 Southcenter Blvd #100. You are invited to comment on these projects at a public hearing before the Board of Architectural Review, scheduled for 7:00 pm, February 25, 2010 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call the Department of City of Tukwila Notice of Public Hearing You are receiving this notice because you are a property owner or tenant within 500ft of this projects. Sundial Cottages Location: 3540/3550 S 1166 Street, tax parcel #0733000225 File #'s: L08- 073(Pubic Hearing Design Review)r Other Permits: L08 -074- Shoreline Substantial Dever opment permit, Public Works & Buildin gP ennits Applicant Doug Davies, Co -Owner and Develop- ment Partner Property Owners: Doug Davies Project Planner Stacy MacGregor, 206 -433 -7166 Project Description: The proposal is to construct a cottage development consisting of nine cottages (1 % story, 1000 square foot homes). Review includes assessment of the proposed frontage improvements, landscaping, site design, and architectural design using the criteria delineated in the City of Tukwila's Housing Options Program (Ord. 2103). The project will be - ♦R'+, �J." Yµ4 '. � �: �� , _ 1 - , 5 : ° v 3r i Rx-, r , ti fi Y s'y 1 .k"R 'it vNl r , r��� a:= . • �_ ' — = —___„ a " ` p * �'r 'fir d,U3 �,AY• � ,. -1 w t , ` nil T " ' �` �9��° - � v r �ea a • t�F y r 1 1 �� _' :. 1,,,;` " 4 lY, tj y� Comments and Appeals: The applications are available for review at the City of Tukwila, Department of Com- munity Development (DCD), located at 6300 Southcenter Blvd #100. You are invited to comment on these projects at a public hearing before the Board of Architectural Review, scheduled for 7:00 pm, February 25, 2010 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. To confirm this date call the Department of City of Tukwila Notice of Public Hearing You are receiving this notice because you are a property owner or tenant within 500ft of this projects. Sundial Cottages Location: 3540/3550 S 1166 Street, tax parcel #0733000225,.e{ File #'s: L08- 073(Pubic Hearing Design Review) Other Permits: L08 -074- Shoreline Substantial Dever opment permit, Public Works & Building permits Applicant: Doug Davies, Co-Owner and Develop- ment Partner Property Owners: Doug Davies Project Planner Stacy MacGregor, 206 -433 -7166 Project Description: The proposal is to construct a cottage development consisting of nine cottages (1 % story, < 1000 square foot homes). Review includes assessment of the proposed frontage improvements, landscaping, site design, and architectural design using the criteria delineated in the City of Tuk Housing Options Program (Ord. 2103). The project will be xf� �� , _ 1 - , 5 : ° v 3r i�8` g 1 ice? '_- t �' I .-_se �,;_ $s SE zti ea r - _ _ m' '" r 4'44 __ �: ?. - , - , µ js � i rtewila's . =° '= . ;,/ - Comments and Appeals: The applications are available for review at the City of Tukwila, Department of Com- munity Development (DCD), located at 6300 Southcenter Blvd #100. You are invited to comment on these projects at a public hearing before the Board of Architectural Review, scheduled for 7:00 pm, February 25, 2010 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard To confine this date call the Department of NAME Anderson, Rick Apollo Holdings LLC ASRIYAN,SUSANNA Bonnie L Lyons Brett Hicks CABALLERO,REBECCA & EDUARDO CARLSON,ANNA M CAROSINO,RINALDO M Charlene M Travers CHATHAM COMPANY LLC Clifford Frair Complete Office Crabtree, Kathleen D Kirk Whitley DAVIES,DOUGLAS Dawud Y Jackson DeLucas, Karen- Ross Chapin Architects Dept Of Natural Resources DESJARDIN,CATHERINE DOAK HOMES INC Everett Technical Park III LLC FLIEDER,FRANCES E ETAL GAVRILENKO RESIDENCE GUADIZ,MARCELINO J & ELENA B HAGGARD,LETTIE J HALL,ALBERT E JR HAYNES,KELLY R & JENNIFER L Haywood, Brian HOANG,MINH U Husky Trucking Ivanek, Lenora & Brian JAS ADDRESS 935 Daley Street 505 5th Ave S #900 11635 35TH LN S 11801 40th Ave S 1734 Glenwood Ave SE 3545 S 116TH ST 23058 JOAQUIN RIDGE DR 10652 DES MOINES MEMORIAL DR 11815 40th Ave S 2310 130TAV NE B -103 11729 40th Ave S 11521 E MARGINAL WAY S 115 Wells Ave N 11711 40th Ave S 25815 135TH LN SE 9 3811 S 116th St PO Box 230 Po Box 47016 PO BOX 69616 11812 26TH AVE SW 3417 S 120th PI 3819 S 116TH ST 3813 S 116TH ST 3909 S 117TH ST 11532 40TH AVE S PO BOX 22704 3565 S 116TH ST 11706 40th Ave S 11653 35TH LN S 11222 E MARGINAL WAY S 11926 Interurban PI S 11521 E Marginal Way S CITY Edmonds Seattle TUKWILA Tukwila Renton TUKWILA MURRIETA SEATTLE Tukwila BELLEVUE Tukwila Tukwila Renton Tukwila KENT Tukwila Langley Olympia TUKWILA BURIEN Tukwila SEATTLE TUKWILA SEATTLE SEATTLE SEATTLE TUKWILA TUKWILA TUKWILA Tukwila TUKWILA Tukwila ST ZIP WA 98020 WA 98104 -38: WA 98168 WA 98168 -251 WA 98058 -38: WA 98168 CA 92562 WA 98168 WA 98168 -251 WA 98005 WA 98168 -251 WA 98168 WA 98057 WA 98168 -251 WA 98042 WA 98168 -19: WA 98260 WA 98504 -701 WA 98168 WA 98146 WA 98168 -00( WA 98168 WA 98168 WA 98168 WA 98168 WA 98122 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 Jesse Woods John & Chandra Behnke John H Dahl JOHNSON,LOIS KERR,GEORGINA L King County King County LE LONG & ANNA Luan Vu MALLARI,RAMON C & AURORA 0 Matthew A Patton Matthew M Obrien MCCOY,CHARLIE My D Nguyen NAKATA RESIDENCE NGUYEN,CHUNG V NGUYEN,THIEN HUU NORRIS,JAMES A NORRIS,NANCY D PHAM,NHAN V Putnam, Bruce and Reen Payne Richard R & Holly F Molthen ROOT,THOMAS A Rreef America Reit II Corp SAETERN,FEUY FOU SEATTLE CITY LIGHT SEBCO INC SHUMATE,DAVID J & LAURIE SICCARDI,FRANK Sires, Lynn Sorrento Partners LLC SWAN,JOHN K SWANSON,DOUG 3924 S 117th St 46924 SE 153rd St 11717 40th Ave S 7215 SEWARD PARK AVE S 3834 S 116TH ST 500 4th Ave #500 500 K C Admin Bldg 3520 S 116TH ST 11702 40th Ave S 11605 35TH LN S 11535 40th Ave S 11807 40th Ave S 3819 S 117TH ST 11545 40th Ave S 11600 39TH AVE S 11611 35TH AVE S 11617 35TH LN S 11621 39TH AVE S 18240 4TH AVE S 11641 35TH LN S 11544 Riviera PI NE 11605 40th Ave S 3806 S 116TH ST Po Box 4900 3555 S 116TH ST PO BOX 34023 4020 E MADISON ST 320 11534 E MARGINAL WAY S 2422 195TH ST SE B 11705 40th Ave S 3414 S 116th St 3914 S 117TH ST 909 MARINA VILLAGE PKWY 276 Tukwila North Bend Tukwila SEATTLE TUKWILA Seattle Seattle TUKWILA Tukwila TUKWILA Tukwila Tukwila TUKWILA Tukwila SEATTLE TUKWILA TUKWILA SEATTLE SEATTLE TUKWILA Seattle Tukwila TUKWILA Scottsdale TUKWILA SEATTLE SEATTLE TUKWILA BOTHELL Tukwila Tukwila SEATTLE ALAMEDA WA 98168 -19: WA 98045 -88` WA 98168-251 WA 98118 WA 98168 WA 98104 -23_ WA 98104 -00( WA 98168 WA 98168 -251 WA 98168 WA 98168 -19( WA 98168 -251 WA 98168 WA 98168 -19( WA 98168 WA 98168 WA 98168 WA 98168 WA 98148 WA 98168 WA 98125 WA 98168 -19( WA 98168 AZ 85261 -49( WA 98168 WA 98124 WA 98112 WA 98168 WA 98012 WA 98168 WA 98168 -19E WA 98168 CA 94501 Teo & Rebekah A Hunter Tracey D Grenstead Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Community Member Tukwila Glass ULIBARRI,STEPHANIE ANN Unisys Corporation UPS Freight WALLACE ENTERPRISES William D Stearn WOODEN LLC III WOODRIDGE PARTNERS LLC Ivana Halvorsen- Barghausen Dan Balmelli- Barghausen Todd Smith Chandler Stever Re- Habitat OFFICE OF ARCHAEOLOGY Karen Walter - Muckleshoot Laura Murphy - Muckleshoot DEPT OF ECOLOGY l 11809 40th Ave S 4007 S 117th PI 11269 E MARGINAL WAY S 11608 39TH AVE S 11609 39TH AVE S 11623 35TH LN S 11629 35TH LN S 11647 35TH LN S 3540 S 116TH ST 3816 S 116TH ST 3817 S 116TH ST 3818 S 116TH ST 3822 S 116TH ST 3826 S 116TH ST 3836 S 116TH ST 3916 S 117TH ST 11245 E Marginal Way S 3901 S 117TH ST 11621 E MARGINAL WAY S 11231 E Marginal Way S 11225 SE 6TH ST 11733 1/2 40th Ave S #11733 PO BOX 80246 11521 E MARGINAL WAY S 100 18215 72nd Ave S 18215 72nd Ave S PO Box 97193 1715 223 PL NE 5639 16TH AVE SW PO BOX 48343 39015 172nd AVE SE 39015 172nd AVE SE 3190 160th AVE SE Tukwila Seattle TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA Tukwila Tukwila SEATTLE Tukwila Tukwila BELLEVUE Tukwila SEATTLE TUKWILA Kent Kent Tacoma Sammamish Seattle OLYMPIA AUBURN AUBURN BELLEVUE WA 98168 -251 WA 98168 -19z WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98168 WA 98004 WA 98168 -251 WA 98108 WA 98168 WA 98032 WA 98032 WA 98497 WA 98074 WA 98106 WA 98504 -83z WA 98092 WA 98092 WA 98008 WA STATE ATTORNEY GENERAL PO BOX 40117 LACEY WA 98504 -011 KC DEPARTMENT OF NATL RESOURCES 201S JACKSON ST., STE 600 SEATTLE WA 98104 -38` KC ASSESSOR'S OFFICE 500 4th AVE, RM# 709A SEATTLE WA 98104 TUKWILA SCHOOL DISTRICT 4640 S 144th STREET TUKWILA WA 98168 DUWAMISH INDIAN TRIBE 4717 W MARGINAL WAY SW SEATTLE WA 98106 -15: DUWAMISH RIVER CLEAN UP COALITIOr 5410 FIRST AVE NE SEATTLE WA 98105 • • January 21, 2010 • • City of Tukwila Jim Haggerton, Mayor Fire Department Nicholas J. Olivas, Fire Chief Ms. Karen Delucas Ross Chapin Architects Post Office Box 230 195 Second Street Langley, Washington 98260 Re: Sundial Cottages, 3540 South 116th Street. Dear Ms. Delucas: In response to your letter dated November 9, 2009, on fire access issues, the following determination has been made. The access drive less than 150 feet in length and 15 feet in width is acceptable, provided that the Emergency Vehicle Operation Area of (20' X 32') is constructed with the fire hydrant adjacent to this location as indicated on the drawing that was provided. Whether or not the homes will need to have residential fire sprinklers installed will be based on whether they meet the 150 - foot requirement from the Emergency Vehicle Operation Area to all portions of the structures. Since I did not have a scaled drawing to base an opinion on, I could not determine whether or not this requirement has been met. As long as Tukwila Municipal Code Section 16.16.070 (3) (b) is met, fire sprinklers would not be required. The initial requirement for fire sprinklers was based on the fire hydrant remaining on South 16th Street. Also, please be aware that with the upcoming adoptions of the 2009 International Codes that is slated to take effect on July 1, 2010, there is a strong possibility that fire sprinklers will be required in all residential dwellings. Please let me know if you have any additional questions. Respectfully, Battalion Chief Don Tomaso Fire Marshal/Tukwila Fire Prevention Bureau Headquarters Station: 444 Andover Park East • Tukwila, Washington 98188 • Phone: 206 -575 -4404 • Fax: 206 -575 -4439 City of Tukwila Department of Community Development Jim Haggerton, Mayor Jack Pace, Director Sent via email to douglas.c.davies @boeing.com, Karen @rosschapin.com, blycettna,interserv.com TECHNICAL COMMENTS #3 January 11, 2010 Mr. Doug Davies 11544 Riviera Drive NE Seattle, WA 98125 RE: Third Comment Letter Sundial Cottages L08 -073, L08 -074 Dear Mr. Davies: The City has completed its review of the above permit applications. The revised submittal was received on November 9, 2009. The project was reviewed by the City's Planning and Fire Departments. What follows are their comments. Please address their corrections on the submitted plan set: Fire Department: Rather than continue to wait for Fire's comments, I am sending this to you without a response from Fire to your latest proposal and request. As soon as I get a response, I will forward it on to you. Planning Department: Reviewed by Stacy MacGregor, 206 - 433 -7166 DESIGN REVIEW — L08 -073 Send me PDF or jpeg of the following for review: 1. The Exterior Finishes Schedule dated 11/12/08 modified to include the 3 tones of red used on Betty 6. 2. A materials board with paint colors, siding, roofing, etc. a. Bring this in with the final sheets for the hearing but email me a jpeg for review. 3. The fence on the north side of Coho 5 entrance is in a different location or missing on each sheet (A -1, civil, PL2). Place the fence as shown on A -1 on all three sheets. The civil sheet can show all or no fencing. Architectural Plans Sheet A -1 1. The outlook plan changed from the last iteration and no longer meets code. The deck can be no more than 150 square feet and the height can be no taller than 8'. As shown, the deck is 160 square feet and the height is 10'11". Revert to the detail from the plans dated 6/12/09 to meet code. 2. Label the color of the tool shed. LANDSCAPE PLAN ONLY 1. Date the sheets for ease of reference. SM H: \L08 -073 -4 Sundial Cottages \Tech Comments3.doc Page 1 of 3 01/11/2010 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206- 431 -3670 • Fax: 206 - 431 -3665 • 2. Sheet PL1: a. Two shore pine were added to the planting schedule (PL3) for a total of four shore pine. Only three are shown on the planting plan. Add an additional shore pine to the planting plan. 3. Sheet PL2: a. Gates and small fencing sections are missing. See red -lines attached. b. Add landscaping to the west of the private drive on the north side of Coho 5 to mirror the other plantings along the private drive. See red -lines attached c. The landscaping along the street frontage seems sparse. Increase the quantities of shrubs and groundcovers. d. The Emergency Vehicle Operations Area (EVOA 32' by 20 ") at the end of the driveway overlaps onto the curb and some planting areas. The only plants in this area need to be step -able or no -mow grass per fire department requirements. Overlay the EVOA on the landscape plan and demonstrate that the landscaping meets the fire access requirements for this area. 4. Sheet PL3: a. Between the Site Preparation section and the Planting Areas section, clarify what site preparation is done where. I am assuming that the Site Preparation instructions apply only to the native plant zone and the Planting Areas instructions applies only to the rest of the site. Add information to clarify this. b. Add new items #1 & 2 under Plant Material Installation: i. Plants shall meet the current American Standard for Nursery Stock (American Nursery and Landscape Association — ANLA), and shall be healthy, vigorous, and well formed, with well - developed, fibrous root systems, free from dead branches or roots. Plants shall be free from damage caused by temperature extremes, lack of excess moisture, insects, disease, and mechanical injury. Plants in leaf shall be well foliated and of good color. Plants shall be habituated to outdoor environmental conditions (hardened -off). ii. New plants shall be inspected by the Landscape Architect prior to installation to ensure that the required plant quality, condition, and specifications are met. c. Plant Material Installation i. Item 2 in "Shoreline Slope Trees..." and item 1 in "Other Site Trees... ", change the first line to the following and add the second sentence: "Dig a hole that is the same size as the size of the root ball and just wider than the size of the root ball. The top of the root ball should be even with the surface of the ground." ii. Item 3 in Shoreline Slope Trees..." and item 2 in "Other Site Trees... ", add the following: "Root balls of potted and balled and burlapped (B &B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B &B plants prior to planting." d. Correct the sheet per the attached red - lines. SHORELINE REVIEW — L08 -074 1. I will issue it when the hearing is scheduled. 0 Next Steps The City Council is in the process of deciding the make up of the Board of Architectural Review/Planning Commission. They are currently one and the same but a motion is before the council to break them into two separate bodies. They decide tonight and vote next Tuesday on the make up of these committees. If they decide to break them apart, the Board of Architectural Review meeting will be on February 18t at 6:30pm and could comprise up to 5 new members. If they stay together, the meeting will be February 25th at 7pm with one new member. Either way, this project is tentatively on the agenda for February. SM Page 2 of 3 01/11/2010 H:\L08 -073 -4 Sundial Cottages \Tech Comments3.doc • • Email me pdfs of the revised sheets by January 27th for my review. If you would also email me the color perspective, I will include it in the PowerPoint presentation I will put together for the BAR. By February 2nd, I need 12 copies of each for the public hearing. Of the 12 copies, 8 sets need to be full -size color and 4 sets need to be small size (11x17 or smaller). A. Overview of Project (letter dated November 3, 2009 from Ross Chapin Architects) B. Statement of Compliance with Design Review Regulations (letter dated December 2008 from Barghausen) C. Color Perspective and Exterior Finish Schedule (dated 6/12/2009) D. Site Plan by Barghausen E. Plan Sheets A1-A3 F. Landscape plan and planting note sheets Colors and Materials Board with product samples (paint, siding, roofing) Failure to respond within ninety days from the date of this letter (by 4/11/2010) may result in the City cancelling your applications due to inactivity. If you have any questions, I can be reached at 206 - 433 -7166 or by email at smacgregor @ci.tukwila.wa.us. Sincerely, Signature on file Stacy MacGregor Assistant Planner cc. File (L08 -073, L08 -074) Attachments: Sheet PL 1: red -lined Sheet PL 3: red -lined SM Page 3 of 3 01/11/2010 H:U.08 -073-4 Sundial Cottages \Tech Comments3.doc W cave, 1k 1 3 \cP• Stacy MacGregor - Sundial Cottages From: Sandra Whiting To: Stacy MacGregor Date: 01/05/2010 11:58 AM Subject: Sundial Cottages Stacy, here are my few comments on the landscaping plan: Page 1 of 1 1. Sheet PL 3. Need to clarify what site preparation is done where (i.e., is the invasive plant removal /mulching to be done in the shoreline buffer area only and the preparation for the "planting areas" intended for the areas around the cottages ?). 2. Sheet PL 3. Stacy, the LA did not provide larger scale plans per our previous comment but instead on this sheet she states that the landscape contractor may contact her for a larger scale drawing. I don't think the landscaper should have to ask for a large scale drawing. 3. Sheet PL 3. There need to be specifications about plant quality and condition and inspection of plants prior to planting to ensure that specs are met and a designation of who will inspect (should be the landscape architect maybe jointly with the City). 4. Sheet PL 3. There needs to be some additional planting details like scarifying & loosening root balls prior to planting. The LA has a discussion about planting depth for B &B plants that I don't like - it says the planting hole should be just shallower than the depth of the root ball. Unless the root ball is very loose (usually not the case) the depth of the planting hole should be the same as the depth of the root ball (for B &B and potted plants) so that the top of the root ball is even with the surface of the ground. The top edges of the root balls need to be surrounded by dirt, not bark mulch. (sorry I didn't catch this in the last round of review). The LA didn't respond to our question about the viability of the native rhododendron without long -term irrigation. Does this mean she thinks it isn't a problem, she didn't see the question... ?? Sheet PL -3. Under Plant Maintenance and Irrigation item 3 says that homeowners of the northernmost cottages must plant native plants on the north side. Can we really enforce this? Sandra file: / /C:\ Temp\ XPgrpwise \4B432956tuk- mai16300 -po 1001783331157351 \GW } 00001.H... 01/05/2010 • • City of Tukwila Department of Community Development Land Use Routing form for Revisions TO: .chip. on TA FILE NUMBER L08 -073 Project: Sundial Riverfront Cottages — design review Address: 3540 S 116t st Date transmitted 11/18/2009 Response requested by: 12/02/09 Planner: Stacy MacGregor Date response received: COMMENTS July, 09 you commented: Fire Department: Reviewed by Al Metzler, 206 -575 -4407 1. The minimum width throughout the entire access must be 20'. Plans show 15'. Both sides of access road are to be painted and signed "Fire Lane, No Parking." 1. Access concessions were based on applicant committing to installing fire sprinklers in all proposed structures. The plans do not mention sprinklers. A letter requesting access concessions and mediation should be sent to the City of Tukwila Fire Marshal, Nick Olivas. 2. A fire hydrant is required to be within 150' of all structures. Show the proposed hydrant on the plans. 3. Provide a minimum 20' inside diameter turning radii at the S. 116t Street entrance. Additionally, the applicant sent you a written request to deviate from the above requirements. The request letter is on your (Don's) desk and attached to this plan set. Thanks, Stacy Sk5c 111 DRC review requested 111 Plan submittal requested Plan approved AV i' I ,_ �� • • ROSS CHAPI N ARCH I T E CT S Post Office Box 230 • 195 Second Street • Langley, Washington 98260 T: (360) 221 2373 • E: inquiry@rosschapin.com • W: www.rosschapin.com November 9, 2009 To: Nick Olivas. City of Tukwila Fire Marshal Fire Department From: Karen DeLucas Karenerosschapin.com Re: Sundial Cottages - Proposed Cottage Development at 3540 South 116`h, Tukwila I am writing you to request a formal deviation from the 20' driveway access requirement for the proposed 9 — cottage development located at 3540 South 116th in Tukwila. The driveway is less than 150' and has been designed so that fire trucks would pull straight in and then back out. It had been previously discussed with Stacy MacGregor, from the City of Tukwila Planning Department and representatives from the Fire Department that due to the reduced driveway width of 15', we would need to provide a 20'x32' Emergency vehicle operations area (EVOA) and another fire hydrant on site. Also "No Parking Fire Lane" labels will be painted on either side of the road. It had also previously been discussed that if these 3 things were done, then sprinklers would not be required in all of the units. If those things were not done, then sprinklers would be required. Attached is the Civil plan showing the EVOA, No Parking Fire Lane labels and the proposed location of the on -site fire hydrant. Please review and let us know if this meets with your approval. Thank you, Karen DeLucas Ross Chapin Architects K0 • ROSSCHAPONARCH ITECTS Post Office Box 230 • 195 Second Street • Langley, Washington 9826o T: (360) 221 2373 • E: inquiry@rosschapin.com • W: www.rosschapin.com November 3, 2009 To: Stacy MacGregor City of Tukwila Department of Community Development From: Karen DeLucas Karen @rosschapin.com Re: Sundial Cottages Technical Comments Building Dept. Had no comments at this time. Fire Dept. 1. A letter has been sent to the Fire Marshal formally asking for the 15' access concession and for approval of the fire hydrant location. The civil plan has been resubmitted with the proposed 15' access with Fire lane, No parking labels and 20'x32'.Emergency vehicle operations area (EVOA). 2. Location of fire hydrant has been added to the civil plan. 3. Entrance turning radii has been increased to 20' diameter. Public Works Dept. (Miscellaneous) 1. ,.No comment needed. Planning Dept Misc. Planning Comments — 1. The CCR's will be submitted to the city for review prior to building permit issuance. Design Review — 1-08 -0.73 1. A materials board with actual roofing samples, siding and paint colors will be submitted with all the plan copies for the hearing. 2. Civil plan has been revised to include gates, stepping stones, fences and 5' sidewalk with 6" curb. 3. Sheet A.2 has been revised with the correct labeling for.Buildings 4 & 5, Juliet & Coho. 4. Sheets have been rearranged per suggestion and bench /picnic table has been added to site plan. 5. Project Narrative has been updated and resubmitted for approval. 6. A letter has been sent to Allied to verify our trash design will work for them. Landscape Plan 1, 2, 4, 5. The landscape plans have been revised to address these issues. 3. Instead of Rhododendron occidentale, the landscape plan now calls out for Rhododendron macrophyllum which will thrive in the site conditions. Shoreline Review 1. No comment needed. Karen DeLucas Ross Chapin Architects ROSSCHAPINARCH ITECTS Post Office Box 230 • 195 Second Street • Langley, Washington 9826o Ph (36o) 221 2373 • fx (36o) 221 8603 • email: inquiry@rosschapin.com November 3, 2009 Sundial Cottages, Tukwila, Washington (1) Betty Jane (1) Betty Jane with attached garage: (1) Coho (1) Coho with attached garage: (4) Twiggy Plans (1) Juliet above 4 -car garage: (1) 3 -car (5) unassigned parking spaces (2) tandem parking spaces behind single 838 sqft 838 sqft + 274 sqft 996 sqft 996 sqft + 254 sqft 985 sqft 816 sqft + 1056 sqft 738 sqft car garages Introduction The developer, Sundial Properties', mission is to build high - quality craftsman style bungalows promoting a renewed sense of community, environmental sustainability and visually - stimulating landscaping. We propose to offer an alternative to the 2500 sqft tract housing that is already in the area by building smaller, high quality cottages utilizing "green" building principles as increasingly demanded by the community. Our emphasis is on housing types that will work well in urban infill sites, integrate into the existing community and fill a niche of quality -built housing at a price point that meets market demands. The proposed project is being planned under the guidelines of the City of Tukwila Ordinance No. 2103. This forward - thinking document was implemented to allow the development of selected projects that explore housing choices not currently available in Tukwila's single - family neighborhoods. Sundial will be one of the first projects of this type within Tukwila. The cottage \bungalow style "pocket neighborhood" we are suggesting is designed around a common shared space to foster community not only within the property but also with the surrounding neighborhood. The "commons" also creates a safe neighborhood utilizing Crime Prevention Through Environmental Design methods. With a single entry point oriented toward the vehicular access area, and with living spaces and porches looking onto the common area, neighbors will have a visual connection to the common area and to each other. The result will create a natural surveillance and territorial reinforcement system where the mutual owners of the homes will look out for one another and the common property that is shared. Our objective is to provide a unique and innovative community homeowners will want to come home to and the surrounding neighborhood is proud and supportive of. Based on the success of other "pocket neighborhood" projects, we expect this model to continue to be implemented in many areas throughout our region as more and more home buyers demand innovative and affordable housing. Site Plan Layout Not wanting to turn our back on the surrounding community, we oriented two cottages to face South 116`s Street, shielding the garage and parking areas and creating a friendly, eyes -on- the - street presence. The rest of the cottages face a shared common area, with views and access to the Duwamish River and overlook. Building Design The cottage designs feature one- and one - and - three - quarter scaled gable- roofed buildings with large porches, arranged with active areas facing the commons. The plans have one side "closed" — with high windows or skylights — so that privacy is maintained between adjacent homes. One "carriage unit" is nestled above the garage. It has a roof lower than 18 feet at the eaves, and no higher that 25 feet to the ridge line. It has a roof terrace — providing outside space for, AND eyes -on- the- street presence to the entry drive and parking area. In addition, it takes attention away from the garages. While not a "cottage" in the normal sense, it offers more affordability for all the units, and increase the choice of housing types. Landscape Design The common spaces are heavily landscaped leaving the private yards for home owners personal expression and preferences. Deciduous trees will be planted along the street and the Interurban Trail, softening these edges. The mature stand of conifer trees along the bank of the Duwamish River will be preserved, continuing to stabilize the bank. The understory will have native plantings. An overlook platform at the end of the garden walkway offers residents an opportunity to view the river without disturbing the bank. Deciduous trees along the entry drive and the entry to the commons will buffer the buildings and offer some privacy. The shared common area between the cottages will have perennial plantings and low evergreen shrubs. Community, Privacy and Security Garages are intentionally placed away from the houses so that neighbors will see one another during their daily comings and goings. These informal interactions form the basis for a strong community. A layered sequence from public to private clarifies personal, shared and public territories. A low wood fence marks the transition between the landscaped commons and private yards; a couple of steps above the private garden is a covered porch with low, 'perchable' railings; active interior spaces face the commons, while private spaces are farther back and above. The house plans have three 'open' and one 'closed' side so that they 'nest' together, ensuring privacy between dwellings. The closed side has high windows and skylights. The open side yard to each dwelling extends to the face of the neighboring building, offering more usable garden space. • City of Tukwila Department of Community Development • Jim Haggerton, Mayor Jack Pace, Director Sent via email to douglas.c.davies @boeing.com, Karen @rosschapin.com, blycett@interserv.com TECHNICAL COMMENTS #2 August 7, 2009 Mr. Doug Davies 11544 Riviera Drive NE Seattle, WA 98125 RE: Second Comment Letter Sundial Cottages L08 -073, L08 -074 Dear Mr. Davies: The City has completed its review of the above permit applications. The revised submittal was received on June 12, 2009. The project was reviewed by the City's Public Works, Planning, and Fire Departments. What follows are their comments. Please address their corrections on the submitted plan set: Fire Department: Reviewed by Al Metzler, 206 -575 -4407 1. The minimum width throughout the entire access must be 20'. Plans show 15'. Both sides of access road are to be painted and signed "Fire Lane, No Parking." 1. Access concessions were based on applicant committing to installing fire sprinklers in all proposed structures. The plans do not mention sprinklers. A letter requesting access concessions and mediation should be sent to the City of Tukwila Fire Marshal, Nick Olivas. 2. A fire hydrant is required to be within 150' of all structures. Show the proposed hydrant on the plans. 3. Provide a minimum 20' inside diameter turning radii at the S. 116t Street entrance. Public Works Department: Reviewed by Dave McPherson, 206 - 431 -2448 1. Design Review and Shoreline meet Public Works requirements. Planning Department: Reviewed by Stacy MacGregor, 206 - 433 -7166 MISCELLANEOUS PLANNING COMMENTS 1. CC &R's must be approved by the Planning Department and City Attorney before the issuance of any building permit. I will put this statement in (along with the items to include in the CC &R's from the Technical Comments #1 letter and the landscape plan) as a condition of approval for design review. DESIGN REVIEW — L08 -073 1. Provide me with a materials board with paint colors, siding, roofing, etc. SM H: L08 -073-4 Sundial Cottages \Tech Comments2.doc Page 1 of 3 11/17/2009 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • • a. Include the 3 tones of red used on Betty 6 on the "Exterior Finishes List ". 2. To go to BAR, I need a site plan. (I don't need the rest of the civil set, just the site plan). Check that fences, footpaths (paved and stepping stones), and gates all reflect the latest iteration and match the landscape sheets and architectural site plans. The sidewalk plus curb along 116th should be 5.5'. 3. Sheet A.2 has a label that reads "Buildings 5 & 6 Coho and Juliet" correct the label to read "Buildings 4 and 6 Coho and Juliet ". 4. Sheets A1-3: I think it might be easier for the planning commission to read these sheets if the site plan and details (lookout, fences, lights, etc) are on the first sheets without any house plans and then the houses are on the subsequent sheets. Anything that can make the project easier for the planning commission to understand is helpful. a. Add the bench/picnic table to the plans. 5. Doug —Would you work on cutting and pasting your original submittal with the narrative submitted for Design Review approval. The Design Review submittal is what the Board of Architectural Review will first see. It is their introduction to your project and, coupled with the presentation made at the hearing, provides them with the information to approve, condition, or deny your project. It needs to address the criteria for approval but is also your opportunity to describe and "sell" your project to the Board. The more they understand the project ahead of time, the quicker and smoother the hearings unfold. When you reference parking, you now have 16 spaces rather than 14 spaces (adding the two spaces in front of the single garages of # 5 and 6 for guests of those homes. 6. Contact Caren Crowley, Customer Service Manager, at Allied and verify your trash design will work for them. 206 - 652 -8850. LANDSCAPE PLAN ONLY * *The comments provided are based on the plans provided to the City on June 12, 2009 (undated). These plans are different than the plans provided to the City from the landscape designed, via email attachment, on August 6, 2009. Please date subsequent plans and cloud changes made to plans in iterations after the June 12 plans. ** Reviewed by Sandra Whiting, City of Tukwila Urban Environmentalist, 206 - 431 -3663 and Stacy MacGregor, Assistant Planner, 206 - 433 -7166/ In general the planting plan looks great - nice plant palette! The symbols are very hard to read (and will likely be difficult for a landscaper, as well), especially for the smaller ones, like the clematis. The final drawings should be provided at a larger scale, even if it is necessary to divide them up into several sheets. 2. Add two more evergreen trees to the shoreline planting area. Rhododendron occidentale typically grows in moist areas like seeps and edges of streams. Will site conditions, be favorable to this species, especially if the site will not be irrigated (except for the establishment period)? 4. Sheetprl: Show the stepping stones paths on 5 and 6. Label the pa inggmateri t ?fonthejp n�5 66thertirive -aisle and driveway. c. What are the triangle symbols on the outside southern corners of yards 3 and 7? Add symbol to legend. 1.. ates and small fencing sections are missing. Check plans for fences and gates. e. What is the row of trees to the west of Coho 5? Add to legend. f. The sidewalk on this sheet is 6' wide. Reduce it to 5.5' feet to match the existing neighborhood sidewalks. ,gr/I am not confident I am able to tell the difference between the crushed gravel, Mahon r pans, and Sedum spathuifolium. Change the symbols to dissimilar ones. I think the symbol on the north side of the trash enclosure is no -mow grass. Add the symbol to the legend. No -mow grass needs to be to the west side of the trash enclosure. A path to the trash enclosure should be provided. y Sheet PL2: SM Page 2 of 11/17/2009 H:1L08 -073 -4 Sundial Cottages\Tech Comments2.doc a • • Correct the second paragraph and the heading of the 7th section to say that no -mow grass will be planted on the west side of the trash enclosure. Ike Paragraph 3 add: "Aside from the landscaping shown on the plan" to the beginning of the sentence that starts with "Homeowners are responsible...." SHORELINE REVIEW — L08 -074 1. I spoke with Gretchen Kraeler of the Office of Archeology and she verbally approved conditioning the design review project and future building permit on obtaining an archeological survey prior to issuing a public works or building permit for this project. I have left voice and email messages for Laura Murphy of the Muckleshoot Tribe and have not heard a response. Next Steps Your next step is to address the comments made in this letter. The comments included in this letter address the plans as submitted. If you would like a meeting with you and your design team to go over the comments please contact me directly to schedule something. Once you have addressed the comments and revised the plans, resubmit four sets of plans to the Department of Community Development for review. Please respond within ninety days from the date of this letter (11/3/2009) or the City may cancel your applications from inactivity. It is almost ready for public hearing. It is possible we could try and go in September or take more time and go in November. I need to have everything in a final or near final state by about the first of the month in which your hearing is to be held in order to schedule the hearing date. As you make changes, you can send me pdf s of sheets rather than a full resubmittal if you would like. We may be able to finalize everything electronically at this point and save your next printing for the hearing. If you have any questions, I can be reached at 206 - 433 -7166 or by email at smacgregor @ci.tukwila.wa.us. Sincerely, Signature on file Stacy MacGregor Assistant Planner cc. File (L08 -073, L08 -074) Email to douglas.c.davies @boeing.com SM Page 3 of 3 11/17/2009 H:\L08 -073 -4 Sundial Cottages \Tech Comments2.doc rte'~ is 1Oiu!J • 1 ROSS CHAPIN ARCH ITECTS Post Office Box 23o • 195 Second Street • Langley, Washington 98160 T: (36o) 229 2373 • E: inguiry@rosschapin.com • W: www.rosschapin.com June 12, 2009 To: Stacy MacGregor City of Tukwila Department of Community Development From: Karen DeLucas Karen@rosschapin.com Re: Sundial Cottages Technical Comments Building Dept. Had no comments at this time. Fire Dept. 1. A fire hydrant will be added to property. 2909 COMMUNITY' aDEVELOP:`a;=NT RECEIVED JUN 2 2 2009 PUBLIC � WORKS Public Works Dept. (Miscellaneous) 1. Curb cut will be by City standards. 2. Owner will be applying for waiver. 3. The civil drawings actually call out a new street Tight at the entrance to the driveway, but the architectural lighting plan did not. We have added this to the lighting plan as well as a yard light per 'Design Review' comment 1.b. 4. A response letter as well as turning radii template is attached. Planning Dept Misc. Planning Comments 1. Items 1 — 8 will be addressed in the CCR's. The CCR's will be submitted to the city for review at a later date. 2. If the tires in the river are not providing bank stabilization, then they will be removed. 3. Okay. Design Review — L -08 -073 1. The 3D perspectives were revised per Stacy's email dated 3/27/09 to include house colors, more landscaping, fencing along the front property, the viewing platform and to show a larger context. 2. a. As previously discussed, the side of the Coho facing the street is the open side of the house. The porch is partially visible from the street and we have added a gate along the fence facing the street to create a more welcoming approach to the house from the sidewalk. b. A post light has been added to one side of the driveway and the architectural lighting plan now shows the new streetlight that the civil had added. c. Please see the revised street perspectives for massing. a. We added more storage space in the individual garages therefore the architectural plans are correct. Future civil plans will show the walls flush. To aid in breaking up the massing, we lowered the roof of the connecting garage and we changed the color on each of the j buildings — 3 tones of red. We did not want to change siding because building 4 is a different siding and wanted those 2 buildings to be different. b. All the garage doors have been changed to a 12 -panel door. • • c. We changed the direction of the roof of the connecting garage, but due to window placement on the Coho and the Juliet, the steepest we could set it was 3:12. One would only ever see this from the front and the back and never from the gable end. Please see the individual Coho and Juliet drawings for the section through the garage showing its relationship to its connecting buildings. 3. Missing roof pitches were added to the elevations and the height of the tool shed was labeled. 4. We have looked at other approaches to the center space, and feel it is best to have the center walking path. This allows for the greatest landscaping and best use of the space. On the landscaping plan we have added a common gathering space at the end of the path. This site is unique with its open space opening onto the riverbank. 5. We saw these spots as guest parking for the individual homes. The CC &Rs will state that the garages must be used for cars and not just storage. 6. There will be fencing along the west & east side of the property. A 5' fencing is now depicted on the fencing plan. 7. A 5' fence screens the parking with landscaping along the inner edge. 8. The color palette was included in the original packet. 9. Please see the narrative that was in the original packet. 10. For building #6 a gate was added in the fence and a path will be created with stepping- stones to the home's front sidewalk. For #5, the owners will walk along the driveway and enter from the main driveway. Our vision for the driveway is to be more like a woonerf, a place for cars and pedestrians. There will be little traffic and with the rolled curb and landscaping there will be a soft edge. 11. The front units have their own individual trash & recycling cans in their garages and the 7 other units have shared cans located in the common trash area. Garbage and recycling will be part of the condo association dues. The owner has not reviewed this with Allied Waste, but the area has been designed to exceed the requirements of TMC 18.52.070 & TMC 18.52.090. Landscape Plan A new landscape architect has provided revised landscape plans that address the redlined comments as well as issues 2 -4. 5. A Eucryphia glutinosa was chosen as the focal point tree at the beginning of the pedestrian path. Shoreline Review 1. The platform including the rail will be positioned so that it will not exceed 8' in height and it is 144 sqft. 2. See above answer. 3. The posts and beams will be made of cedar and the decking will be composite. 4. The owners of Sundial will comply with this request. Please see the landscape drawings. Public Comments The owners of Sundial will have an Archaeological survey done on the site. Other issues pertaining to landscaping have been answered previously. Karen DeLucas Ross Chapin Architects 00 PI .° ∎ • • ROSSCHAPINARCH ITECTS Post Office Box 23o • 195 Second Street • Langley, Washington 9826o T: 060) 221 2373 • E: inquiry@rosschapin.com • W: www.rosschapin.com June 12, 2009 To: Stacy MacGregor City of Tukwila Department of Community Development From: Karen DeLucas Karen@rosschapin.com Re: Sundial Cottages OOFv MUNTr 0EVELONWEAIT• The intent for the main driveway is that fire trucks will drive in and then back up. For trash collection the trucks will drive in the driveway turn right and then back up in the left drive and drive straight out. Attached you will find our site plan with turning templates drawn. The blue depicts entering and the red exiting. The outside curve is a 25' radii. Some of the areas are tight, but from our experience there is plenty of room to maneuver. This is a private driveway with very little traffic. Sincerely, 96A • • h altitiriraTh a it ■ t II$a -g-t 1-t- a'a a e-i tir9'#a"t a a1 a 2-9- 8- 0-3-0- i, a'G a ra'a7'w-i- - -1 Nil a airmTiny a a a 9 1 ■ 11 • • • • • • • • • • outh -not Streeu L1a a,a 1 41 • • • • • 11-111"1-114" 11141 \ Sundial Cottages Tukwila, WA C I EO JUN 12 2 9 COMJIUNSTY DEVELOPMENT as. licAto ROSS CHAPINARCH_ITECTS Post Office Box 230 • 195 Second Street • Langley, Washington 9826o Ph: (36o) 221 2373 • Em: inquiry@rosschapin.com • Web: rosschapin.com RECIFIVED JUN '1 'L 7009 City of Tukwila P 041E w LA Department of Community Development Land Use Ro ling form for Revisions Building: Dave McPherson DCD: Sandra Whiting Fire: X FILE NUMBER 1:A2 L08- 073/074 SWILIE 1, ail) Project: Sundial Cottages Address: 3540 S 116t" St Date transmitted 06/17/09 Response requested by: 7/1/09 Planner: Stacy MacGregor Date response received: COMMENTS bostGw 14eEViEw Lost -ol3 rhitA.Ts Pviutc Wick .5 R .au1.,e, .- yri‘144.1-5 . 1-64/4, tigf Lot -o'7¢ p ,itT5 Pug. L We(k5 At (IP OE Aete-Arr—g ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: City of Tukwila Department of Community Development Land Use Routing form for Revisi TO: Building: Dave McPherson DCD: Sandra Whiting FILE NUMBER L08- 073/074 Project: Sundial Cottages Address: 3540 S 116th St Date transmitted 06/17/09 Response requested by: 7/1/09 Planner: Stacy MacGregor _ Date response received: COMMENTS _- 6-e- h U v 4 w-i" rc fr 40 -c tv ;-k-i i, ' / so Af. . 642 J,1.„(Avi.cs . proros e h d 4 lacy -k -L ,s'5 --se.. s cs,,,,, , 0 L 4 4, . j 1 • rote , cA sk o,. - 4KJ c‘ 1q ,lct e.I,P( + Al- Otea d r y 4. w qv t^ 5€1 •.4 o�+n Tr O .• +Y00 rosc 2. wl _ eroui duL 411,',14'1■, „,— 2 o r--S- ; h3'rYJ of i%.t...de, r r i, , mat. i` G--1 S /� 1 s }'. 1Lc. 432z6rt h1, 4 i hi,. 1, w; 041- 4.11kiv51af- - . we acn�s Ie.„.± h1 v3+ j-4 eZC7. , �jriks .£J /3---P-P-. 4 /So/ 40 -k s%ds (fit 4reesi . fr-occ rt -/i) S-e. pctillie. CA Crest d .1f3 keei ” f- -C Loris. _No f 4 v f . GI' 6 A.. m y.v --- • Ave._, c. 14., • : v L. ____ ....--.4:4121111.— —0 — ,1:..:. ❑ DRC review requested ❑ Plan submittal requested Plan approved Plan check date: Comments prepared by: 4- vim-1( v • City of Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director TECHNICAL COMMENTS March 4, 2009 Mr. Doug Davies 11544 Riviera Drive NE Seattle, WA 98125 RE: First Comment Letter Sundial Cottages L08 -073, L08 -074 Dear Mr. Davies: The City has completed its review of the above permit applications. The application was submitted on December 23, 2008, routed to City departments for review, and deemed complete on January 6, 2009 for the purpose of meeting state - mandated time requirements. The project was reviewed by the City departments. What follows are their comments. Please address their corrections on the submitted plan set: Building Department Reviewed by Dave Larson , 206 - 431 -3678 1. Building Department has no comments at this time. Fire Department: Reviewed by Don Tomaso, 206 -575 -4407 1. Access concessions were based on applicant committing to installing fire sprinklers in all proposed structures. The plans do not mention sprinklers. A letter requesting access concessions and mediation should be sent to the City of Tukwila Fire Marshal, Nick Olivas. Public Works Department: Reviewed by Dave McPherson, 206 - 431 -2448 The following bulletins are available online at http: / /www.ci.tukwila .wa.us /pubwks /cablist.html Pavement Mitigation and Transportation Impact Fees Bulletin -A3 Storm Water Easement and Maintenance Agreement- Sample Resolution 1627: Public Works Fee Schedule MISCELLANEOUS PUBLIC WORKS COMMENTS 1. Curb cut per City standards may be constructed at 20' private access road entrance.,% 2. Owner /Applicant may apply for a waiver to allow existing overhead power within S. 116 Street. Will need to execute a `Waiver to Undergrounding Ordinance' with Public Works. A sample was previously provided. SM Page l of 4 I+\ I f -fl7 -4 Sundial C'nttarec\ Tech ['ommentcl tint- 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 m Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 03/03/2009 • • • 3. The existing street light is approximately seventy-five feet east of the proposed private road access. Verify that existing street lighting pattern meets City standards, or provide new street / _ light at access. 4. Provide a minimum of twenty-five foot radii along the private access road and at the entrances to garages. Show using turning templates, how cars will maneuver on -site; include ingress and egress of individual garages. L�- DESIGN REVIEW — L08 -073 1. Design Review meets Public Works requirements. SHORELINE REVIEW — L08 -074 1. Shoreline meets Public Works requirements. Planning Department: Reviewed by Stacy MacGregor, 206 - 433 -7166 MISCELLANEOUS PLANNING COMMENTS 1. A neighborhood association is required. CC &R's will need to be reviewed by the City as part of Design Review. They will need to include, but are not limited to: 1. A covenant restricting any increases in unit size after initial construction. 2. The TIR states that residents will be educated about the minimal use of pesticides and fertilizers. Describe the means of education or use CC &R's to provide that education. 3. The City will require that herbicides are not to be used on the entire site. 4. No. tree topping is allowed but trees can be pruned for a view corridor. 5. Limit the area from the northern-most building wall to the shoreline to native species only. The rest of the site can have non - invasive, non - native species. 6. The garages shall be reserved for the parking of vehicles. The occupants of this property should be informed that they cannot interfere with any tribal members legally fishing in this area. This includes any nets that may be tied off the bank at this site. If folks have questions about Muckleshoot Fishing, they can contact the Tribal Fisheries Division. 8. Will there be landscaping limitations /guidelines/requirements for the private yards? 2. If the tires in the river (which are visible at low tide) are not providing bank stabilization, remove the tires if it is possible and safe to do so. 3. The project is subject to parks, fire and traffic impact fees applied to the building permits. DESIGN REVIEW — L08 -073 1. Provide a streetscape perspective of the project. Your initial proposal made the argument that the two houses in the front improve the street presence and the City is allowing flexibility of its code to allow these two houses within the required setback and at a distance greater than 60 feet from the shared common area. I would like to see visual evidence that this design will create a favorable street presence. I think visual evidence should also facilitate support with the planning commission that a cottage development generally, and this layout specifically, can improve the quality of neighborhood and make cottage housing a viable option in Tukwila. Consider adding to the narrative about how the street presence is created by design. a. Coho #5 has a front porch facing the interior side. I would like to see the design modified to include orienting the front porch to the street and further adding to the street presence. 1S.Sb. 0SS b. I would like to see post lighting added to either side of the driveway at the entrance (on private property) and at the entrance to the pedestrian path. SM Page 2 of 4 03/03/2009 H: \L08 -073-4 Sundial Cottages \Tech Commentsl.doc • • c. I am unsure of is the massing of the front houses /garages /carriage house and the impression it makes as the gateway to a cottage housing development. Include how this massing will look in your visual evidence. 2. You provided building elevations of all 4 sides of the front two houses/attached garages /trash collection/carriage house combo with all of the components attached. a. The single car garages are shown recessed in both the front and rear on some sheets and on the same plane on other sheets. I prefer recessing the garages in the front and rear to break up the mass of these two front buildings with the garages attached. b. On the drawing, verify the garage door style and front door style— different doors are used on different homes. • c. The attached garage roof between Coho and Juliet appears to have a flat roof. All garages shall have a pitched roof design with a minimum slope of 4:12. 3. Label all the roof pitches on each roof plane including garages; label the height of the storage shed and viewing platform. 4. Is bisecting the common open space with the pedestrian path the best location for the pedestrian path? While this common area meets the definition of the code, its functionality seems to be compromised by dividing it up with a center path. Is there adequate area for a perimeter path? Are there other options? 5. Do you envision the space in front of the single garages also used as parking? It appears to meet code (provide dimensions on the plan) which bumps your parking provided up to 16 spaces. I see pros and cons with this. Discuss how it fits within your vision for your project. 6. Provide fencing details and location of fencing on the plan sets for both the yard and perimeter fences (it appears that the homes on the west side don't have fences that contain a yard area on all sides). In your statement of compliance, you indicate that no fence will be provided along the west side of the property because it isn't adjacent to private property. You also state that no connection from the property to the trail will be provided on the west side for security reasons. These two statements seem to conflict. Will there be any fencing of rear yards for residents abutting the west property line? 7. Parking areas need to be screened from adjacent properties with architectural or landscape screening. 8. Provide the color palette and identify the color palette of each building including garages and the shed. 9. There is a lot of information describing your project in the narrative for your initial submittal that is not in the narrative for your design review submittal. Consider adding to the narrative for design review for the benefit of the planning commission who will receive the design review narrative but not the initial submittal narrative. 10. Discuss the path of travel from the single garages to houses 5 & 6. It appears that residents will have to walk on the access road to get to their homes. The road appropriately functions as a woonerf but include a description of how it will function in your discussion as I anticipate it being brought up by the BAR. 11. How will trash and recycling work? Are there individual cans? Have you verified the proposed design with Allied Waste? Discuss. LANDSCAPE PLAN ONLY – L08 -073 1. See attached red -lined plans. Reviewed also by Sandra Whiting, City of Tukwila Urban Environmentalist, 206 -431 -3663. 2. The City supports removal of the Holly. Cutting them down low to the ground and leaving the roots in place would preserve the bank. No need to replace the Holly in your tree count. 3. Include in plan set: irrigation, tree protection measures, and planting guidelines. 4. The City will request that landscaping with only native plants and trees extend from 18' elevation to the northern-most homes along with removal and maintenance of the blackberries through pruning SM Page 3 of 4 03/03/2009 H: \L08 -073-4 Sundial Cottages \Tech Commentsl.doc • • back or grubbing out. The City would like to work with you to save the tree trunks and large limbs, stockpiled at an off -site location and used in future restoration projects. 5. Consider a piece of outdoor art or other significant focal point for the intersection at the head of the driveway /southern terminus of the pedestrian path. SHORELINE REVIEW — L08 -074 Shoreline is subject to King County Shoreline Master Program King County Code Title 25. All shorelines in Tukwila are classified as Urban. 1. According to King County Code (KCC): a. KCC allows accessory structures within the required 20' setback from OHWM so long as they are less than150 square feet and less than 8 feet height KCC 25.16.101. Show the KCC 20' setback on the plans. Verify that this code is met. 2. What is the final height of the viewing platform from final grade? 3. What are the posts made of? The City would like to see non - pressure- treated wood used along the shoreline. Can Concrete and Trex or some material other than pressure - treated lumber be used for the entire structure? 4. The City would like to see the invasives (primarily blackberry) removed from the riverbank. Pesticides and grubbing out the roots are not permitted at this location. Cutting back the plants and covering the roots with cardboard is the preferred method. Public Comments During the 30 day comment period, comments were received from the Muckleshoot Tribe Fisheries Department; the State Office of Archeology and Historic Preservation, and a concerned citizen. When revising our plans, consider the issues brought up in these letters. A copy of the comments and the City's response to the Tribe and OFHP were sent to you in an earlier correspondence. Next Steps Your next step is to address the comments made in this letter. The comments included in this letter address the plans as submitted. If you would like a meeting with you and your design team to go over the comments please contact me directly to schedule something. Once you have addressed the comments and revised the plans, resubmit four sets of plans to the Department of Community Development for review. Please respond within ninety days from the date of this letter (6/2/2009) or the City may cancel your applications from inactivity. If you have any questions, I can be reached at 206 - 433 -7166 or by email at smacgregor @ci.tukwila.wa.us. Attachments: Red -lined plan set cc. File (L08 -073, L08 -074) Email to douglas.c.davies @boeing.com SM Page 4 of 4 03/03/2009 H: \ L08 -073-4 Sundial Cottages \ Tech Commentsl.doc FEB 13 2009 February 4th, 2009 COMMUN.;r DEVELOP;,,c- Subject: Sundial Cottages @ 3540 S 116th St. / Duwamish River, Tukwila 98168 We object to this project of several small cottages in the neighborhood. Anywhere in this neighborhood. The negative impact will be 9x greater than a single home on the property. Note: there will be NO positive impact building multiple cottage homes here. The look & feel of crowded small cottages do not fit this neighborhood; we don't want them to ever fit into the neighborhood. It's obvious this neighborhood already has the feel of single family homes, not overcrowding in small space. Allowing this project to proceed will open the door for many more small crowded homes in the neighborhood. Objection" I11111111111 Building such a project will only bring gain & greed to the owner. To the longstanding families who were attracted to the small community feel and bought homes here, we will suffer the usual results » congestion of people — pets / auto traffic / pollution / crime / stress to our very fragile river. TAKE YOUR COTTAGE PROJECT SOMEPLACE ELSE. Thank you for listening, A concerned, involved, & long term resident of this community. You are receiving this notice because you are a property owner or tenant within 500 feet of the project or you have expressed interest in this project. PROJECT INFORMATION Project Name: Public Hearing Design Review and Shoreline Development Permit for Sundial Cottages Location: 3540 South 116th Street; a site bordered by South 116th Street and the Duwamish River. Parcel No: 0733000225 Project Description: Doug Davies of Sundial Properties has filed applications for development of a cottage housing project consisting of 9 cottages (1 �/2 story, < 1000 sf homes). Evaluation includes meeting criteria for frontage improvements, landscaping, site design, and architectural design and will include private open space. This project will be evaluated under the City of Tukwila's Housing Options Program (Ord. 2103). Permits applied for include: L08 -073 Public Hearing Design Review, L08 -074 Shoreline Additional Permits Required: Building and Infrastructure Permits FILES .AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Department of Community Development (DCD), Located at 6300 Southcenter Blvd #100. OPPORTUNITY FOR PUBLIC COMMENT. i Your comments on the project are requested. There will be a public meeting on February 4th, 2009, from 4 -6 pm in Meeting Room B of the Tukwila Community Center, which is located at 12424 42nd Ave South, Tukwila. This will be your opportunity to meet the applicant, review the plans and speak with a City staff member. You must submit your comments in writing to the Department of Community Development by 5 :00 p.m. on 2/19/2009. If you have questions about this proposal contact Stacy MacGregor, Project Planner at 206 - 433 -7166. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights ti 1 Stacy MacGregor - Re: Sundial Cottages Technical Comments Page 1 of 1 From: Stacy MacGregor To: Karen DeLucas Date: 03/27/2009 2:34 PM Subject: Re: Sundial Cottages Technical Comments CC: douglas.c.davies @boeing.com Hi Karen, This additional information is great. Thank you. You have provided the street perspective, color palette and additional narrative I requested (items 1, 8 and 9) in the Technical Comments letter, dated March 4, 2009. Would you label the site plan with the colors to be used on each house. On the perspective drawings, I have a few requests. 1. Can you add the house colors to the perspective drawings? 2. Particularly on the 116th Street view, can you add fences, lighting, proposed street and private trees, and landscaping. 3. Increase the visible development area on at least one of the 116th Street perspectives. They are both cropped tight and it would be nice to see a bigger picture. 3. Can you add the viewing platform to the river view? Thanks! This is what I was hoping for. Have a great weekend, Stacy Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor @ci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 »> Karen DeLucas < Karen @rosschapin.com> 03/19/2009 12:46 PM »> Hi Stacy, I am reviewing your plan comments and I just had a quick clarification question. A few of your comments (street perspective, color chart, and more description) makes me wonder if you did not receive a copy of the attached sheets. Please let me know if you have or have not. We can always provide more detail, just wanted to make sure you did see these sheets. Sorry the large file. Thanks, Karen Ross Chapin Architects . 195 Second Street . Langley, WA 98260 -0230 (360) 221 2373 email: karen©rosschapin corn . web: www.rosschapin.com file: / /C:\ Temp \XPgrpwise \49CCE4OFtuk- mail63 00 -po l 001783 3 3112FAE 1 \GW } 00001.... 04/28/2009 RECEIVAID DtU 2 4 Z006 City of Tukwila TU,<,�,;,,� Department of Community Development PUBLIC WORKS File Numbers L08- 073,01 t08=074. (41164ecoaf--) LAND USE PERMIT ROUTING FORM TO: 0 Building 0 Planning ublic Works l Fire Dept. 0 Police Dept. 11--1 Parks /Rec Project: Sundial Cottages— Design Review anWShoreline s Address:3540 S 116th Street Date transmitted: 12/22/2008 Response requested by: 01/07/2008 Staff coordinator: Stacy MacGregor Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials asneede cam. ko �.,, �- �� WSJ. Tty sNI,A--Y CSHoltk L. t,JE WW—L5 1'U8t.tc w o f geavIR, c S C%1 cesiin44epr S 5fbrm betk/NAG enkiyi Z/ �4/1 Plan check date: Comments prepared by: Update date: •r • MEMORANDUM www.ci.tukwila.wa.us Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Stacy MacGregor , Assistant Planner OHM FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: February 26, 2009 SUBJECT: Sundial Riverfront Cottages 3540 & 3550 S. 116th Street TL# 073300 -0225 Permit Nos. — L08 -073 / L08 -074 Design Review, Shoreline, and Miscellaneous Comments Design Review (L08 -073) / Design Review meets Public Works requirements. Shoreline (L08 -074) Shoreline meets Public Works requirements. Miscellaneous Comments 1. Curb cut per City standards may be constructed at 20' private access road entrance. 2. Owner /Applicant may apply for a waiver to allow existing over -head power within S. 116`h Street. Will need to execute a `Waiver to Undergrounding Ordinance' with Public Works. (Sample previously provided.) 3. Existing street light is approximately seventy -five (75) feet East of the proposed private road access. Verify that existing street lighting pattern meets City standards, or provide new street light at access. 4. Entire private paved access shall be a minimum of twenty (20) feet wide. Current plan shows sixteen (16) feet minimum. 5. Provide a minimum of twenty -five (25) foot radiuses along private access road and at entrances to garages. Show using turning templates, how cars will maneuver on -site; including ingress & egress of individual garages. Page 1 of 2 6. The proposed Sundial Riverfront Cottages are not adjacent to a levee. This is a riverbank and the Application has shown through the civil plans and other documentation that the required riverbank setback has been met. 7. The downstream storm drainage system discharges at the West side of the river, just North of the Allentown Bridge. See picture - attached. 8. The Civil Engineer (Barghausen Consulting Engineers, Inc.) satisfies the City of Tukwila storm drainage requirements by following the 1998 King County Storm Manual. They may also use the 2009 version if they choose. 9. The storm drainage vault, as shown on Barghausen's plan, provides for both detention and water quality. 10. Concerns over the depth of the storm drainage vault, may be overcome by having an Archaeologist on site during specific excavation activities. Otherwise, other storm drainage systems are available from the 1998 or 2009 King County Manual. Page 2 of 2 77 • City qf Tukwila • Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Sent via email to douglas.c.davies @boeing.com (no hard copy to follow) NOTICE OF COMPLETE APPLICATION January 6, 2009 Doug Davies Sundial Properties, LLC 11544 Riviera Place NE Seattle, WA 98125 Subject: Sundial Cottages: L08 -073 Public Hearing Design Review, L08 -074 Shoreline Development Permit Dear Mr. Davies: Your permit applications for Public Hearing Design Review and Shoreline Development are considered complete on January 6, 2009 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. As the next step, the City will coordinate the required public notice for your project. Please contact Julie at FastSigns (206- 757 -2110) to pay your sign fee; I will provide FastSigns with the needed copy. The posting and notice of land use application will need to occur by January 20. 20010 and continue until the date of your public hearing. Upon posting, the public comment period will start and will continue for thirty days. A public meeting will also be scheduled and conducted during the comment period. SM Page 1 of 2 01/06/2009 H: \L08 -073 -4 Sundial Cottages \20090106 NOC.DOC 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. I will be contacting you soon to discuss this project and coordinate the public meeting. If you wish to speak to me sooner, feel free to call me at (206) 431 -7166. Sincerely, CCH- Stacy Mac regor Assistant Planner cc L08 -073, L08 -074 SM Page 2 of 01/06/2009 H: \L08 -073 -4 Sundial Cottages\20090106 NOC.DOC RECEIVED DEC 2 3 2008 Dbv E601316'Ei 11 STATEMENT OF COMPLIANCE WITH SHORELINE REGULATIONS Sundial Riverfront Cottages Prepared by Barghausen Consulting Engineers, Inc. December 2008 Our Job No. 12447 General Shoreline Regulations (TMC 18.44.110) All uses within the shoreline overlay district must conform to the following general regulations: 1. The use is in conformance with the regulations of the underlying zone district; Response: The proposed residential use and density is consistent with the underlying Residential Zoning District and Housing Options Program. 2. The use does not conflict with the goals and policies of the Shoreline Master Program or the provisions of the Shoreline Act and shoreline regulations; Response: Residential uses are allowed in the Urban Shoreline designation. The required setbacks from the Ordinary High Water Mark (OHWM) and top -of -bank are met with this development. Height restrictions, access, and other requirements are also met. 3. No structures or accessory facilities shall be located over the river, unless such structure protects or promotes the public interest; Response: No structures are proposed to extend over the river. A river viewing deck platform is proposed landward of the OHWM. The viewing platform will be private and available for the residents of the project. 4. There shall be no disruption of existing trees or vegetation within the river environment, unless necessary for public safety or flood control, or if allowed as a part of an approved Shoreline Substantial Development permit; Response: Tree removal within the 200 -foot shoreline jurisdiction is necessary for new home construction and access. No trees will be removed within the bank setback. Replacement significant trees will be replanted on the site in conformance with TMC 18.54.130.3. S. No effluents shall be discharged into the Green River which exceeds the water quality classification as established by the State for the adjacent portion of the river; Response: The project will not discharge effluents to the river. Stormwater will be collected and released, after treatment and detention, to the existing stormwater system in 116th Avenue S.E. 6. All State and Federal water quality regulations shall be strictly complied with; Response: Agreed, the project will detain and treat project generated stormwater in accordance with City requirements. Construction activities will also be subject to an NPDES Permit and City requirements. 12447.002.doc • • 7. Wildlife habitat in and along the river should be protected; Response: No construction activities are proposed along the river; therefore, no wildlife impacts are anticipated from the project. 8. All perimeters of landfills or other land forms susceptible to erosion shall be provided with vegetation, retaining walls or other satisfactory mechanisms for erosion prevention; Response: Prior to construction, temporary erosion and sedimentation control measures will be installed to control erosion risks. 9. All necessary permits shall be obtained from Federal, State, County or Municipal agencies, Response: Agreed. 10. Dredging for purposes other than for navigational improvements or flood control is prohibited; Response: Dredging is not proposed. 11. Mining is prohibited along the river shoreline; Response: Mining is not proposed. 12. Solid waste disposal is prohibited along the river shoreline; Response: Solid waste disposal is not proposed. 13. No property will be acquired for public use without dedication by or just compensation to the owner; Response: The site and all project improvements will remain private. 14. Land filling is prohibited within the river channel unless such landfill is determined by the Planning Commission to protect or promote the public interest. Response: Land filling in the river channel is not proposed. 15. Notwithstanding any provisions of this Code to the contrary, removal of any cottonwood tree within the river environment or the low impact environment, which tree is 12 inches or greater in diameter as measured 4.5 feet above grade, shall be subject to the requirements of TMC Chapter 18.54, Tree Regulations. Response: No trees are proposed to be removed within the "river environment ", which is the first 40 feet landward of OHWM. Also, it is our understanding that the "river environment" and "low impact environment" requires are not applicable to this project because they are designations from the Tukwila Shoreline Master Program. This project is subject to the King County Shoreline Master Program. K.C.C.25.16.030 General Requirements: A. Non -water related development and residential development shall not be permitted waterward of the ordinary high water mark. -2- 12447.002.doc • • Response: The project does not propose any construction waterward of the OHWM. B. Except in those cases when the height requirements of the underlying zones are more restrictive, no structure shall exceed a height of thirty -five feet above average grade level. This requirement may be modified if the view of a substantial number of residences will not be obstructed, if permitted by the applicable provisions of the underlying zoning, and if the proposed development is agricultural, water related or water dependent. Response: Height restrictions of the Housing Options Program are more restrictive than this requirement; the proposed tallest structure is 25 feet at the ridge line above average grade level. Views will not be eliminated and may be increased over the existing condition as the high hedges that currently screen the site from the street will be removed for the development. C. All development shall be required to provide adequate surface water retention and sedimentation facilities during the construction period. Response: The project is designed to meet detention and water quality requirements as required by City of Tukwila. D. Development shall maintain the first fifty feet of property abutting a natural environment as required open space. Response: The site is located in the Urban shoreline environment; therefore, this item does not apply. E. Parking facilities except parking facilities associated with detached single-family and agricultural development shall conform to the following minimum conditions: 1. Parking areas serving a water related or a non -water related use must be located beneath or upland of the development which the parking area serves. Response: Parking for the project is generally upland of the residential uses on the site. 2. Any outdoor parking area perimeter, excluding entrances and exits, must be maintained as a planting area with a minimum width offive feet. Response: One 5 -stall surface parking area is proposed and a landscaping strip is provided between the parking and the lot line. 3. One live tree with a minimum height of four feet shall be required for each thirty linear feet of planting area. Response: This requirement is met as depicted on the Preliminary Landscaping Plan (Sheet PL1 of 1). 4. One live shrub of one - gallon container size or larger shall be required for each sixty linear inches of planting area. Response: This requirement is met as depicted on the Preliminary Landscaping Plan (Sheet PL1 of 1). -3- I2447.002.doc l • • S. Additional perimeter and interior landscaping of parking areas may be required, at the discretion of the Director, when it is necessary to screen parking areas or when large parking areas are proposed. Response: Perimeter landscaping is provided. The project does not contain large parking areas that require additional screening. F. Collection facilities to control and separate contaminants shall be required where storm water runoff from impervious surfaces would degrade or add to the pollution of recipient waters or adjacent properties. Response: A centrally located trash container room is provided at the west side of the east garage that will house the trash containers for the future residents. Stormwater will not be present because the trash container room is fully enclosed. G. The regulations of this chapter have been categorized in a number of sections; regardless of the categorization of the various regulations, all development must comply with all applicable regulations. Response: The proposal conforms to City regulations. H. Development proposed on shorelines of the State shall maintain setbacks, provide easements or otherwise develop the site to permit a trail to be constructed or public access to continue where: 1. There is a proposed trail in the King County Trail System; or Response: This item does not apply; the site is not part of a public trail system. The Green River Trail is adjacent to the site to the west. 2. Part of the site is presently being used and has historically been used for public access. Response: The site is not historically or currently being used for public access. a. Along shorelines of the State on Lake Sammamish, no building shall be placed on lands below thirty-two and one - halffeet mean sea level. Response: The site is not on Lake Sammamish; therefore, this item does not apply. -4- 12447.002.doc RECEIVED in 2 3 200B' • STATEMENT OF COMPLIANCE WITH PUBLIC HEARING DESIGN REVIEW CRITERIA Sundial Riverfront Cottages Prepared by Barghausen Consulting Engineers, Inc. December 2008 Our Job No. 12447 CRITERIA FOR MULTI- FAMILY, HOTEL AND MOTEL DEVELOPMENTS (TMC 18.60.050(B)): Applies to all multi - family, hotel and motel projects except for projects in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). 1. Site Planning a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. Response: The proposed cottage project consists of small single family homes that surround a common open space. The proposed housing style is consistent in scale, height, color, access, landscaping, and parking with a Low Density Residential designation as well as the other single family homes in the neighborhood. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. Response: The site is currently flat and occupied by two single family homes. Some existing landscaping and trees will be removed to accommodate the proposal, but new landscaping will take its place. The existing trees on the site do not occur in "stands" and are not proposed to be retained. Trees will be planted to replace the removed trees, if required, consistent with City code requirements. 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. Response: The cottages are small in footprint and are at most two stories tall, which is consistent with the surrounding neighborhood. Internal sidewalks are provided to each residence, the garages, and the common open area and proposed shoreline viewing area. Sidewalk exists along the property frontage on South 116th Street. Site access is private and only the front two (2) of the cottages and the carriage house have frontage on the private driveway area. The remaining six (6) homes front to the common open space. The project transitions immediately from the public street to single family homes and shared garages that are not visible from the public street; the design and layout of the project creates a pleasing and integrated street view of the site for the neighborhood. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. Response: The proposed driveway is a private access for the proposed cottages, service vehicles, and public vehicles. The driveway is narrow and located between two of the cottages to create a friendly transition from the public street and the project. There is no public area provided internal to the site. e. Vehicular circulation design shall minimize driveway intersections with the street. Response: The project will consolidate all access to a single location, thereby removing one existing access to South 116th Street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Response: The perimeter landscaping is typical for single family homes, to include fencing and lawn; this type of landscaping is consistent with the neighborhood and appropriate for the scale of the homes and the project. 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. Response: Privacy from the public street increases with distance into the project. Two homes will front the public street and all of the remaining seven (7) homes are interior to the site with limited or no visibility from the street. The sequential delineation from public to private realms has been carefully considered. The public walkway is defined by a perennial border and landscaping on either side. From the walkway one passes into the semi - private front garden defined by a low 2 -foot high fence, then up to a private front porch, and moving inside to the more public of the private living rooms of the house. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; Response: Parking is provided by a 4 -car garage, a 3 -car garage, two private garages at cottages 5 and 6 and a surface parking area for five (5) vehicles. Neither- the.garage3doors r. -..as -.-sue - - RT' ---�'- .-- ._-- ---->- T-.vw - cnor�the surface_parking�is wisible� fro ahhe_>pubhc�.str et: The pavement area has been minimized to the maximum extent possible. i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. -2- • • Response: This proposed cottage project provides houses that are small in footprint, height, and scale. The homes' sizes and massing are consistent with the older small homes in this neighborhood, and complimentary in size to some of the newer, larger homes. 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; Response: Ross Chapin Architects has designed the proposed cottage buildings to be harmonious with the character of the neighborhood and aesthetically pleasing within the development. The color renderings and photographs of these homes provided clearly show how the project can be expected to fit in with the existing surroundings. b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence; Response: Ross Chapin Architects has designed the proposed cottage buildings to be harmonious with the character of the neighborhood and aesthetically pleasing within the development. The color renderings and photographs of these homes provided clearly show how the project can be expected to fit in with the existing surroundings. The site plan was designed by Barghausen Consulting Engineers, Inc. in collaboration with Ross Chapin Architects to provide a central common area and shoreline access opportunity for the residents to enjoy. 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; Response: Each of the cottages has its own covered porch. Windows, doors, decks, and rooflines are complimentary but varied for the homes. Three different cottages and a carriage house are proposed. Because the cottages are likely to be similar in size or smaller than the homes in the surrounding neighborhood, the project will be harmonious with this established neighborhood and the adjacent lot immediately to the north of the site. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. Response sThe . colour= 1palett'°'-e"' selected7byf they'applicant and thelrlarchitectT onslsfs of cnaturaPea'rth' -tones that will�pro a feeling ffe mfortable dlmlr ' ldmg Land small neighborhood character that blends with the natural environme1 r t ` °� e. Monotony of design in single or multiple building projects shall h ". detail, form, and siting shall be used to provide visual interest. flat walls and uniform vertical planes of individual buildings .s building modulation, stairs, decks, railings, and focal entr developments shall use siting and additional architectural varie. repetition of building designs and appearance to surrounding p, Response: Each of the cottages has its own covered porch. roof pitches are complimentary throughout the project but varied T6' different cottage designs and a carriage house are proposed. Architectural va depicted on the plans and color renderings provided with the application materials. 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; Response: The site is flat until the northern limits where it drops down to the Duwamish River. Very limited grading, limited to what is necessary for utility installation, travel ways, and foundations will occur with development. 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; Response: The common area is defined by a mixture of perennials, sma 1 shrubs and trees to create a buffer and transition to the private yards. Each cottage has a yard that is separated from common areas and neighbors by attlo pen.: r private yard areas will be maintained by each individual homeowner. The c be maintained by the residents as a whole through dues and maintenance "�4 -,fir �GC•1.�5 � . c. Walkways, parking spaces, terraces, and other paved areas shall promo provide an inviting and stable appearance. Direct pedestrian linkages street, to on -site recreation areas, and to adjacent public recreation at,. provided; Response: Because this development is so small (nine cottage homes) a si proposed to connect to the public street. The private driveway is accommodate a pedestrian and a vehicle without compromising safety. A not proposed to the Interurban Trailetha heswest of'tNsite =fs�._,�,to Residents will be encouraged to use the public sidedk connection to access '11°+ ^`;' d. Appropriate landscape transition to adjoining properties shall be provided; Response: Private lawn and a solid wood screening fence will be install currently exists along th— et" pr rtyrtine: The project only shares the ea? -4- • • line with private property. To the north is the Duwamish River, west is the Interurban Trail, and south is a public street. 4. Miscellaneous Structures a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall he in harmony with buildings and surroundings, and structure proportions shall be to scale; One miscellaneous structure is a garden shed proposed for lawn and yard care equipment. It will act as and appear to be a garden shed that is consistent in color, character, and scale with the development. b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer; Response: No service yards are proposed. The community garbage and recycling collection area is an enclosed room on the west side of the 3 -car garage near cottage 6. 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; Response: If required, the electrical transformers will be screened from view with the use of landscaping materials, consistent with the setback and clearance requirements of Seattle City Light. 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. Response: Ross Chapin architects has provided a schematic lighting plan to show that expected lighting will be low landscape lights along common areas and typical residential porch lights on the homes. Proposed Building Comer (20' from OHWM) Top of Bank River Bank Slope Existing Water Level NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white rnEeetVIEleee. JEC 2 3 2008 oft`r Drwn. By GLS Checked By KRC Date 02/15/2008 Proj. No. 1094 Plate 1 • ROSSCHAPINARCH ITECTS Post Office Box 230 • 195 Second Street • Langley, Washington 98260 Ph (36o) 221 2373 • fx (360) 221 8603 • email: inquiry@rosschapin.com November 13, 2008 Sundial Cottages, Tukwila, Washington (1) Betty Jane (1) Betty Jane with attached garage: (1) Coho (1) Coho with attached garage: (4) Twiggy Plans (1) Juliet above 4 -car garage: (1) 3 -car (5) unassigned parking spaces 838 sqft 838 sqft + 274 sqft 996 sqft 996 sqft + 254 sqft 985 sqft 816 sqft + 1056 sqft 738 sqft Two cottages face South 116th Street, shielding the garage and parking areas. The rest of the cottages face a shared common area, with views and access to the Duwamish River and overlook. The cottage designs feature one- and one - and - three - quarter scaled gable- roofed buildings with large porches, arranged with active areas facing the commons. The plans have one side "closed" — with high windows or skylights — so that privacy is maintained between adjacent homes. The site design responds to the site by screening the parking from the street, AND offering a friendly, eyes -on- the - street presence with the two front cottages. The common spaces are heavily landscaped leaving the private yards for home owners personal expression and preferences. Attached are some photos of past projects. Other layouts considered had the parking extending down one side. It was not possible to fit all the parking within the first 150 feet — any more would require a turnaround for emergency vehicles, taking up significantly more space. This side layout for parking also marginalized the shape & size of the commons to the point of being unusable. One "carriage unit" is nestled above the garage. It has a roof lower than 18 feet at the eaves, and no higher that 25 feet to the ridge line. It has a roof terrace — providing outside space for, AND eyes -on- the- street presence to the entry drive and parking area. In addition, they take attention away from the garages. While not "cottages" in the normal sense, they offer more affordability for all the units, and increase the choice of housing types. SzrOD 'J\P1/4 Cam« ROSS CHAPON ARCH ITECTS Post Office Box 230 • 195 Second Street • Langley, Washington 9826o Ph: (36o) ›.../1 2373 • Fx: (36o) 22'1 8603 • Em: inquiry@rosschapin.com Sundial Cottages Exterior Finish Schedule All colors are Sherwin Williams. The windows are Weathervane white vinyl and the roofing is an architectural grade 3 tab composition roofing. 13uildina Roofin Bod Tri m 11/12/08 1 Estate Gray (dark grey) nib3 g ,�, dk � „�,�, M,, M y lN�"�n t•�� y }f�yVS J 5 ° ` ,3 <, •. UL 4 T 'P• 61551 Rice Grain 6137 Burlap 2 Driftwood (dark brown and gray) �3 'PP .; riP • - "l' _' * „, . r 6.129 Restrained Gold 61551 Rice Grain 3 Estate Gray (dark grey) 2314 Awning Red 7012. Creamy 4 Estate Gray (dark grey) :......'; b ,�- 2820 Downing Earth ) ,t..':. 6157 Favorite Tan 5 Driftwood (dark brown and gray) off 4M O3 y3°.�? ¢. „ ” wr k -: +em °�1 g gyp, = 6157 Favorite Tan $ ' 6155I Rice Grain 6 Estate Gray (dark grey) 2314 Awning Re. 7o12lCreamy 7012 Cream • ara . e Estate Gray (dark grey) 6034 Arrestin• Auburn 1 7 Estate Gray (dark grey) dh •- 6157 ,_ Favorite Tan 282.0 Downing Eart 8 Driftwood (dark brown and gray) 4:._., '_� fi ^�"+ • , .........7. y•. • = r :•-. • ; ��, • 4 �:• 6157 Favorite Tan ..' 6155IRice Grain 9 Estate Gray (dark grey) .1.. Ecipse �• i ITF • 6157 Favorite Tan I Views from South ii6th Street ROSS CHAPINARCH ITECTS Sundial Cottages Post Office Box 23o • 195 Second Street • Langley, Washington 9826o Tukwila, Washington Ph: (360) 221 2373 • Fx: (360) 22.1 8603 • Em: ross@rosschapin.com 11/13/o8 Perspective Views approaching courtyard ROSS CHAPINARCH ITECTS Sundial Cottages Post Office Box 23o • 195 Second Street • Langley, Washington 98260 Tukwila, Washington Ph: (360) 221 2373 • Fx: (360) 221 8603 • Em: ross@rosschapin.com 1/13/o8 Perspective View from the Duwamish Rive View from the Interurban Trail ROSS CHAPIN ARCH ITECTS Sundial Cottages Post Office Box 230 • 195 Second Street • Langley, Washington 9826o Tukwila, Washington Ph: (360) 22i 2373 • Fx: (360) 221 8603 • Em: ross@rosschapin.com Perspective • • III ` *irii:fll 1{ililiti' ?i ?' ! %r' Description Developed in joint venture with the Cottage Company, this community is the first built under the City of Redmond's Innovative Housing Code, which gives incentives for developing size - limited homes. The first phase was completed in 2005 and has twelve 1000 SF cottages gathered around a garden courtyard. The buyers include a mix of professional couple, empty nesters, single women and single - parent families. The site plan and home design balance an inviting sense of community with the need for privacy. As in our other garden court neighborhoods, residents walk from the garage door to the front door — passing through a shared courtyard, private garden gate, and room -sized front porch— increasing the chance interactions among neighbors that are the seeds for community. This project received a BuiltGreen 4 -Star rating and Energy Star certification, which covers everything from stormwater management, to high -level insulation, to jobsite recycling. Trees taken down on the site were milled for use as flooring, front -porch beams and columns. The commons building, used for potlucks and meetings, uses whole logs for it's supporting structure, and has 100% of it's electricity supplied by photovoltaic panels on the roof. Awards The American Institute of Architects /Sunset Magazine gave Conover Commons it's 2006 Western Home Honor Award. 11161A ■ ROSS CHAPINARCH ITECTS Post Office Box 130 • 195 Second Street • Langley, Washington 9826o (360) 221 2373 • inquiry@rosschapin.com • www.rosschapin.com Conover Commons Cottages • • ROSS CHAPNN ARCH |T[CTS Post Offic Box Second Street . Langley, Washington vxzoo Description Developed in partnership vvkh the Cottage Company, this pocket neighborhood is located on a quiet street in the North Rose Hill area of Kirkland, Washington. A mix of sixteen three-bedroom homes and one and two-bedroom cotta d around shared garden courtyards. Like our other communities, these homes are tailored for a simpler yet rich lifestyle, in a setting where neighbors can know one another. The houses are BuiltGreen/EnergyStar certified and subscribe to the 'Natural Yard Care' program. Awards Ross Chapin Architects received the prestigious American Institute of Architects (AIA) 2007 Housing Award for Danielson Grove in the One/Two Family Production Homes category. Residential Architec |an awarded Ross Chapin Architects the Merit Award for Danielson Grove neighborhood in the Single-Family Production Housine/Detache6cutagory. Danielson Grove • Description Eight small houses of this 'pocket neighborhood' enclose a shared comunity green. Each dwelling has its own private yard, surrounded by a low fence and garden gate. Garages and parking are clustered off to the side — a design feature that has residents walking through the commons as a way of fostering a strong sense of community. This project was a joint venture with the Cottage Company and was developed under the City of Shoreline's new Cottage Housing Development (CHD) code. The cottages range in size from 768 to 998 square feet. Cottages around a garden... The hallmark of the development is a landscaped common garden designed to foster a cohesive community and provide a sense of place. The cottage homes, each with a private yard, are arranged around a commons with perennial flower borders, lawn, fruit trees and a tool shed. To the west side of the courtyard is a Commons Building containing a multi - purpose workshop for fixing a bike, planting seedlings or having a party. All cottages include a large covered porch, flower boxes, private yard, gas stove -type fireplaces, gas tank -less water heaters, wood floors, vaulted ceilings, unique interior details, great light and a sense of fun. Each owner has a single car garage (with openers) and there are seven unassigned parking spaces. The cottages were sold as condominiums. ROSS CHAPINARCH ITECTS Post Office Box 230 • 195 Second Street • Langley, Washington 98260 (360) 221 2373 • inquiry@rosschapin.com • www.rosschapin.com Greenwood Avenue Cottages • • Earth Solutions NW«C February 15, 2007 Earth Solutions NW LLC ES- 1094.01 • Geotechnical Engineering • Construction Monitoring • Environmental Sciences Sundial Properties, LLC 11544 Riviera Place Northeast Seattle, Washington 98125 Attention: Subject: Mr. Doug Davies Sundial Riverfront Cottages Riverbank Setback 3540 South 116th Street Tukwila, Washington References: Earth Solutions NW, LLC Geotechnical Engineering Study ES -1094, December 13, 2007 Dear Mr. Davies: Earth Solutions NW, LLC (ESNW) is pleased to present this addendum to the referenced geotechnical engineering study. Please see the attached Plate 1 showing the cross - section of the riverbank, the 2.5:1 projected slope, and the original proposed building setback of 20 feet from the ordinary high water mark (OHWM) which was requested by the City of Tukwila. ESNW recommends a 20 foot building setback from the top of the riverbank. RECEIVED DEC 2 3 2008 COMMUNITY DEVELOPMENT 2881 152nd Avenue NE • Redmond, WA 98052 • (425) 284 -3300 • FAX (425) 284 -2855 • Toll Free (866) 336 -8710 Sundial Properties, LLC February 15, 2008 • We appreciate the opportunity to be of service to you. information, or have questions, please call. Sincerely, EARTH SOLUTIONS NW, Kyle R. Campbell, P.E. Principal Attachments: • ES- 1094.01 Page 2 Should you require additional 14 °16 Stephen H. Avril Staff Geologist 1 EXPIRES ill 10oi3 Plate Earth Solutions NW, LLC • • PREPARED FOR SUNDIAL PROPERTIES, LLC December 13, 2007 Stephen H. Avril Staff Geologist IEXPmE$ uk Lvvz? 1 Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY SUNDIAL RIVERFRONT COTTAGES 3540 SOUTH 116TH STREET TUKWILA, WASHINGTON ES -1094 Earth Solutions NW, LLC 2881 — 152nd Avenue Northeast, Redmond, Washington 98052 Ph: 425- 284 -3300 Fax: 425- 284 -2855 Toll Free: 866 - 336 -8710 • • December 13, 2007 ES -1094 Sundial Properties, LLC 11544 Riviera Place Northeast Seattle, Washington 98125 Attention: Mr. Doug Davies Dear Mr. Davies: Earth Solutions NW, LLC (ESNW) is pleased to present this report titled " Geotechnical Engineering Study, Sundial Riverfront Cottages, Tukwila, Washington ". Based on results of our fieldwork, the site is underlain primarily by loose to medium dense poorly graded sand and silty sand. Groundwater seepage was encountered at approximately ten feet below existing grades at the time of our fieldwork (November 2007). In our opinion, the proposed residential structures can be supported on spread foundations bearing on at least two feet structural fill. The opportunity to be of service to you is appreciated. If you have any questions regarding the content of this geotechnical engineering study, please call. Sincerely, EARTH SOLUTIONS NW, LLC Kyle R. Campbell, P.E. Principal TABLE OF CONTENTS ES -1094 PAGE INTRODUCTION 1 General 1 Proiect Description 2 Surface 2 Subsurface 2 Geologic Setting 3 Groundwater 3 Critical Area Review 3 DISCUSSION AND RECOMMENDATIONS... 4 General 4 Site Preparation and Earthwork 4 Erosion Control 4 In -situ Soils 5 Structural Fill Placement 5 Excavations and Slopes 5 Riverbank Stability 6 Rockeries, Retaining Walls, and Modular Block Walls 6 Retaining Walls 6 Utility Trench Backfill 7 Pavement Sections 7 Foundations 8 Slab -on -Grade Floors 8 Drainage 8 Seismic Considerations 9 LIMITATIONS 9 Additional Services 9 Earth Solutions NW, LLC GRAPHICS PLATE 1 PLATE 2 PLATE 3 PLATE 4 APPENDICES • • TABLE OF CONTENTS Cont'd ES -1094 VICINITY MAP BORING LOCATION PLAN RETAINING WALL DRAINAGE DETAIL FOOTING DRAIN DETAIL Appendix A Field Exploration Field Logs Appendix B Laboratory Test Data Sieve Analyses Earth Solutions NW, LLC • • GEOTECHNICAL ENGINEERING STUDY SUNDIAL RIVERFRONT COTTAGES 3540 SOUTH 116TH STREET TUKWILA, WASHINGTON ES -1094 INTRODUCTION General This geotechnical engineering study was prepared for the proposed residential development to be constructed on the north side of South 116th Street, east of East Marginal Way in Tukwila, Washington. The purpose of this study was to provide geotechnical recommendations for the proposed development. Our scope of services for completing this geotechnical engineering study included the following: • Drilling, logging and sampling of one boring on the site, using a drill rig and operator contracted by ESNW; • Laboratory testing of samples obtained during drilling; • Engineering analysis, and; • Preparation of this report. The following documents were reviewed as part of preparing this Geotechnical Engineering Study: • Site layout provided by Barghausen Consulting Engineers, Inc., dated June 8, 2006; • Tukwila Critical Areas code 18.45.120; • King County on -line GIS resource; • Geologic Map of King County by Booth. ET. Al., 2006 and; • King County Soil Conservation Survey (SCS). Earth Sotutions NW, LLC Sundial Properties, LLC December 13, 2007 Protect Description ES -1094 Page 2 We understand the subject site will be developed with 10 residential buildings, garages, parking areas and infrastructure improvements. Due to the small amount of topographic relief across the site, we anticipate grading will be relatively minimal, requiring cuts and fills of two to four feet or less to achieve design elevations. The proposed residential structures will likely consist of relatively lightly loaded wood framing supported on conventional spread foundations. Based on our experience with similar developments, we anticipate wall loads on the order of one to two kips per lineal foot, and slab - on -grade loading of about 150 pounds per square foot (psf). Stormwater management plans were being developed at the time of this report. If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final design to confirm that our geotechnical- recommendations have been incorporated into the plans. Surface The subject site is located along the north side of South 116th Street, east of East Marginal Way in Tukwila, Washington. The approximate location of the subject property is illustrated on the Vicinity Map (Plate 1). The site consists of a nearly rectangular - shaped parcel approximately .78 acres in size. The approximate limits of the property are illustrated on the Boring Location Plan (Plate 2). The site is currently developed with a single family residence with a garage, and is treed with a dense under story near the north side of the site. The site is bordered to the north by the Duwamish River, to the west by a paved trail system, to the east by residential development, and to the south by South 116th Street. The overall site topography is relatively level, with little discernible elevation change. Vegetation throughout the site consists primarily native trees, a lawn area in the south portion of the site and in the north by dense undergrowth consisting of blackberries and other native brushy plants. Subsurface One boring was drilled on the subject site for purposes of assessing soil and groundwater conditions, and for characterizing and classifying the site soils. Please refer to the boring log provided in Appendix A for a more detailed description of the subsurface conditions. Earth Solutions NW, LLC • • Sundial Properties, LLC December 13, 2007 ES -1094 Page 3 Topsoil was encountered at the boring location and was observed to be on the order of six inches thick. Fill was encountered in boring B -1 to a depth of approximately 12 feet below existing grade. The fill was observed to consist predominantly of loose silty sand (Unified Soil Classification SM). In general the fill was underlain by loose to medium dense silty sand with gravel (SM), and poorly graded sand with silt (SP -SM). Geologic Setting Our review of the referenced geologic map identifies alluvium deposits (Qal) throughout the site and surrounding area. Alluvial soils consist primarily of a mixture of silt, sand, gravel, and cobbles in a consolidated condition. The soil conditions encountered during our fieldwork generally correlate with the geologic map designations. Groundwater Groundwater seepage was observed during our fieldwork (November 2007). We interpret the seepage encountered approximately 10 feet below existing grade to be the groundwater table. Groundwater should be expected in site excavations, particularly excavations extending ten feet or more below existing grades. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter months. Critical Area Review As part of our report preparation, we reviewed The City of Tukwila Critical Areas code 18.45.120. We also reviewed the King County on -line critical areas resource to determine if areas that may meet current geologically hazardous area definitions, are present on the subject site. Based on field estimates and our review of the referenced site plan, the site topography is gently inclined at an average gradient of about 10 percent or less. In our opinion, the site soils would present a slight erosion hazard and low landslide hazard; and would qualify for a Class 1 geologic instability designation according to the City of Tukwila code. Based on the soil and groundwater conditions observed at the time of our fieldwork (November 2007) we would designate the subject site as having a moderate susceptibility to liquefaction. No other geologically hazardous areas meeting the current City Tukwila Code definitions are present on the subject site. In our opinion, Best Management Practices (BMPs) consistent with current King County, and City of Tukwila development standards and the recommendations detailed in this report should be implemented in site design and construction plans. Earth Solutions NW, LLC • • Sundial Properties, LLC December 13, 2007 DISCUSSION AND RECOMMENDATIONS General ES -1094 Page 4 Based on the results of our study, construction of the proposed residential development is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include foundation support, structural fill placement, erosion control and the suitability of the on -site soils for use as structural fill. In our opinion the proposed structures can be supported on conventional spread and continuous foundations bearing on two feet of structural fill. Overexcavation will likely be required in order to provide two feet of structural fill under foundations. In our opinion, the soils generated from cuts throughout the site should generally be suitable for use as structural fill provided they are near the optimum moisture content. Structural fill material should not contain debris of organic matter. The presence of groundwater seepage in deeper utility and site excavations should be anticipated particularly in the winter and spring months. Supplemental recommendations for controlling groundwater seepage should be provided by the geotechnical engineer during the grading activities. This study has been prepared for the exclusive use of Sundial Properties, LLC, and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork The primary geotechnical considerations during the proposed site preparation and earthwork activities will involve structural fill placement and compaction, site drainage and erosion control. Erosion Control Temporary construction entrances and drive lanes, consisting of at least 12 inches of quarry spalls can be considered in order to minimize off-site soil tracking and to provide a relatively firm temporary road surface. Erosion control measures should consist of silt fencing and surface water runoff controls. Earth Solutions NW, LLC • • Sundial Properties, LLC December 13, 2007 In -sltu Soils ES -1094 Page 5 From a geotechnical standpoint, the soils encountered at our test sites are generally suitable for use as structural fill. The moisture sensitivity of the native soils can be characterized as moderate. Because the native soils are sensitive to moisture, successful use of the on -site soils will largely be dictated by the moisture content of the soils at the time of placement and compaction. Soils encountered during site excavations that are excessively over the optimum moisture content will require moisture conditioning prior to placement and compaction. Conversely, if the native soils are found to be dry at the time of placement, moisture conditioning through the application of water will be necessary prior to compacting of the soil. If the on -site soils cannot be successfully compacted, the use of an imported soil may be necessary. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of 5 percent or less defined as the percent passing the #200 sieve, based on the minus three - quarter inch fraction. Structural Fill Placement In general, areas to receive structural fill should be sufficiently stripped of organic matter and other deleterious material. The project geotechnical engineer should observe cleared and stripped areas of the site prior to structural fill placement. Structural fill is defined as compacted soil placed in foundation, slab -on- grade, and roadway areas. Fills placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be placed in loose lifts of 12 inches or less and should be compacted to a relative compaction of 90 percent, based on the maximum dry density as determined by the Modified Proctor Method (ASTM D- 1557). In pavement areas, the upper 12 inches of the structural fill should be compacted to at least 95 percent and be in stable, non - yielding condition. Excavations and Slopes The United States Occupational Safety and Health Administration (OSHA), and the Washington Department of Labor and Industries (L &I) classify soils in terms of temporary slope inclinations (see WAC 296- 155 -66401 Appendix A -Soil classification). Based on the soil conditions we encountered during site exploration, the site soils are classified as Type C. Temporary slopes over four feet in height in Types C soils should be sloped no steeper than 1.5H:1 V (Horizontal:Vertical). If 1.5H:1V temporary slopes cannot be achieved, temporary shoring may be necessary to support the excavations. Permanent slopes should maintain a gradient of 2H:1 V, or flatter, and should be planted with an appropriate species of vegetation to enhance stability and to minimize erosion. Earth Solutions NW, LLC • • Sundial Properties, LLC December 13, 2007 ES -1094 Page 6 The project geotechnical engineer should observe temporary and permanent slopes to confirm the inclination is appropriate for the exposed soil conditions. Riverbank Stability The riverbank was observed to be stable in its present condition and configuration. The riverbank was fully vegetated at the time of our fieldwork. Indications of erosion or undercutting were not observed. Based on our observations, the proposed structures should be setback at least 20 feet from the top of the riverbank. Rockeries. Retaining Walls, and Modular Block Walls In our opinion, the use of rockeries, retaining walls or modular block walls at this site is feasible from a geotechnical standpoint. Rockeries or modular block walls over four feet in height will require an engineered design. ESNW can provide engineered rockery and modular block wall designs, upon request. The geotechnical engineer should review the final wall alignments and wall heights with respect to the proposed site grading. Retaining Walls If retaining walls will be utilized at this site, they should be designed to resist earth pressures and applicable surcharge loads. For design, the following parameters can be assumed for retaining wall design: • Active Earth Pressure (Yielding Wall) 35 pcf (equivalent fluid) • At -Rest Earth Pressure (Restrained Wall) 50 pcf • Traffic Surcharge (Passenger Vehicles) 70 psf (rectangular distribution) • Passive Resistance 350 pcf (equivalent fluid) • Coefficient of Friction 0.40 Additional surcharge loading from foundations, sloped backfill, or other loading should be included in the retaining wall design. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design. ESNW should review retaining wall designs to confirm the recommended earth pressure values and drainage have been incorporated into the design, and to provide additional recommendations if necessary. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least eighteen inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable (surface seal) soil, if desired. A rigid, perforated drain pipe should be placed along the base of the wall, and connected to an approved discharge location. A detail is provided as Plate 3. Earth Solutions NW. LLC Sundial Properties, LLC December 13, 2007 Utility Trench Backfill ES -1094 Page 7 In our opinion, the soils observed at the boring location are generally suitable for support of utilities. The very loose soil encountered at a depth of 15 feet below existing grade is not considered suitable for direct support of utilities. Organic or highly compressible soils encountered in the trench excavations should not be used for supporting utilities. Caving of trench walls will occur where excavation extend into groundwater. In general, the soils anticipated to be excavated from utility trenches should be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement and compaction and fines contents are within acceptable limits to maintain stability. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the City of Tukwila. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthwork section of this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas of unsuitable or yielding subgrade will require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic, the following preliminary pavement sections can be considered: • Two inches of asphalt concrete (AC) placed over four inches of crushed rock base (CRB), or; • Two inches of AC placed over three inches of asphalt treated base (ATB). The AC, ATB and CRB materials should conform to WSDOT specifications. Heavier truck - traffic areas generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic. ESNW can provide appropriate pavement section design recommendations for truck traffic areas and right -of -way improvements. Additionally, the City of Tukwila road standards may supersede the recommendations provided in this report. Earth Solutions NW, LLC • • Sundial Properties, LLC December 13, 2007 Foundations ES -1094 Page 8 In our opinion, the proposed buildings can be supported on conventional spread and continuous footings bearing on two feet of structural fill. Assuming the buildings will be supported as described above, the following parameters can be considered for design of the new foundations: • Allowable Soil Bearing Capacity 2,000 psf • Passive Resistance 350 pcf (equivalent fluid) • Friction 0.40 • IBC Site Class Site Class E (Table 1613.5.2, 2006 IBC) • Liquefaction Susceptibility Moderate to high A one -third increase in the allowable soil bearing capacity can be assumed for short-term wind and seismic loading conditions. Slab -On -Grade Floors Slab -on -grade floors for the proposed buildings should be supported on a firm and unyielding subgrade consisting of competent native soil or structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of five percent or less (percent passing the #200 sieve, based on the minus three- quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a vapor barrier is to be utilized it should be a material specifically designed for use as vapor barrier, and should be installed in accordance with the manufacturer's specifications. Drainage The groundwater table was encountered at a depth of 10 feet below existing grade at the time of our fieldwork (November 2007). As such, groundwater should be expected in deeper site excavations, particularly during the wetter winter months. Temporary measures to control groundwater seepage and surface water runoff during construction would likely involve interceptor trenches and sumps, as necessary. In our opinion, perimeter drains should be installed at or below the invert of the building footings. A typical footing drain detail is provided on Plate 4. Earth Solutions NW, LLC • • Sundial Properties, LLC December 13, 2007 Seismic Considerations ES -1094 Page 9 The 2006 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures. As previously mentioned, based on the soil conditions observed at the test sites, Site Class E, from table 1613.5.2, should be used for design. In our opinion, liquefaction susceptibility at this site is moderate to high. Based on the soil and groundwater conditions observed at the site, the foundations for the proposed structures will not bear in liquefiable soil. However, total settlement of up to three inches could occur at the ground surface as a result of liquefaction. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test sites may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solutions NW, LLC • • APPENDIX A SUBSURFACE EXPLORATION ES -1094 The subsurface conditions at the site were explored by drilling a subsurface boring using a drill rig and operator contracted by ESNW. The approximate boring location is illustrated on Plate 2 of this report. The boring log is provided in this Appendix. The subsurface exploration was completed in November 2007. The log of the boring is presented in Appendix A. The stratification lines on the log represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC • • Earth Solutions NW LLC SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER COARSE GRAINED SOILS MORE THAN 5096 OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS aF C FRACTION RETAINED ON NO. 4 SIEVE CLEAN GRAVELS (LITTLE OR NO FINES) • o •• • :b�:� gi GW WELL - GRADED GRAVELS. GRAVEL - SAND MIXTURES, LITTLE OR 140 oQ° •oQ° p�op Qo • GP POORLY- GRADED GRAVELS, GRAVEL FINES D MIXTURES, LITTLE OR NO GRAVELS WITH FINES (APPRECNBLE AMOUNT OF FINES) •Q' °'' ; °Q' o ;� • ' 1 4 r, f GM SILTY GRAVELS, GRAVEL - SAND - SILT MIXTURES I',n• . ��ri�i J 4'4", �� j g• i4, GC CLAYEY GRAVELS, GRAVEL • SAND - CLAY MIXTURES SAND AND SANDY SOILS MORE THAN 50°A OF COARSE FRACTION PASSING ON 140. 4 SIEVE CLEAN SANDS (LITTLE OR NO FINES) SW WELL - GRADED SANDS, GRAVELLY SANDS, LITTLE OR NO FINES SP POORLY - GRADED SANDS, GRAVELLY SAND, LITTLE OR NO FINES SANDS WITH FINES (APPRECIABLE AMOUNT OF FINES) ' SM SILTY SANDS, SAND - SILT MIXTURES SC CLAYEY SANDS. SAND - CLAY MIXTURES FINE GRAINED SOILS MORE THAN 50% OF MATERIAL IS SMALLER THAN NO. 200 SIEVE SIZE SILTS AND UQUID LIMIT LESS THAN 50 CLAYS ML INORGANIC SILTS AND VERY FINE SANDS, ROCK FLOUR, SILTY OR CLAYEY FlNE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY CL INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS _— — — — OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY SILTS AND LIQUID UMIT CLAYS GREATER THAN 50 MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SAND OR SILTY SOILS l CH INORGANIC CLAYS OF HIGH PLASTICITY c'.. ^^ " OH ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY. ORGANIC SILTS HIGHLY ORGANIC SOILS u u u , 1'=' '—'' ' —'' a u u "• pT PEAT. HUMUS. SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. Earth Solutions NW BORING NUMBER B -1 L trtti 2881 152nd Avenue N.E. Solution~ Redmond, Washington 98052 PAGE 1 OF 2 \%I'1 1( Telephone: 425 - 284-3300 Fax: 425-284-2855 CLIENT Barghausen Consulting Engineers PROJECT NAME Sundial Riverfront Cottages PROJECT NUMBER 1094 PROJECT LOCATION Tukwila, Washington DATE STARTED 11/28/07 COMPLETED 11/28/07 GROUND ELEVATION 22 ft HOLE SIZE DRILLING CONTRACTOR Boretec GROUND WATER LEVELS: DRILLING METHOD HSA Q AT TIME OF DRIWNG 10.0 ft / Elev 12.0 ft LOGGED BY SHA CHECKED BY SHA AT END OF DRIWNG — NOTES Blackberry Brambles AFTER DRILLING — o 0 SAMPLE TYPE NUMBER RECOVERY % BLOW COUNTS (N VALUE) TESTS vi 0. GRAPHIC LOG MATERIAL DESCRIPTION - - _ - - - 5 MC = 11.40% SM • •••'• •:.;•$ .•. ••••••• : : :: Brown silty SAND with gravel, loose, moist (Fill) 3.0 19.0 SP $$$ ❖ :•: •,•.$.• 0.1•••••• •••5.0 .••• Brown poorly graded SAND, loose, moist (Fill) 17.0 - - - 10 SS 100 2-22- MC = 12.60°% SM ❖ :❖ .+:*: .•.• O•••O 000• ••••°•O ••• •O.0• •❖i: Brown silty SAND, loose, moist (Fill) - cardboard debris 10.0 v -groundwater table at 10' 12.0 - ") 15 1 SS 100 �r MC =11.60% SM :. :=• : : -. .•'• Brown silty SAND, loose, moist • 7.0 Brown silty SAND, very loose, wet : : �• 20.0 2.0 '. -X - -1 20 SS 100 2 -1 -1 (2) MC = 30.40 °% Fines = 49.70% SM tit) CLIENT PROJECT Earth Solutions NW W BORING NUMBER B -1 Ca i t I I 2881 152nd Avenue N.E. PAGE 2 OF 2 I u I i o n Redmond, Washington 98052 \i1'114 Telephone: 425 - 284 -3300 Fax: 425 -284 -2855 Barghausen Consulting Engineers PROJECT NAME Sundial Riverfront Cottages NUMBER 1094 PROJECT LOCATION Tukwila. Washington N DEPTH ° (ft) SAMPLE TYPE NUMBER RECOVERY % BLOW COUNTS (N VALUE) TESTS vi ai GRAPHIC 1 it MATERIAL DESCRIPTION _ 25 SS 100 X149 MC = 24.70% SP- SM • :r „..• ; . :r.` : • Black poorly graded SAND with silt, medium dense, wet . ; - becomes loose 26.5 -4.5 - ` SS 100 3-4-5 (9) MC = 32.10% Fines = 8.10% Boring terminated at 26.5 feet below existing grade. Groundwater table encountered at 10.0 feet during drilling. Boring backfilled with bentonite and cuttings. Bottom of hole at 26.5 feet. • • APPENDIX B LABORATORY TEST DATA ES -1094 Earth Solutions NW, LLC :e nr.i-- it4Z*sr;'nEtTIT Earth Solu tk►n s NWuc Earth Solutions NW, LLC 2881 152nd Avenue N.E. Redmond, WA 98052 Telephone: (425) 284 -3300 Fax (425) 284 -2855 CLIENT Sundial Properties, LLC PROJECT NUMBER ES -1094 GRAIN SIZE DISTRIBUTION PROJECT NAME Sundial Riverfront Cottages PROJECT LOCATION Tukwila 100 95 90 85 80 75 70 65 w 60 m 55 cc Z 50 H 45 0 40 w a. 35 30 25 20 15 10 5 0 U.S. SIEVE OPENING IN INCHES 1 U.S. SIEVE NUMBERS 6 4 3 2 1.5 1 3r4 1/23/8 3 3, 6 8 . 1416 20 30 . 50 60 100 140 200 1 HYDROMETER • • • • 100 COBBLES Specimen Identification 10 GRAVEL coarse I fine 1 0.1 GRAIN SIZE IN MILLIMETERS SAND coarse I medium fine 0.01 SILT OR CLAY 0.001 Classification LL PL PI • B-1 15.0ft. Brown silty SAND, SM Cc 1 B -1 25.0ft. Dark brown poorly graded SAND with silt, SP -SM 1.30 3.25 Specimen Identification • B -1 15.0ft. 1 8 -1 25.0ft. 0100 2 4.75 D60 0.108 0.267 D30 0.169 D10 0.082 %Gravel 0.0 0.0 %Sand %Silt I %Clay 50.3 49.7 91.9 8.1 4 COPIES • • REPORT DISTRIBUTION ES -1094 Sundial Properties, LLC 11544 Riviera Place Northeast Seattle, Washington 98125 Attention: Mr. Doug Davies Earth Solutions NW, LLC 2008 -12 -19 13:21 The Boeing Company 2067661033 » 425 251 ti /iaC P C /1U RECEIVED • • DEC' 2 3 2008 COMMUNITY ELOPMENT tip 'l,A:to rri't . TfFyt7IC44bC8'.t;L}T14'MDv Douglas C. Davies REFERENCE NO: /Douglas C. Davies Order No.: 40026107 Liability: $10,000.00 Charge: $ 350.00 Tax: $ 31.50 Total: $ 381.50 SUBDIVISION GUARANTEE Subject to the Exclusions from Coverage, the limits of liability and other provisions of the Conditions and Stipulations hereto annexed and made a part of this Guarantee, and subject to the further exclusion and limitation that no guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. Commonwealth Land Title Insurance Company a corporation herein called the Company, GUARANTEES the Assured named In Schedule A against actual monetary loss or damage not exceeding the liability amount stated herein which the Assured shall sustain by reason of any Incorrectness in the assurances set forth In Schedule A. Dated: December 4, 2008 Commonwealth Land Title Insurance Company By Authorized Si n ture Subdivision Guarantee Page 1 of 5 GNT004 2008 -12 -19 13:21 The Boeing Company 2067661033 » 425 251 8782 P 3/10 • • Order No.: 40026107 SCHEDULE A 1. Name of Assured: Douglas C. Davies 2. Date of Guarantee: December 4, 2008 3. The assurances referred to on the face page hereof are: a. That according to those public records which, under the recording laws, impart constructive notice of matters affecting title to the following described land: See Exhibit A attached hereto. b. Title to the estate or Interest In the land is vested in: Douglas C. Davies, as his separate estate c. The estate or interest In the land which is covered by this Guarantee Is: A fee simple estate Subject to the Exceptions shown below, which are not necessarily shown in order of their priority. EXCEPTIONS: 1. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY: (1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO.: 073300 0225 YEAR BILLED PAID BALANCE 2008 $4,073.82 $4,073.82 $0.00 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $0.00. LEVY CODE: 2408 ASSESSED VALUE LAND: $293,000.00 ASSESSED VALUE IMPROVEMENTS: $52,000.00 2. CITY OF TUKWILA ORDINANCE NO. 2007 AND THE TERMS AND CONDITIONS THEREOF: REGARDING: AGREEMENT TO JOIN AND PARTICIPATE IN THE FORMATION OF AN IMPROVEMENT DISTRICT OR SEWER IMPROVEMENT PROJECT SANCTIONED BY VAL VUE SEWER DISTRICT, AND NOT TO OPPOSE OR PROTEST ASSESSMENTS THEREFOR RECORDED: FEBRUARY 13, 2003 RECORDING NO.: 20030213002124 3. MATTERS SET FORTH BY SURVEY: RECORDED: JANUARY 29, 2002 RECORDING NO.: 20020129900007 DISCLOSES: THE LOCATION OF SOUTH 116TH STREET AND THE LOCATION OF ABANDONED SEATTLE- TACOMA INTERURBAN RAILROAD 4. THE EFFECT ON THE TITLE AND THE DESCRIPTION OF THE LAND DUE TO THE LOCATION OF " THE EAST LINE OF THE RIGHT OF WAY OF THE PUGET SOUND POWER & LIGHT COMPANY" CONTAINED IN THE LEGAL DESCRIPTION IN SCHEDULE A. Subdivision Guarantee Page 2 of 5 GNT004 2008 -12 -19 13:21 The Boeing Company 2067661033 » 425 251 8782 P 4/10 • • Order No40026107 5. RIGHTS OF STATE OF WASHINGTON TO THAT PORTION OF THE LAND, IF ANY, LYING IN THE BED OF DUWAMISH RIVER, IF THAT WATERWAY IS NAVIGABLE. 6. ANY CHANGE IN THE BOUNDARY OR LEGAL DESCRIPTION OF THE LAND DESCRIBED HEREIN, DUE TO A SHIFT OR CHANGE IN THE COURSE OF DUWAMISH RIVER. 7. RIGHTS AND EASEMENTS OF THE PUBLIC FOR COMMERCE, NAVIGATION, RECREATION AND FISHERIES. 8. ANY RESTRICTIONS ON THE USE OF THE LAND RESULTING FROM THE RIGHTS OF THE PUBLIC OR RIPARIAN OWNERS TO USE ANY PORTION WHICH IS NOW, OR HAS BEEN, COVERED BY WATER. 9. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: DOUGLAS C. DAVIES, A SINGLE MAN, AS HIS SEPARATE ESTATE TRUSTEE: COMMONWEALTH LAND TITLE INS CO BENEFICIARY: BOEING EMPLOYEES CREDIT UNION ORIGINAL AMOUNT: $284,000.00 DATED: JANUARY 18, 2006 RECORDED: JANUARY 23, 2006 RECORDING NO.: 20060123002591 10. THE LAND DESCRIBED IN THIS COMMITMENT APPEARS TO BE RESIDENTIAL IN NATURE AND MAY BE SUBJECT TO THE PROVISIONS OF R.C.W.6.13.060 (HOMESTEAD STATUTE) IF THE LAND IS OCCUPIED AS A PRIMARY RESIDENCE. IF THE LAND IS OCCUPIED AS A PRIMARY RESIDENCE, ALL INSTRUMENTS CONVEYING OR ENCUMBERING THE LAND MUST BE EXECUTED BY EACH SPOUSE, INDIVIDUALLY, OR BY AN ATTORNEY -IN -FACT. IN THE EVENT THE COMPANY RECEIVES INSTRUMENTS THAT ARE NOT JOINED BY THE NON - OWNING SPOUSE WITH POSSIBLE HOMESTEAD RIGHTS, THE COMPANY MAY BE UNABLE TO RECORD OR TO INSURE THE TRANSACTION. NOTE 1: BASED ON INFORMATION PROVIDED TO THE COMPANY, ON THE DATE OF THIS COMMITMENT IT APPEARS THAT THERE IS LOCATED ON THE LAND: NOTE 2: A SINGLE FAMILY RESIDENCE KNOWN AS: 3540 SOUTH 116TH ST. TUKWILA, WA 98168 THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED, PER AMENDED RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN THE BODY OF THE DOCUMENT. TRACTS 43, 44 AND 45, BENNETT'S INTERURBAN TRACTS, UNRECORDED Subdivision Guarantee Page 3 of 5 GNT004 2008-12 -19 13:22 The Boeing Company 2067661033 » 425 251 8782 P 5/10 • • NOTE 3: JBS Order No40026107 WHEN SENDING DOCUMENTS FOR RECORDING, VIA U.S. MAIL OR SPECIAL COURIER SERVICE, PLEASE SEND TO THE FOLLOWING ADDRESS, UNLESS SPECIFIC ARRANGEMENTS HAVE BEEN MADE WITH YOUR TITLE UNIT: COMMONWEALTH LAND TITLE COMPANY OF PUGET SOUND 1501 - 4TH AVENUE, SUITE 308 SEATTLE, WA 98101 ATTN: RECORDING DEPT. COMMONWEALTH PRE - ADDRESSED ENVELOPES MAY STILL BE USED WHEN SENDING DOCUMENTS VIA TDS (TITLE DELIVERY SERVICE) TO THE ADDRESS ON THE FACE OF THE COMMITMENT COVER PAGE OR TO THE ABOVE ADDRESS. Enclosures: Sketch Vesting Deed Paragraphs All recorded matters Subdivision Guarantee Page 4 of 5 GNT004 CUU5-1C-19 13:CC Ine hoeing company • LUb(bb I U3J > 4CD CD I LS(OC F' O/ I U EXHIBIT "A" Order No.: 40026107 THAT PORTION OF GOVERNMENT LOT 6, SECTION 10, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT A STONE MONUMENT IN THE WEST LINE OF SAID SECTION AT A POINT WHICH IS 1,168.66 FEET SOUTH FROM THE NORTHWEST CORNER THEREOF; THENCE EAST AT RIGHT ANGLES, 1,312.86 FEET TO THE EAST LINE OF SAID LOT 6, AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 0 °04'10.7" EAST, ALONG SAID EAST LINE, 40 FEET TO THE NORTH LINE OF SOUTH 116TH STREET; THENCE WEST, ALONG SAID NORTH LINE, 109.41 FEET TO THE EAST LINE OF THE RIGHT OF WAY OF THE PUGET SOUND POWER & LIGHT COMPANY; THENCE NORTHERLY, ALONG SAID EAST LINE, 254.46 FEET MORE OR LESS, TO THE DUWAMISH RIVER; THENCE EASTERLY, ALONG SAID RIVER, TO A POINT FROM WHICH TRUE POINT OF BEGINNING BEARS SOUTH 0°04'10.7" EAST; THENCE SOUTH 0 °04'10.7" EAST, 213 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION THEREOF LYING WITHIN ROAD; (ALSO KNOWN AS TRACTS 43, 44 AND 45, BENNETT'S INTERURBAN TRACTS, AS PER UNRECORDED PLAT THEREOF); SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. 2008 -12 -19 13:22 The Boeing Company • SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to Oho extent that specific assurances are provided In Schedule A of this Guarantee, the Company assumes no liability for lose or damage by reason of the following; (a) Defects, (lens, encumbrances. adverse claims or other metiers against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real properly: or. (2) Proceedings by a public agency which may result in taxes or assessments, 01 notices of such proceedings. whether or not the matters exduded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatanted mining claims; (2) reservations or exceptions In patents or in Ads authorizing the issuance thereof; (3) water rights. claim or lite to water, whether or not the matters excluded under (1), (2) or (3) aro shown by the pubic records. 2. Notwithstanding any specific assurances which ere provided In Schedule A of this Guarantee, the Company assumes no (lability for loss or damage by mason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the Ones of the land expressly descibed In the description set forth in Schedule (A), (C) or In Pert 2 of this Guarantee. or title to streets, roads. avenues, lanes, wage or waterways to which such land abuts, or the right to maintain therein vaults, tunnels. ramps or any structure or Improvements, or any rights or easements therein, unless such property, rights or easements are expressly and spedficaly set forth in said descriptlon. (b) Defects. liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by ono or more of the Assureds; (2) which result In no loss to the Assured; or (3) which do not result in the Invalidity or potential Invalidity of any Judicial or non judicial proceeding which Is within the scope and purpose of the assurances provided. (c) The Identity of any party shown or referred to In Schedule A. (d) 'The validity, legal effect or priority of any mater shown or referred to In this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Tonne. The following term when used In the Guarantee mean: (a) the "Assured ": the party or parties nomad as the Assured In this Guarantee, or on a supplemental writing executed by the Company. (b) land": the land described or referred to In Schedule (A). (C) or In Pad 2. and improvements affixed thereto which by law constitute real property. The term land' does not Include any property beyond the lines of the area described or referred to In Schedule (A). (C) or In Part 2. nor any right title, interest, estate or easement In abutting streets, roads, avenues. alleys, lanes, ways or waterways. (c) 'mortgage': mortgage, deed of trust, trust deed. or other security instrument. (d) 'public records': records established under state statutes at Date of Guarantee for the purpose of Impacting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) 'date": the effective dale. 2. Notice of Claim to be Given by Assured Claimant An Assured shall notify the Company prompt), In writing In case knowledge shat come to an Assured hereunder of any claim of title or Interest which to adverse to the title to the estate or interest. as stated heroin, and which might cause loss or damage for which the Company may be liable by virtue of thla Guarantee. If prompt notice shall not be given to the Company, than all liability of the Company shall terminate with regard to Ube matter or maters for which prompt notice is required; provided, however. that failure to notify the Company shat In no case prejudice the rights of any Assured under this Guarantee unbars the Company shat be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute, The Company shat have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any Magellan In such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has rho duty to defend or prosecute as set forth In Paragraph 3 above: (a) The Company shat have the right, at Its sole option and coat, to institute and Prosecute any adlon or proceeding, Interpose a defense. as Untied in (b), or to do any other act which in its oplydon may be necessary or desirable to establish the title to the estate or Interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce lose or damage to the Assured. The Company may take any appropriate action under the term of this Guarantee, whether or not U shat be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exerdse Its rights under this paragraph, It shat do so &gently. (b) If the Company elects to exercise Its options as stated In Paragraph 4(a) the Company shall have the right to select counsel of is choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shat not be liable for end will not pay the lees of any other counsel, nor wit the Company pay any foes. costs or expenses Incurred by en Assured In the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or Interposed a defense as permitted by the provisions of this Guarantee. the Company may pursue any litigation to final detemitnation by a court of competent jurisdiction and expressly reserves the right, In its sole discretion, to appeal from an adverse Judgment or order. (d) in all cases whore this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, end all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company. an Assured. at the Company's expense. shall give the Company all reasonable aid In any action or proceeding, securing evidence, obtaining witnesses, proeecullng or defending the axon or lawful act which in the opinion CLTA Guarantee Conditions and Stipulations (Revised 12/15/95) 2067661033 » 425 251 8782 P 7/10 • of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lion rights of the Assured. If the Company Is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. 5. Proof of Loss or Damage. In addition to and attar the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and swom to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts gluing rise to the loss or damage. The proof of bas or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state. to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shall terminate. In addttlon, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying. at such reasonable times and places as may be designated by any authorized representative of the Company, all records. books, ledgers. checks. correspondence and memoranda, whether bearing a date before or after Dale of Guarantee, which reasonably pertain to the loss or damage. Further, if mistreated by any authorized representative of the Company, the Assured shat grant Its permission. In writing, for any authorized representative of the Company to examine. Inspect and copy all records. books. ledgers, checks. correspondence and memoranda in the custody or control of a Third party, which reasonably pertain to the loss or damage. Ali information designated as confidential by 1110 Assured provided to the Company pursuant to this Section shall not be disclosed to others unless. In the reasonable judgment of the Company, it is necessary In the administration of the claim Failure of the Assured to submit for examination under oath. produce other reasonably requested Information or grant permission to secure reasonably necessary Information from third parties as required In the above paragraph. unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim 6. Options to Pay or Otherwise Settle Claims: Termination of liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result In lose to the Assured within the coverage of this Guarantee. or to pay the full amount of thla Guarantee or, if this Guarantee is Issued for the benefit of a holder of a mortgage or a llenholder, the Company shall have the option to purchase the Indebtedness secured by said mortgage or said Tien for the amount owing thereon. together with any costs. reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase. payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said Indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security. to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for In Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required In that paragraph, shall terminate. Including any obligation to contlnue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured ar With the Assured Claimant. To pay or otherwise settle with other parties for or In the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the lime of payment and which to Company is obligated to pay. Upon the exercise by the Company of the option provided for In Paragraph (b) the Company's obligation to the Assured under this Guarantee for the daimed loss or damage. other than to make the payment required In that paragraph shall terminate, including any obligation to continuo the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4. 7. Dotemrtnatlon and Extent of Liability. This GuaraNee is a centred of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The liability of the Company under thla Guarantee to the Assured shall not exceed the least of: (b) the amount of Ilabltly slated in Schedule A or In Part 2; the amount of the unpaid principal Indebtedness secured by the mortgage of an Assured mortgagee, as !United or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulation, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or Interest subject to any defect, lien or encumbrance assured against by this Guarantee. 8. Limitation of Liability. (a) If the Company establishes the title. or removes the alleged defect, Heat or encumbrance. or cures any other matter assured against by this Guarantee In a reasonably diligent manner by any method. Including litigation and the completion of any appeals therefrom. it shall have hilly performed its obligations with respect to that matter and shall not be liable for any lose or damage caused thereby. 2008 -12-19 13:23 The Boeing Company 2067661033 » 425 251 8782 P 8/10 • • CONDITIONS AND STIPULATIONS CONTINUED (b) In the event of any litigation by the Company or with the Company's consent. the Company shall have no liability for loss or damage until there has been a Final determination by a court of competent jurisdiction. and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in sealing any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs. attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been last or destroyed, In which case proof of toss or destruction shall be furnished to the satlefacaon of the Company. (b) When liability and the extent of loss or damage has been definitely axed In accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest In the Company unaffected by any act of the Assured claimant The Company shag be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property In respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary In order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle In the name of the Assured and to use the name of the Assured In any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all tights and remedies of the Assured after the Assured shall have recovered its pdnclpal, Interest. and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration Association. Arbitrable matters may Include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any 5e1'01ce of the Company In connection with Its Issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability Is $1.000,000 or less shell be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability la In excess of $1,000.000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules In effect at Date of Guarantee shag be binding upon the parties. The award may include attorneys' fees only if the laws of the slate In which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(,) may be entered in any court having Jurisdiction thereof. The law of the sites of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any. attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole.' (b) Any claim of loss or damage. whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent All notices required to be given the Company and any statement In writing required to be furnished the Company shag include the number of this Guarantee and shall be addressed to: Consumer Affairs Department, P.O. Box 27507, Richmond. Virginia 23201 -7507. CLTA Guarantee Conditions and Stipulations (Revised 12/15/95) 2008 -12 -19 13:24 The Boe Company RECf ED DEC 2 3 200 2067661033 » 425 251 8782 P 9/10 14816 Militar3Sd South P.O. Box 69550 Tukwila, WA 98168 Phone: (206) 242 -3236 Fax: (206) 242 -1527 CERTIFICATE OF SEWER AVAILABILITY /NON - AVAILABILITY Y DEVELOP:WE NT Residential: $50 Certificate of Sewer Availability OR ❑ Certificate of Sewer Non - Availability Commercial: $100 Part A: (To Be Completed by Applicant) � Purpose of Certificate: ❑ Building Permit ❑ Preliminary Plat or PUD a. Other ,,i11' ❑ Short Subdivision ❑ Rezone 9 u Proposed Use: ❑ Residential Single Family ❑ Residential Multi- Family ❑ Commercial Cii Other Applicants Name: `> v. ND fi, L 7/e O pa,�Yl Phone: 8�jlic ,: %�,� NA,,w a Property Address or Approximate Location: ` Tax Lot Number. ,:;`..L :, S //G 5Y /vk,,, 1-A O 7330o ._ O.L Legal Description(Attach Map and Legal Description if necessary): Part B: (To Be Completed by Sewer Agency) I 1. ❑ a. Sewer Service will be provided by side sewer connection only to an existing size sewer feet from the site and the sewer system has the capacity to serve the proposed use. OR ® b. Sewer service will require an improvement to the sewer system of ❑ (1) feet of sewer trunk or lateral to reach the site; and/or ❑ (2) the construction of a collection system on the site: and/or - ® (3) other (describe): gas S j lek cle-41i.1 G ft4 e v 4-711 o 4 O.^ e. y. tc -t1 I to, ti` f C r si.t>S,S 'r•C r C-V-0,I G -ii-e— 11 ft, 2. (Must be completed if 1.b above Is checked) ® a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan. OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. 51 a. The proposed project Is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: PERMIT: $ a. District Connection Charges due prior to connection: GFC: $ SFC: $ UNIT: $ TOTAL: $ _ (Subject to Change on January 1st) King County/METRO Capacity Charge: Currently, $5,721.40 /residential equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King Co/Metro without notice.) b. Easements: ❑ Required ® May be Required / c. Other: Ch c. r,c.r to bc. ..tc 1—e—tee,: ..,441 4 r '711'rt( .*f cDrr✓1 fCli u-r I hereby certify that the above sewer agency information is true. This certification shall be valid for one year fro jn -tire date of signature. t.„ By C1 42 u y C�v Title %� J/67c 8 Date 6 -sue- �os� 2008 -12 -19 13:24 The Boeing Company 2067661033 » 425 251 8782 P 10/10 • ATTACHMENT TO VAL VUE SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY/NON- AVAILABILITY The following terms and conditions apply to the attached Val Vue Sewer District ( "District ") Certificate of Sewer Availability/Non - Availability ( "Certificate "). 1. This Certificate is valid only for the real property referenced herein ( "Property "), which is in the District's service area, for the sole purpose of submission to the King County Department ofDevelopment and Environmental Services, King County Department of Public Health, City of Seattle, City of Tukwila, City of Burien and/or City of SeaTac. This Certificate is between the District and the applicant only, and no third person or party shall have any rights hereunder whether by agency, third -party beneficiary principles or otherwise. 2. This Certificate creates no contractual relationship between the District and the applicant and its successors and assigns, and does not constitute and may not be relied upon as the District's guarantee that sewer service will be available at the time the applicant may apply to the District for such service. 3. As of the date of the District's signature on this Certificate, the District represents that sewer service is available to the Property through sewer systems that exist or that may be extended by the applicant. The District makes no other representations, express or implied, including without limitation that the applicant will be able to obtain the necessary permits, approvals and authorizations from King County, City of Seattle, City of Tukwila, City of Burien, City of SeaTac or any other governmental agency before the applicant can utilize the sewer service which is the subject of this Certificate. 4. if the District or the applicant must extend the District's sewer system to provide sewer service to the Property, the District or applicant may be required to obtain from the appropriate governmental agency the necessary permits, approvals and authorizations. In addition, the governmental agency may establish requirements that must be satisfied as a condition of granting any such permits, approvals or authorizations, which may make impractical or impossible the provision of sewer services to the Property. 5. Application for and possible provision of sewer service to the Property shall be subject to and conditioned upon availability of sewer service to the Property at the time of such application, and compliance with federal, state, local and District laws, ordinances, policies, and/or regulations in effect at the time of such application. I acknowledge that I have received the Certificate ojSewerAvailability /Non - Availability and this Attachment, and fully understa •• ter l and • • itions herein. /` / Applicant's Signa /b2/ /O F� D ate CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan(a;ci Auk wila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON RECEIVED DEC 1 2 3 2008 DENS OPJ NT ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 3 540 South 116th Street for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the Toss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. , 20 CYO EXECUTED at 520. \e (city), W P (state), on O, Print Name Doug Davies Address 11544 Riviera Place NE, Seattle 98125 Phone Number (425),„18.1 -2218 ature On this day personally appeared before me Doug Davies to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. -rh C01'Je� 20 U1( SUBSCRIBED AND SWORN TO BEFORE ME ON THIS � u DAY OF S. R. SWEENEY NOTARY PUBLIC STATE OF WASHINGTON COMMISSION ExP!P S i) :f AUGUST 29, 2012 NOTARY PUBLIC in and for the State of W gton residing at Kr3 Du `1My Commission expires on p /�"\ (' Lam) { 2-� CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@citukwila.wa.us RECEllp DEC' 2 3 2008 COMMUNITY DEVELOPMENT PUBLIC HEARING DESIGN REVIEW FOR STAFF USE ONLY Permits Plus Type P -DR Planner: S k p .. . ( C`\ s_,2E cS _ File Number: L 08 -073 Application Complete (Date: ) Project File Number: Vo — 19 y Application Incomplete (Date: ) Log-(37'f Other File Numbers: Vie8-- \" Iu\ ‘PQ- -oaS NAME OF PROJECT /DEVELOPMENT: Sundial Riverfront Cottages Cs�s�. -ice LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 3540 & 3550 South 116th Street LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 073300 -0225 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Doug Davies, Sundial Properties, LLC Address: 11544 Riviera Drive NE Seattle, WA 98125 Phone: (425) 283 -2218 E -mail: douglas.c.davies @boeinq.com FAX: .2,D Date: • jVicinity Mapl RECEIVED DEC 2 3 2008 I;r • Job No. 124471 !Vicinity Map RECEIVE® DEC 2 3 2008 9�1V�P Y Job No. 124471 Sundial Cottages moos ssso scan aboo■ Sundial Cottages Oadeps • nottecepolord Stoins ato cOmoo.t■ • f.s. tjtr" ; 4_ All • • 11? Design Review Criteria MY Phonko Design Review Criteria Sib Finnic TQ r (k--011J.1 1■11"3°1 1 Design Review Criteria /..anw w sib rn.ew fl Comprehensive Plan Guidelines �rtl 7. ry�n..patl.am .dal mMnernem pT+IPal IrPaa ..P+erae.rmrAr__e�aeow ea yammer bgar arm 4raNalee *mm ari m..e arm .mss . pHowl"• Goal 32. 'Continue to amid* mM�WCl�lOfair ewe re affordable abYY�aaA I� erre �pwnl rei�ped 4 • �.rsrraa.me..e.Pdre.er ar..rrpemn. Housing • CNN SA:'AMryupg rofhmrGb wean Mn.E Pape a a Me. Design Review Criteria Mlcdnnw SW2ou Comprehensive Plan Guidelines R..nmu.JN.Ighenlmd.- Goal 7.1 N.CUanwe wml ffirbentreffan rda..e thrice tad Gan a.ww al eaannalT rd Mama Hsi reE.frm and Nam Mom wall i pw.nwib of al lout mael mine bathe roenaaAY map Cayman. or roams. memarrea em l+arnl. m ara emearrma b - -ar- m4 A.111,0tlY 7.6 Private Sector Development: P.dwOW Od�ra�nnciw.' l�.� prgr u'/e9wW :re �10�'nw.► °eL.a"ataaa •mu..rVra.rm tn..w. reeAmb minr.. saw a a+r. wale a weP ee.req•. Design Review Criteria aOCe erica. Shooing Design Review Criteria • HOUSING OPTIONS PROGRAM DECISION CRITERIA • MULTKAMLLY. HOTEL AND MOTEL DESIGN REVIEW CRITERIA • SI% Planning • Building • Lurapa and Site TnaNwnl • Mhc.Oam en StrlcNn • COMPREHENSIVE! RAN POLICIES • Community Lean • Reua9 • RxtamM fa.MtMGOrhoodo 2 • Recommendation: Approval With Conditions Condition of Approval (From Staff Report) harprownes cepelfens, &eel restriction OWN must talrallrg=ng %Vary options ordlowne and ammonia rathIslardag palecl Mier. • Nopgalrthr=0:1141:Varrecentro WOW (WM MR og • Amend to markt my iiereme In wink. Mee In. cantlnaon. • Rogow= &Winner. !aft .11rg el.** Lendsaphinquinnwlw • Pesticides. lurtkidso.nonorponlohrtling.holnal mrtin we. Bob miry to mon. MO camp., book alpfniANIAser at mulch • No Inuttopirp la Mc* tad bus an la pfura far •Nswomidor. • bay, gr.* cnly. d Ole an how mnireasiet etannetho wilds • 71* manlipr. mInfainmainteted vocigiwtal mOrwinclutiVille Yahmihearld Mrs pada must to riFP1-1706 Mastro Asps am Meta Pots rerrovek hcluOke My,. Ise n.rtekol • 3 e Design Review Criteria emmmm1111aM 4 ies:;"—P.. .''''''''',7'• ''''-', ' -,.,_1111,• -- - 1111 1111191t ''''; .4 ' - ..„,.. 1,. i..,. '- 3 .v 11 . [ nit57.. IV p.7i ly7'LL7L_ — 1 0 lj 7 , . –. , „, k, ■ nv ■ •■■ , , , , ..., •• ■ • , :: * Ali, .,...,..;.,7 " b"•4''''''' "I''77...i.,,, 4. neighbor's house if-•re,.vf 0. 'a . :.• tvip, / 5- w • .• ; A .f •••4' - • • • • . 7. •-• 7.- • - • • . . . . . • • " IIIIIiiiIiiiil ____r 1 1111 ,11111,1111111 1 6.7* nECErifiED Views from South ii6th Street ROSS CHJ 13 MiaRCH ITZECKVEDSundial Cottages t Post Office Box 230 • 195 econ St?tr• Langley, Washington 98260 Tukwila, Washington Ph: (360) 221 2373 • Fx: i36otZ 221 86o3 • Em: ross@rosslasliacorn2 2009 i.J vviLi,, un 1 PUBLIC WORKS COMMUNITY DEVELOPMENT 6/12/09 Perspective View from the Duwamish River side wk,77.0...7•49*0 View from the Interuban Trail side wow View from from the street entrance to Interurban Trail ROSS CHAPIN ARCH ITECTS Sundial Cottages Post Office Box 23o • 195 Second Street • Langley, Washington 9826o Tukwila, Washington Ph: (36o) 221 2373 • Fx: (360) 221 8603 • Em: ross@rosschapin.com 6/12/09 Perspective Views toward the courtyard ROSS CHAPIN ARCH ITECTS Sundial Cottages Post Office Box 230 • 195 Second Street • Langley, Washington 9826o Tukwila, Washington Ph: (360) 221 2373 • Fx: (360) 221 8603 • Em: ross@rosschapin.com 6/12/09 Perspective • • 5 10/27/09 AJ 16 4 12/17/08 AJ 8/5/08 AJ 114 2 7/9/08 AJ 16 111 5/1/07 AJ 114 114 No. Dote By Ord. REVISED PER CRY COMMENT LETTER AUGUST 7, 2009 PERMIT SUBLOTTAL REvISED SR:RELINE SETBACK PER PRE-APPUCATION IIEERNG ARENTTECT'S COTTPCX LAYOUT DIMENSIONED AND ADOED CONCEPTUAL 0001 PRINTS R.Amon Job Numb., 12447 Shoot 2 „, 7 G1-1Au , 4 & 04 CML ENGINEERING, LAND PLANNING, (.1-14O l'ENGT1'tt SURVEYING, ENVIRONMENTAL SERVICES 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251-6222 (425)251-8782 FAX 04sIgned APP....S. 41 0.1. 08M/0E Seem modzontol yorGcol 6/4. 1 EVIRES 9723/07 1 For SUNDIAL PROPERTIES, LLC 11544 RIVIERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283-2218 P&P SITE PLAN FOR SUNDIAL RIVERFRONT COTTAGE FTe P '209;6 \ 17447 \ 2,4 'rr.40.,\,12442 pp 0.9 OctelT•rno 11/2/2009 200 06 :ken 1' • P- 1' .0.14001 MOATS T• 41: , 012447 dwg, t 1244 .d.o. 717447 2007 41 009 • • North East 0 111 011 0 1- O South pin foundations 3 "x 3" wire mesh West Elevation 7 Board & Batten siding t Yp• overhang West Elevation South Elevation 1' -4" 7 .� 6'0 Toolshed Plan (1/ 0 2' 4' 8' 8' 0" Nit 8' 0" 8' 0 �� P` akki J Peek (2x6 Composite) 0 CV East Elevation North Elevation Outlook Plan Badk-Elevation Covered Deck 10'-6" Deck 22'-0" 1 1 Second Floor Plan Side Elevation Garage Garage Garage Garage 22'-O" First Floor Plan 16" overhang w/ 3-layer barge trim fiber cement siding, 5" exposure composition shingle roofing exposed rafter tails vinyl windows w/ traditional style painted trim flowerbox - trellis light Front Elevation 11 will11111111111111111111111111111111111111111111.3 . 1 I fiber cement siding, 8" exposure Side Elevation LI -Juliet house: covered deck: uncovered deck: garage: 816 sctft 126 sctft 136 sctft 1056 sctft Back Elevation Bath —IF — I L _ IL _ J Second Floor Plan Side Elevation First Floor Plan 16" overhang w/ 3-layer barge trim composition shingle roofing exposed rafter tails iay window vinyl windows w/ traditional style painted trim Front Elevation fiber cement siding, 3." exposure Side Elevation crirrimmv,,Arzeirritln ougi-ansci,VgirositiA0 z 4.,,', ,. ' MET- 176 i m...7,.:Li MK& •,, 1 4 vna gi t LL I l'I--I Twiggy (1)1- covered porch: 163 soft itt/ first floor: 499 soft second floor (>6'): 485 soft total heated space: 985 soft jD 16" overhang w/ 3 -layer barge trim - fiber cement siding, 5" exposure -- composition shingle roofing - exposed rafter tails vinyl windows w/ traditional style painted trim flowerbox - -- trellis Tight fiber cement siding, 8" exposure West Elevation fiber cement siding, alternating 5 ", 5 ", 8" exposure South Elevation North Elevation East Elevation 0 2' O 10 —� Buildings 4 & 5 Coho & Juliet • • Back Elevation 4 0 Side Elevation 2a. -a" Floor Plan w 4 4 composition shingle roofing 16 overhang w/ 3 -layer barge trim fiber cement board w/ 1x3 battens ? 8" vinyl windows w/ traditional Style painted trim Front Elevation Side Elevation 11 .• �� rim �'�Fi15y1�1� z� i -- 1€.R °::.„1111101filig1t11111 11 I 16 MOI 1-1T-Eugrrg -omit • PV�1i111i_ j' f a n I I ; Bettya n e `��� � house: 838 soft covered deck: 113 s+3ft uncovered deck: 33 soft • • 45'- 101/2" 9'- 101/2" 36-0" Garbage and Recyclinq 7 -11" 4 1 • • 1 - • • 1 . / . / 1 . / 1 1 . i 1 . i 1 / 1 • • 1 • • 1 I I I \. i I 1 \\ i 1 1 \\ // I , \ / \ I / 1 , \ 1 , '- I I I \ / \ \ I , / 1 i \ I 1 i \ I 1 / 1 IC Si IL- - - - - ]I • - - - O 3 -car garage T Garage 6 Floor Plan 9,(1-°‘-; • • Page 1 of 1 Sundial 500' 12 -16 -2008 f � N CityGIS 807 ft Copyright 02006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. http: // maps.digitalmapcentral.com/ production /CityGIS /v07_01_059 /index.html 12/16/2008 • T -100' 0 50• 100• 200• UT L 1ES /SERVICES WATER: SEWER POWER: GAS: PHONE FIRE SCHOOL CABLE: GARBAGE: 11I10AU8 WATER UTILRY 600 6166168 BLVD. TUKWILA, WA 98188 (206) 433 -1863 VALLEY NEW SEWER DISTRICT 14816 MILITARY RD S PO 80X 69550 SEATTLE. WA 98168 (206) 242 -3236 SEATTLE CITY UGHT 700 5TH AVENUE. SUITE 3300 SEATTLE, WA 98104 -5031 (206) 684 -3000 PUGET SOUND ENERGY 105 -156TH AVENUE NE BEL EVUE, WA 98058 (888) 321 -7779 OWEST COMMUNICATIONS P.O. BOX 91073 SEATTLE, WA 98111 -9173 (800) 244 -1111 TUKWILA FIRE DEPARTMENT HEADQUARTERS STATION 51 444 ANDOVER PARK EAST TUKWTLA WA 98188 (206) 575 -4404 TUKWILA SCHOOL DISTRICT N0. 406 4640 S. 1441H ST. TUKWILA, WA 98168 (206) 901 -8000 COMCAST 15241 PACIFIC HIGHWAY SOUTH SEATTLE. WA 98188 (206) 433 -3401 AWED WASTE SERVICES OF SEATTLE 54 SOUTH DAWSON STREET SEATTLE. WA 98134 (206) 332 -7700 OWNER /DEVELOPER SUNDIAL PROPERTIES. LLC 11544 RMERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 CONTACT: DOUG DAVIES ENGINEER /PLANNER /SURVEYOR BARCHAUSEN CONSULTING ENGINEERS, INC. 18215 72ND AVE. SOUTH KENT, WA 98032 (425) 251 -6222 FAX (425) 251 -8782 CONTACT: DAN BAL/EW / IVANA HALVORSEN / WILLIAM WORKMAN LEG POWER VOLT (PV) MONK (68L) YNB LION PMER ICIER (PAQ FOVEA POLE AW8OWI 98 (A5 NORM) SION OWWI OLEAMIB (SOLO) 08101 6191 (W) S07d WPM NEW) Swage 1598 wow (SSW) SNORT EMIR ODNOR TOSCO) CAS METER (M) GAS VN.YE '16181 VIDE (W) MC 05080 (16) Aa n4936(M MOM OM %ERR CAI CURB ORB NCI GUTTER END 69 I•. , j 91549 8940861 (AS ASTMS • WATER U.( - -of- WARY SOLAR UNE - --so- -- STOIY OFNN12E 58 1- G15 LICE -- OW/ TELEPHONE IINAERGRC NO -MITI) PAPER M#RIINO '1w)- PAPER O0100 -X- OMW L20 MICE O M IRIAM WNW ❑ 1511110E RISER (111 I 10EP101( war (IY) SOT (A NOTED) => O6C1011 Cr V0020 HE= SYMBOL ^ WOW MOM `/ PARKING COUNT HOMO) ROM TRAVEL • COVER SHEET FOR SUNDIAL RIVERFRONT COTTAGES A PORTION OF THE NW 1/4 OF SECTION 10, TOWNSHIP 23 N., RANGE 04 E, WM CITY OF TUKWILA, KING COUNTY, WASHINGTON INDEX OF SHEETS 1 OF 7 COVER SHEET 2 OF 7 PRELIMINARY SITE PLAN 3 OF 7 SHORELINE PLAN 4 OF 7 PRELIMINARY GRADING AND STORM DRAINAGE PLAN 5 OF 7 PRELIMINARY WATER AND SANITARY SEWER PLAN 6 OF 7 CONSTRUCTION NOTES AND DETAILS 7 OF 7 PRELIMINARY TREE RETENTION PLAN PL1 OF 1 PRELIMINARY LANDSCAPE PLANTING PLAN Al OF 2 BUILDING EXAMPLES A2 OF 2 BUILDING EXAMPLES DENSITY TABLE BASE DENSITY GROSS SITE AREA ALLOWABLE SFR (6,500 S.F.) ALLOWABLE COTTAGE (3,250 S.F.) 60U /ACRE (6,500 S.F /LOT) 33,771 S.F. (0.78 AC.) 5.2 UNITS 10.4 UNITS • NIS NOTES 1. TAX 1: 073300 -0225 2. ADDRESS: 3540 SOUTH 116TH STREET 3. SITE AREA 33.771 S.F. (0.78 AC) 4. EXISTING USE ONE SINGLE -FAIRY RESIDENCE 5. PROPOSED USE: 9 SINGLE- FAMILY RESIDENTIAL COTTAGES 6. EXISTING ZONING: LDR 7. PROPOSED ZONING: MDR- HOUSING OPTIONS 8. EXISTING COMPREHENSIVE PLAN DESIGNATION: LDR 9. PROPOSED COMPREHENSIVE PLAN DESIGNATION: LDR 10. PROPOSED AVERAGE HOUSE SITE WIDTH: 27 FEET 11. GROSS PROJECT DENSITY: 12.8 OU /ACRE 12. REQUIRED MIN. SETBACKS: FRONT: 20 FEET SECOND FRONT: 20 FEET FRONT DECKS /PORCHES: 15 FEET SIDE: 5 FEET REAR: 10 FEET OHWAI: 20 FEET (KCC 25.16.100) 13. MAC HEIGHT OF BUILDINGS: 18 FEET (25' FOR COTTAGES) 14. MAX BUILDING COVERAGE: 35 PERCENT (23% PROPOSED) 15. SHORELINE JURISDICTION (KING COUNTY 5MP): URBAN 16. SOURCE OF BOUNDARY AND TOPOGRAPHY: 60.D VERIFIED BY BARGHAUSEN CONSULTING ENGINEERS, INC., APRIL, 2006 LEGAL DESCRIPTION THAT PORTION OF GOVERNMENT LOT 6, SECTION 10, TOWNSHIP 23 NORM. RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT A STONE MONUMENT IN THE WEST UNE OF SAID SECONN AT A POINT WHICH 15 1.168.66 FEET SOUTH FROM THE NORTHWEST CORNER THEREOF; THENCE EAST AT RIGHT ANGLES. 1.312.86 FEET TO THE FAST UNE OF SAID LOT 6, AND ME TRUE POINT OF BEGINNING: THENCE SOUTH 0'04'10.7' EAST. ALONG SAID EAST UNE, 40 FEET TO THE NORM UNE OF SOUTH 11611:1 STREET; THENCE, WEST ALONG SAID NORM UNE, 109.41 FEET TD THE FAST UNE OF THE RIGHT OF WAY OF THE PUGET SOUND POWER & UGHT COMPANY; THENCE NORTHERLY, ALONG SAID EAST UNE. 254.46 FEET MORE OR LESS, TO THE DUWAMISH RIVER; THENCE EASTERLY, ALONG SAID RIVER, TO A POINT FROM WHICH TRLE POINT OF BEGINNING SEARS SOUTH 0'04'10.7• EAST; THENCE SOUTH 004.10.7' EAST, 213 FEET, MORE OR LESS. TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION THEREOF LYING WITHIN ROAD; (ALSO KNOWN AS TRACTS 43. 44 AND 45, BENNETTS INTERURBAN TRACTS. AS PER UNRECORDED PUT THEREOF); SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. IMPERVIOUS AREAS EXISTING CONDITIONS - 0.12 arce PROPOSED CONDITIONS - 0.40 arce SURVEYORS NOTES CALCULATED LAND AREA 33,782 ± 50. FT. (0.77 is ACRES) PUT 33,770 ± S0. FT. (0.77 f ACRES) TO ORDINARY HIGH WATER BASIS OF BEARINGS a A S S Z 04 • 04 8 8 COVER SHEET DEC 2 3 ZOO THE 865 OF BEARINGS IS THE UNE BETWEEN KKSC POINTS 2715 AND 2763, TAKEN AS NORM 89'18'33• EAST, BASED UPON NORM AMERICAN DATUM OF 1983 - NAD 83' (91) - WASHINGTON STATE PLANE COORDINATE SYSTEM, NORTH ZONE BENCHMARK NORM AMERICAN VERTICAL DANA OF 1988 - NAVD 88 THE BENCHMARK IS KKSC POINT NO 772, TAKEN AS 19.76 FEET 5I11.( REPORT TS- 20171230 BY COMMONWEALTH LAN0 TITLE CO DATED DECEMBER 12. 2005 EXCEPTIONS - NOTHING MAPPABLE co- w O cc n. (425) 283 -2218 i AI v r Job Number 1 I� / I \ \\\ I P I I yMil it j\I /Ill► TOP / I�I FRO„ 2.5 1 SL. •d I OP OF BANK FROM OH 0 S c 0 6 0 0 cn 0 O II�1l Iidll D 0 0 0 m O O co N W A • • c) • • 4 3 2 1 No. 12/17/08 Al 8/5/08 Al 7/9/08 M 5/1/07 Al Date By PERMIT SUBMITTAL REVISED SHORELINE SETBACK PER PRE - APPLICATION MEETING ARCHITECT'S COTTAGE LAYOUT DIMENSIONED AND ADDED CONCEPTUAL FOOT PRINTS Revision 12447 2 of 7 �GHA 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX G4 CML ENGINEERING, LAND PLANNING, ''VC 61400 SURVEYING, ENVIRONMENTAL SERVICES Designed _ILL Drawn QMaked JN_ Approved _5L Date 48/06/08 Scots: Horizontal Vertical N/A - EXPIRES 9®6= SUNDIAL PROPERTIES, LLC 11544 RIVIERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 SITE PLAN FOR SUNDIAL RIVERFRONT COTTAGES TTIe.P: \12000s \'12447 \preljm,nary \12447- pp.dwg Date/tmr12 /17/2008 12 :58 PM Scala :l" 1'_ %REF BWOLLASION /trot Z12447- 0.dwy, z12447- pTdwg, Z12447- PS .dwg, z12447- gt.dwg • • 0 m r m • 4 12/17/08 u 9 111 PERMIT SUBMITTAL 8/5/08 IN IM REVISED SHORELINE SETBACK PER PRE- APPUCAIION MEETING 2 7/9/08 A) IN IM ARCHITECT'S COTTAGE LAYOUT 5/1/07 AJ IH M DIMENSNINED AND ADDED CONCEPTUAL FOOT PRINTS No. Date CMG. App. Revision Job Number 12447 58..t — 3 a, 7 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 =6222 (425)251 -8782 FAX CML ENGINEERING, UWU PUNNING. SURVEYING_ ENVIRONMENTAL SERVICES Deel9ned _ R1_ Drown Cbecb- —1tL ADPro.eG_ILt= Dow 10/02/09 Soule: Horizon e) r -2o' Vertical N/A For SUNDIAL PROPERTIES, LLC 11544 RIVIERA PLACE NORTHEAST_ SEATTLE, WA 98125 (425) 283 -2218 SHORELINE PLAN FOR SUNDIAL RIVERFRONT COTTAGES File.P \120003 \1244 \preliminary \12447— aI.G.y Caw /rime:12 /17/2008 12_57 PM Scule:1-0' — 1 -0._ %REF 8WQUAS10N X of. 212447- 1:IA,9..12447- LGwg. 212447 TS they. i12447_gt.Gwg 11 8 o• • • m C 0 0 cn 33 33 ZD_ • • Jot, Number 12447 Sheet 4 01 7 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX CIVIL ENGINEERING. LAND PLANNING. SURVEYING. ENVIRONMENTAL SERVICES Designed —ILL Drawn _AL Checked _.J8.. Approved _II_ Data 54/98/08 Scale: HorIsontal 1.■20 Vertical N/A For SUNDIAL PROPERTIES, LLC 11544 RMERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 4 12/17/08 Al 111 3 8/5/08 AI IN 2 7/9/08 AI IH 1 5/1/07 AJ IH No. Date By Ckd. Title I11 IN IH IN APPr. PERMIT SUBMITTAL REVISED SHORELINE SETBACK PER PRE — APPLICATION MEETING ARGUTECES COTTAGE tAYOUT DIMENSIONED AND ADDED CONCEPTUAL FOOT PRINTS Rrvl Ion PRELIMINARY GRADING AND STORM DRAINAGE PLAN FOR SUNDIAL RIVERFRONT COTTAGES File:P: \l2000e \1244 \preliminary \12447— pgm.deg Date /Gme:12 /17/2008 12:59 PM Scole:1:1_ %REF BWOLLAS TON %ref: , 212447 —PS. dwg, zI2447 —pt. deg, 12447— B.dwg, 212447— gl.dwg IA 1 I1 • • 01 D O • ob z 0 t" mcn IV n z ki 33 O _ y C w aok 03 z D 24, NV1d kLfILLfI AUVNIWI13ad • • 4 12/17/08 AI 3 8/5/08 AJ 2 7/9/08 Al 1 5/1/07 Al 18 111 IH 18 Job Number 12447 Sheet 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX P97 CIVIL ENGINEERING, LAND PLANNING, 0 GP!° SURVEYING, ENVIRONMENTAL SERVICES Designed _111._ Drawn _AL Checked -JH, Approved _ AL Date Q@/DB /CE Scale. Horizontal Vertical N/A For SUNDIAL PROPERTIES, LLC 11544 RIVIERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 No, Date By Ckd. T1tlei APO, PERMIT SUBMITTAL REVISED SHORELINE SETBACK PER PRE — APPLICATION METING ARCHITECT'S COTTAGE LAYOUT DIMENSIONED MID ADDED CONCEPTUAL FOOT PRINTS Revision PRELIMINARY UTILITY PLAN FOR SUNDIAL RIVERFRONT COTTAGES f ile.P. \12000a \12447 \preliminary \12447 —puAwg Dato/Toma:12 /11/2008 12:57 P Score:1.r0" = 1'— O_XRL1 BWOLL/STON Xref: , Z12447— PS.dwg, z12447— ptdwg. Z12447- B.dwg, z12447— gt.dwg CITY of TUKWILA WATER GENERAL NOTES • 1. ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THE 'STANDARD SPECIFICATIONS FOR ROAD, BRIDGE. AND MUNICIPAL CONSTRUCTION.' WASHINGTON STATE DEPARTMENT OF TRANSPORTATION AND AMERICAN PUBLIC WORKS ASSOCIATION, WASHINGTON STATE CHAPTER. 1994 EDITION. TOGETHER WITH THE LATEST EDMON OF THE CITY OF TUKWILA ENGINEERING STANDARDS. 2. AN APPROVED COPY OF THESE PLANS MUST 81 ON 5TTE WHENEVER CONSTRUCTION IS IN PROGRESS. 3. IT SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO OBTAIN STREET USE AND ANY OTHER RELATED PERMR5 PRIOR TO ANY CONSTRUCTION ACTMTY IN CITY RIGHT -OF -WAY. 4. PRIOR TO ANY CONSTRUCTION ACTMTY, THE CRY OF TUKYILA ENGINEERING DEPARTMENT 433 -1850 MUST BE CONTACTED FOR A DEPARTMENT ( 433-1850) PRECONSTRUCTION MEETING. LOCATIONS OF EXISTING UTILITIES SHOWN HERON 5. ALL COSH E RAVE BEEN ESTABLISHED BY FIELD SURVEY OR OBTAINED FROM AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT NECESSARILY COMPLETE. R IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO INDEPENDENTLY VERIFY THE ACCURACY OF ALL UTILITY LOCATIONS SHOWN, AND TO FURTHER DISCOVER AND AVOID ANY OTHER UTILITIES NO SHOWN HEREON WHICH MAY BE AFFECTED BY THE IMPLEMENTATION OF THIS PUN. THE CONTRACTOR SHALL CONTACT THE UTILITIES UNDERGROUND LOCATION SERVICE (1 -800- 424 -5555) PRIOR TO CONSTRUCTION. THE OWNER OR HIS REPRESENTATIVE SHALL BE IMMEDIATELY CONTACTED IF A UTILITY CONFLICT EXISTS. 6. THE WATER MAIN DISTRIBUTION SYSTEM SHALL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS WHICH ARE ON FILE IN THE CITY OF TUKWILA ENGINEERING DEPARTMENT. ANY DEVIATION FROM THE APPROVED PUNS WILL REQUIRE WRITTEN APPROVAL FROM THE PROPER AGENCY. 7. CONNECTIONS TO COSTING FACILITIES SHALL BE SEALED OFF UNTIL CONSTRUCTION IS COMPLETED. NO CONNECTIONS WILL BE ALLOWED UNTIL THE NEW WATER MANS HAVE PASSED ALL PRESSURE AND PURITY TESTS. 8. WATER 1029 PIPE, BEDDING, AND TRENCH COMPACTION: A ALL WATER AWN PIPE TO BE CEMENT LINED, CLASS 52 DUCTILE IRON, CONFORMING TO AN.S2 SPECIFICATIONS A -21.51 (AW.WA C151 -76), OR LATEST REVISION. CEMENT MORTAR UNING AND SEAL COATING SHALL CONFORM TO A.N.S.I. A- 21.4 -74 (AW.WA 0104 -74), OR LATEST REVISION. B. PIPE JOINTS TO BE PUSHED -ON, MECHANICAL OR FLANGE JOINTS. C. ALL WATER MAIN PIPE FITTINGS TO BE CEMENT LINED, CLASS 250 CAST IRON, CONFORMING TO AN.S.I. A -21.10 AND A- 021.11 -77, OR LATEST REVISION. D. ALL WATER MAN PIPE BEDDING TO BE A.P.WA CLASS 'C'. E ALL WATER MAIN CEMENT CONCRETE THRUST BLOCKS TO CONFORM TO STANDARD DETAILS SHOWN ON THE PUNS. F. ALL WATER MAIN TRENCH BACKFILL SHALL BE COMPACTED TO MINIMUM 928 DRY OPTIMUM DENSITY PER A.S.T.M. 0- 1557 -70 (MODIFIED PROCTOR) PRIOR TO TESTING WATER MANS FOR ACCEPTANCE. 9. ALL WATER MAN PIPE 10' AND SMALLER TO MAINTAIN A MINIMUM COVER AT 36 INCHES BELOW FINISHED GRADE WHERE UTILITY CONFLICTS OCCUR, WATER MAINS ARE TO BE LOWERED TO CLEAR. 10. ALL WATER AWNS SHALL BE PRESSURE TESTED AND DISINFECTED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE WASHINGTON STATE HEALTH DEPARTMENT AND CRY OF TUKWILA STANDARDS. ALL INSPECTION AND PRESSURE TESTING SHALL BE DONE IN THE PRESENCE OF, AND UNDER THE SUPERVISION OF, THE CITY ENGINEER AND /OR HIS REPRESENTATIVE. 11. CONTRACTOR TO PROVIDE PLUGS AND /OR TEMPORARY BLOW -OFF ASSEMBLIES FOR TESTING AND PURITY ACCEPTANCE PRIOR TO FINAL TIE IN. 12. FIRE HYDRANTS: A ALL FIRE HYDRANTS SHALL CONFORM TO THE CITY OF TUKWILA STANDARD PLAN N05. W -3, W -4, W -5, AND W -6. B. ALL FIRE HYDRANT PORTS SHALL FACE PERPENDICULAR TO CURB MID TOWARD DRIVEWAY AS SHOWN ON THE PLANS. 13. DOMESTIC WATER SERVICES: A. ALL DOMESTIC WATER SERVICE LINES TO BE TYPE 'K' COPPER, STANDARD GALVANIZED, STEEL PIPE, OR PVC PIPE SERVICE CONNECTIONS SHALL BE IN ACCORDANCE WITH CITY OF TUKWILA STANDARD PLAN N0. 202 OR N0. 203 (DOUBLE STRAPS AND CORPORATION STOPS). 8. METER BOXES TO BE INSTALLED BY THE CONTRACTOR. C. METERS TO BE INSTALLED BY THE CITY OF TUKWILA. 14. BUILDINGS SHAH NOT 81 PERMITTED WITHIN 10 FEET OF THE SPRING LINE OF ANY WATER MAIN. 15. ALL WATER MAINS NOT IN PUBLIC RIGHT -OF -WAY REQUIRE 10 -FOOT WIDE EASEMENTS TO THE are OF TUKWILA. 16. ALL FR11NG5 SHALL BE CAST IRON OR DUCTILE, WITH FLANGED OR MECHNICAL JOINT CONNECTION, AND BE THE SAME THICKNESS CUSS AS THE PIPE USED. 17. LIVE TAPS TO BE COORDINATED WITH CITY AT LEAST 48 HOURS PRIOR TO CONSTRUCTION. 18. ALL PIPE FITTINGS TO BE LISTED AND LABELED U.S. FOR FIRE SERVICE: INSTALLED, 1151LD AND FLUSHED AS SPECIFIED BY NFPA STANDARDS N0. 13 AND N0. 24. PROPERLY COMPLETED CONTRACTOR'S MATERIAL AND TEST CERTIFICATES ARE TO BE PROVIDED TO WASHINGTON SURVEYING AND RATING BUREAU MID THE CRY OF TUKWILA. 2' COMPACTED DEPTH CLASS '8' AC. PAVEMENT 4- COMPACTED DEPTH CRUSHED ROCK BASE COURSE OR 2 -1/2 ATB 12 SUBGRAOE COMPACTED TO 958 TYPICAL PAVEMENT SECTION NOT TO SCALE CITY OF TUKWILA SANITARY SEWER GENERAL NOTES 1. ALL WORK AND MATERIALS SHALL 81 IN ACCORDANCE WITH THE - STANDARD SPECIFICATIONS FOR ROAD, BRIDGE, AND MUNICIPAL CONSTRUCTION.' WASHINGTON STATE DEPARTMENT OF TRANSPORTATION AND AMERICAN PUBLIC WORKS ASSOCIATION. WASHINGTON STATE CHAPTER, 1994 EDITION. TOGETHER WITH THE LATEST EDITION OF THE CITY OF TUKWILA ENGINEERING STANDARDS. 2. AN APPROVED COPY OF THESE PLANS MUST BE ON SITE WHENEVER CONSTRUCTION 5 W PROGRESS. 3. R SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO OBTAIN STREET USE AND ANY OTHER RELATED PERMITS PRIOR TO ANY CONSTRUCTION ACTIVITY IN CITY RIGHT -OF -WAY. 4. PRIOR TO ANY CONSTRUCTION ACTIVITY, THE CITY OF TUKWILA ENGINEERING DEPARTMENT 433 -1850 MUST BE CONTACTED PRECONSTRUCTION MEETING( ) C FOR A 5. ALL LOCATIONS OF EXISTING WRITES SHOWN HEREON HAVE BEEN ESTABLISHED BY FIELD SURVEY OR OBTAINED FROM AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT NECESSARILY COMPLETE. IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO INDEPENDENTLY VERIFY THE ACCURACY OF ALL UTILITY LOCATIONS SHOWN, AND TO FURTHER DISCOVER AND AVOID ANY OTHER WRITES NOT SHOWN HEREON WHICH MAY BE AFFECTED BY THE IMPLEMENTATION OF THIS PLAN. THE CONTRACTOR SHAT CONTACT THE UTILITIES UNDERGROUND LOCATION SERVICE (1- 800- 422 -5555) PRIOR TO CONSTRUCTION. THE OWNER OR HIS REPRESENTATIVE SHALL BE IMMEDIATELY CONTACTED IF A UTILITY CONFLICT EXISTS. 6. THE SANITARY SEWER SYSTEM SHALL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS WHICH ARE ON FILE IN THE CITY OF TUKWILA ENGINEERING DEPARTMENT. ANY ()OATEN FROM THE APPROVED PUN0 WILL REQUIRE WRITTEN APPROVAL FROM THE PROPER AGENCY. 7. ALL NEW SANITARY SEWER LINES SHALL BE SEALED OFF AT 114E EXISTING TRUNK CONNECTION POINT UNTIL AIL UPSTREAM CONSTRUCTION IS COMPLETED, CLEANED. 1E51EU, LAMPED, AND ACCEPTED BY THE 8. MANHOLES AND UDS: A ALL TYPE I - 48 -INCH MANHOLES SHALL BE CONSTRUCTED PER WSDOT /APWA STANDARD DETAIL 8 -23A, WITH ECCENTRIC CONES. B. ALL MANHOLES SHALL HAVE A MINIMUM DROP OF 0.10 FEET BETWEEN INVERTS. C. ALL MANHOLES NOT IN PAVED AREAS SHALL HAVE LOCKING LIDS. 0. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO ADJUST ALL MANHOLE TOPS TO MATCH FINAL ASPHALT ELEVATIONS AND GROUND ELEVATIONS IN LANDSCAPED AREAS. 9. SEWER PIPE. BEDDING, AND TRENCH COMPACTION: A ALL SEWER PIPE SHALL BE ONE OF THE FOLLOWING AS DESIGNATED: 1. P.V.C, CONFORMING TO A.S.T.M. S -3034, STIR 35. 2. WCTILE IRON, CLASS 50, CONFORMING TO A.W.WA C151. 3. PIPE MAY BE ANY OF THE ABOVE PROVIDED: A) PIPE JOINTS MUST BE OF THE SAME MATERIALS, AND B) WHERE A PIPE MATERIAL 15 SPECIFICALLY SHOWN ON THE PLAN, THAT MATERIAL MUST BE USED. 4. MINIMUM PIPE COVER AT MANHOLES SHALL BE 8.0 FEET AND 5.0 FEET BETWEEN RUNS. 8. PIPE BEDDING SHALL BE A.P.WA TYPE 'F' WITH MATERIAL CONFORMING TO SECTION 9- 30.7A(2). C. TRENCH 8ACKFILL SHAH BE COMPACTED TO MINIMUM 928 DRY OPTIMUM DENSITY PER A.S.T.M 0- 1557 -70 (MODIFIED PROCTOR) PRIOR TO TESTING SEWER ONES FOR ACCEPTANCE 10. SIDE SEWER LATERALS: A. SIDE SEWERS SHALL BE 6 -INCH MINIMUM DIAMETER AT 2.08 MINIMUM SLOPE. 8. SIDE SEWERS SHALL 81 TESTED FOR LEAKAGE AT T141 SAME TIME THE MAN LINE SEWER IS 1051ED. IF NOT TESTED TOGETHER. PROVIDE TEST TEES AT SEWER MAN CONNECTIONS. C. BUILDINGS WITH GREATER THAN 10 UNIT SHALL BE SERVICED BY ONE OF THE FOLLOWING METHODS: 1. DOUBLE 6 -INCH DIAMETER SERVICES CONNECTED TO TRUCK BY STANDARD TEES OR INTO MANHOLES. 2. SINGLE 8 -INCH DIAMETER SERVICE WITH CLEA OUT. CONNECTED TO TRUNK INTO MANHOLES ONLY. (ALTERNATE CONNECTION METHODS ARE DEPICTED ON PLANS). 0. ALL LATERAL CONNECTIONS TO SEWER MANS SHALL BE MADE Wf111 A NYE OR SWEEPING TEE. 11. CONSTRUCTION OF DEW011816G (GROUNDWATER) SYSTEM SHALL BE IN ACCORDANCE WITH THE A.P.WA STANDARD SPECIFICATIONS. SECTION 61 -3.02, 1981 EDITION. 12. WHENEVER SEWERS MUST CROSS UNDER WATER MAN THE SEWER SHALL BE LAD AT SUCH AN ELEVATION THAT THE TOP OF THE SEWER LINE 15 AT LEAST 36 INCHES BELOW THE BOTTOM ON THE WATER MAN. 13. BUILDINGS SHALL NOT BE PERMITTED WITHIN 10 FEET OF THE SPRING UNE OF ANY SANITARY SEWER PIPE. 14. PRIOR TO OCCUPANCY, THE DEVELOPER SHALL GRANT 10' WIDE SANITARY SEWER EASEMENTS TO THE CM' OF TUKWILA. 15. CLFANOUTS SHAT BE PROVIDED AT THE RIGHT -0F -WAY UNE FOR LITERALS ENTERING THE PUBLIC RIGHT -OF -WAY. UTMY NOTES 1. AL TRENCH EXCAVATION OPERATIONS SHALL MEET OR EXCEED ALL APPUCABLE SHORING LAWS FOR TRENCHES OVER 4 -FEET DEEP. ALL TRENCH SAFETY SYSTEMS SHALL MEET W5HA REQUIREMENTS. 2. POWER, CABLE, FIBER OPTICS, AND TELEPHONE ONES SHALL BE IN A TRENCH WITH A 5' MINIMUM HORIZONTAL SEPARATION FROM OTHER UNDERGROUND UTILITIES. 3. ADJUST ALL 1.4ANHOLE5, CATCH BASINS, AND VALVES IN PUBLIC RIGHTS -OF -WAY OR EASEMENTS AFTER ASPHALT PAVING. PROVIDE PVC DRAIN AT PLANTER LOW POINT 4' MIN • CONSTRUCTION NOTES AND DETAILS FOR SUNDIAL RIVERFRONT COTTAGES A PORTION OF THE NW 1/4 OF SECTION 10, TOWNSHIP 23 N., RANGE 04 E., W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON CRY OF TUKWLA STANDARD CONSTRUCTION NOTES PRIOR TO STARTING CONSTRUCTION, CONTACT ONE -CALL (1- 800 -424 -5555) FOR U11Lltt LOCATIONS. CONTACTS PROJECT MANAGER: DESIGN ENGINEER: ALI SCR / BARG1U()SFNS,QNSOO TING ENGINEERS OWNER: OTHER: GENERAL 1. LOCATIONS SHOWN FOR EXISTING 511UTIE5 ARE APPROXIMATE. 2. AT LEAST 48 HOURS BEFORE STARTING PROJECT SITE WORK. NOTIFY THE UTILITIES INSPECTOR AT 206 -433 -0179. 3. REQUEST A PUBLIC WORKS UTILITY INSPECTION AT LEAST 24 HOURS IN ADVANCE BY CALLING 208 -433 -0179. 4. THE CONTRACTOR ASSUMES SOLE RESPONSIBILITY FOR WORKER SAFETY, AND DAMAGE TO STRUCTURES AND IMPROVEMENTS RESULTING FROM CONSTRUCTION OPERATIONS. 5. THE CONTRACTOR SHALL HAVE THE PERMIT(5) AND CONDITIONS, THE APPROVED PUNS, AND A CURRENT COPY OF CRY OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS AVAILABLE AT 7141 JOB SITE. 6. ALL WORK SHALL CONFORM TO THESE APPROVED DRAWINGS. ANY CHANGES FROM THE APPROVED PUNS REQUIRE PRE - APPROVAL FROM THE OWNER. THE ENGINEER, MID 511 CRY OF TUKWILA 7. ALL METHODS AND MATERIALS SHALL MEET CITY OF TUKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS, UNLESS OTHERWISE APPROVED BY THE PUBLIC WORKS DIRECTOR. 8. CONTRACTOR SHALL MAINTAIN A CURRENT SET OF RECORD DRAWINGS ON -SITE. 9. CONTRACTOR SHALL PROVIDE RECORD DRAWINGS PRIOR TO PROJECT FINAL APPROVAL 10. PROVIDE TRAFFIC CONTROL AND STREET MAINTENANCE PLAN FOR PUBLIC WORKS APPROVAL BEFORE IMPLEMENTATION. 11. ALL SURVEYING FOR PUBLIC FACILITIES SHALL BE DONE UNDER THE DIRECTION OF A WASHINGTON LICENSED LAND SURVEYOR. VERTICAL DATUM SHALL BE NAVO 1988. HORIZONTAL DATUM SHALL BE WASHINGTON STATE (GRID) COORDINATES, NORTH ZONE, USING NAD 83/91 SURVEY CONTROL AND RED TO NV TWO CITY OF NKWILA HORIZONTAL CONTROL MONUMENTS. FOR PROJECTS WITHIN A FLOOD CONTROL ZONE, THE P148110EE SHALL PROVIDE CONVERSION CALCULATIONS TO NGVD 1929. 12. REPLACE OR RELOCATE ALL SIGNS DAMAGED OR REMOVED DUE TO CONSTRUCTION. 13. RETAIN, REPLACE OR RESTORE EXISTING VEGETATION IN RIGHTS -OF -WAY , EASEMENTS, AND ACCESS TRACTS. CONSTRUCTION NOTES 1. ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY. ME PERMRTEE IS REQUIRED TO MAINTAIN A SET OF APPROVED PLANS, SPECIFICATIONS, AND ASSOCIATED PERMITS ON THE JOB SITE. WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL FEDERAL, STATE, AND LOCAL LAWS. PERMBTEE SHALL APPLY FOR A REVISION FOR ANY WORK NOT ACCORDING TO THE APPROVED RMS. 2. PERMIREE /CONTRACTOR SHALL ARRANGE A PRECONSTRUCTION CONFERENCE WITH THE CITY'S INSPECTOR(5) PRIOR TO BEGINNING ANY WORK. 3. WORK IN ROADWAYS 1. �' • ASPHALT �1/~ A ALL WORK IN ROADWAYS SHAH MEET TALC 11 AND THE FOLLOWING: B. PRIOR TO ANY ACTIVITY IN CRY RIGHT -OF -WAY, THE PERM MEE SHALL PROVIDE THE CRY A TRAFFIC CONTROL PUN FOR REVIEW AND APPROVAL THE TRAFFIC CONTROL PUN SHALL INCLUDE THE LOCATION, ADDRESS AND DESCRIPTION OF TRAFFIC FLOW DURING THE WORK AND SHALL MEET WITCO REQUIREMENTS. C. Al WORK REQUIRING LANE CLOSURES MUST BE BY PERMIT ONLY. FROM THE THIRD THURSDAY IN NOVEMBER TO THE FOLLOWING JMIUARY 2ND, THE DIRECTOR DOES NOT ALLOW LANE CLOSURES IN THE TUKWILA URBAN CENTER. D. FIRE, PEDESTRAN, AND VEHICULAR ACCESS TO BUILDINGS SHALL BE MAINTAINED AT ALL TIMES, EXCEPT WHEN PERM11110 HAS PERMISSION FROM THE BUILDING OWNER AND THE DIRECTOR TO CLOSE AN ACCESS. E ALL ROADWAYS SHALL BE KEPT FREE OF DIRT AND DEBRIS USING STREET SWEEPERS. USE OF WATER TRUCKS FOR CLEANING ROADWAYS REQUIRES PROP PROWL FROM THE DIRECTOR. F. INSTALL STEEL PLATES OVER ANY TRENCH, AT ANY TIME WORK 15 STOPPED AND THE TRENCH IS LEFT OPEN. PLANTER /// R GRADE PROVIDE DRAIN ROCK AT PIPE END EXTRUDED CONCRETE CURB DETAIL NOT TO SCALE 2' MIN PLATE OR CAP ON ELBOW WITH ORIFICE AS SPECIFIED 18'0 RISER REMOVABLE WATER -TIGHT COUPLING OF FLANGE FLOW RESTRICTOR ELBOW DETAIL VARIES 1' -10' 4 BOXES MIN. - 10 MAX. VARIATIONS SUBJECT TO APPROVAL FACE OF CURB • MAILBOX NOTES: 1. MAJBOX HEIGHT VARIES ACCORDING TO THE TYPE OF DELMER( VEHICLE. THESE HEIGHTS WILL BE DE- TERMINED BY THE POSTMASTER DURING PLAN REVIEW. 2. MAILBOXES MUST BE POSTMASTER APPROVED WITH A UNIFORM BOX STYLE AND METHOD OF ADDRESS IDENTIFICATION. 3. LOCATIONS OF MAILBOXES ARE SUBJECT TO APPROVAL BY THE REVIEWING AGENCY. E CY . 4. THIS DRAWING DEPICTS A MINIMUM STRUCTURAL AND DIMENSIONAL STANDARD. ALTERNATIVE DESIGNS WILL REQUIRE APPROVAL BY THE ENGINEER. 5. ALL WOOD TO BE PRESSURE TREATED FIR OR HEMLOCK. RESAWN SHAKES ASPHALT SHINGLES, EA4' CH SIDE MAX OVERHANG OR 1ILES SEE DETAIL 4X4 WOOD POST CURB SECTION ID' COVER GABLE ENDS WITH 1/2' EXT. PLYWOOD TRIANGLE 27"X16"X16' 2X4 40408' 1/2' EXT. PLYWOOD 2 X 6 BOLTED 'V-' 'SIDEWALK MAILBOX CLUSTE MAILBOX CLUSTER WOOD STRUCTURE STREET URB NOT TO SI I F (REFERENCE 1993 EDITION KING CO. ROAD SIDS. CMG N0. 5 -010) MAX. WATER SURFACE EL =19.0 FINISHED GRADE - SEE PLAN SEDIMENT STORAGE EL. 13.0 12.25 VARIES NOTES: 12.25 VARIES I. ALL METAL PARTS MUST BE CORROSION RESISTANT. STEEL PARTS MUST BE GALVANIZED AND ASPHALT COATED (TREATMENT I OR BETTER.) 2. PROVIDE WATER STOP AT ALL CAST -IN -PLACE CONSTRUCTION JOINTS. PRECAST VAULTS SHALL HAVE APPROVED RUBBER GASKET SYSTEM. 3. PREFABRICATED VAULT SECOON5 MAY REQUIRE STRUCTURAL MODIFICATIONS TO SUPPORT 5':10' OPENING OVER MAIN VAULT. DETENTION VAULT CROSS SECTION B -B SCALE: NTS NOT TO SCALE 24.0 1 ACCESS MANHOLE RIM =21.5 OVERFLO EL =19.0 ORIFICE #2 1/2'0 11 =17.80 12' X l2' CROSS INVERT EL -16.D W5 CASKETTED CAP WITH 3 -7/16 S5 HEX HEAD SHEET METAL SCREWS. ONE ON EACH SIDE AND TOP RIM =22.0 1 SECTION OF PIPE ATTACHED BY GASKETED BAND TO ALLOW REMOVAL • OPEN TOP EL =19.0 18'4 HOOD STAINLESS STEEL PIPE SUPPORTS 24' MAX. SPACING PER CDR STD. DETAIL 610 INVERT EL =16.0 WATER TIGHT CONNECTION R151910TOR PLATE OR CAP W /ORIFICE 0 =1' EL =14.0 FLOW CONTROL STRUCTURE SCALE: NTS NOTE: ALUMINUM CARP ALLOWED. NO GALVANIZED CARP ALLOWED. PERMU SUBM[RAL 3 6 a 5 81 6 3 • 5 CV 24' 0 MANHOLE ACCE55(TYP.) RIM =22.0 1= t= 11% 11- -li11= 11- 11- 11-11-IL-.8-11g11 ggil11 JIF.IIPII-II -IL IL-- IFlh8�LL=11arATM-IL -11=.IlTA= i =,non,; �n= n= Ir=1[ two =n =.0 =n =n =n =il n =g .n= n =1 =.u= 11�l�o= a= u�ir. =��n: ii =n ;u:�u�u- MAX WS EL 19.0 017 6' 2 3' DETENTION STORAGE WO STORAGE WS 11 =16.0 0 11 =14.72 SEDIMENT STORAGE EL =13.0 11.08 3' WATER QUAI)TY REMOVABLE BAFFLE WALL HANDHOLD. STEPS, OR LADDER PER WSDOT STD. DETAIL 8- 30.90 -00 14.O- 2' MIN. 0.508 (MIN.) 11.92 12.25 A T ^G 12.25 DETENTION /WETVAULT DETAIL - SECTION A -A SCALE: NTS 24. 0 MANHOLE ACCESS(TYP. 4 PLACES) HANG OSHA CONFINED SPACE WARNING SIGN UNDER ACCESS LID TYPICAL REMOVABLE BAFLE WALL MATERIAL / TO BE CONC., STAINLESS STEEL /FIBERGLASS REINFORCED PLASTIC, OR APPROVED EQUAL C1712' PORT FOR VENTILATION HOSE TYPICAL PROVIDE METAL 6 0.50 R I VN O.SOR� 12250/ 12.0 11.92- \ ///11.88 IN 12.25-• A 12.25 u \ ,_5„,..% ..- �- _ 9.SOR� 11.92 \ //r /�\ / 11.88 12.0 \ FLOW CONTROL STRUCTURE 121 PORT FOR VENTILATION HOSE, TYPICAL PROVIDE METAL FRAME MID LID 48' 703 . /12.25 LADDER HANDHOLDS, STEPS OR LADDER PER WSDOT STD.. DETAIL 8- 30.90 95-00 DETENTION /WETVAULT DETAIL - PLAN SCALE NTS BOTTOM OF LID ELEVATION =19.50 A Y S Io S Y O Tn UWOLLASTON x,&. , Z12447- 0.1 8 ■ s 8 J,nll,imiiij/ f TOTAL REMOVED 33 TREES (70%) TOTAL RETAINED 14 TREES (30x) REPLACEMENT TREES REQUIRED: 55 TREES (SEE SHEET PL1 OF 1) (70 TREES PER. ACRE PER TMC 18.54.130.3.a) )VED TI SIZE gg gg1gg nm^miuti semnm INED 11 L st °rqi rQimnn p , 'J 07 A m 'J O m p m D m m _g P a a 0) 2 0 m m 11 1 • • O ob Z 0 m n z z m O O Co O bi Z w� o zy 14 a trj • • 4 12/17/08 Al 18 IH PERMIT SUBMITTAL - - 3 8/5/08 M 111 111 REVISED SHOREUNE SETBACK PER PRE- APPUCATION NEERNG 2 7/9/09 AJ IH IH ARCHITECTS COTTAGE LAYOUT 1 -- 5/1/07 AI IH IH DIMENSIONED MID ADDED CONCEPTUAL FOOT PRINTS No. Date By Ckd. Appr. Revision Job Number 12447 Sheet 7 a, 7 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX CARL ENGINEERING. LAND PLANNING. SURVEYING, ENVIRONMENTAL SERVICES Designed Drown _AL Checked _Ill_ Approved _RI_ Date 00/09/00 Seale: Horizontal Venial N/A For SUNDIAL PROPERTIES, LLC 11544 RIVIERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 Title: PRELIMINARY TREE RETENTION PLAN FOR SUNDIAL RIVERFRONT COTTAGES FJe_P_ \12000s \1244 \preliminary \12447 -ptrl.d.g Dote/Tin-le 12 /17/2008 12.58 PM Scale_I' -0 = I' -0 %REF BWOLtAS1ON Sere(- , Z12441- PSang. 2124 7- pt.dwg. 112441- 8.dwg, 212447- gt.dwg • LANDSCAPE PLANT MATERIAL LEGEND SYMBOL 0 BOTANICAL / COMMON NAMES SIZE CONDTHON SPACING QUANTITY REMARKS • PRELIMINARY LANDSCAPE PLANTING PLAN • FOR SUNDIAL RIVERFRONT COTTAGES A PORTION OF THE NW 1/4 OF SECTION 10, TOWNSHIP 23 N., RANGE 04 E., W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, MULTI -TRUNK STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, BRANCHED AT 6' STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, BRANCHED AT 6' STAKE & GUY ONE GROWING SEASON; NURSERY GROWN. MULTI-TRUNK STAKE & GUY ONE GROWING SEASON: NURSERY GROWN, BRANCHED AT 6', MATCHED HEGHT STAKE & GUY ONE GROWING SEASON; NURSERY CROWN, UNCUT LEADER STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, UNCUT LEADER MATCHED HEIGHT AND FORM, 3 CANES MINIMUM MATCHED HEIGHT AND FORM HOLD 16' FROM BORDERS, SHRUBS, AND TREES HOLD 16' FROM BORDERS, SHRUBS, AND TREES HOLD 20' FROM BORDERS HOLD 16' FROM BORDERS, SHRUBS, A140 TREES MIXED SIZES WITH SMOOTH, WORN SURFACE 4' DYER OVER LANDSCAPE FABRIC TO REMAIN. SAVE, AND PROTECT ;•14•55 55'W �Q ai 05.y DUWAM /S08 R57 d'S5'04 �".• =3 33' NB9'45'27'W 3'..7� 087•49 27 03 �13o " " "- i'y2 "YY 2' SS' • 1=20' 0 10 20 40 MUM 2 ii4p A� 61#7,4 , an,: laillIM -- f STREoe1: - _ OU►� T1�TH _ _.__. - -- T- �- t'- _ } - 7 E c t 5 89 0 5 89 a 89 5 5 5 8 =' cri Z 0 N Q W Q N • U Ou;N CC CL. - Ln CNA • w' W Z E CO 3 0 w Z STATE OF WASH NCTON REGISTERED LANDSCAPE ARCHITECT ARNUR N. SEIDEL CIRTLLICATE N0. 706 (8AUIP ONLY MTH SIGNATURE) r 21244 /- Bldwg, 21 s \12000. \I2447\ TREES: ACER CIRCINATUM / 6 -8' NT. AS SHOWN 20 O VINE MAPLE (REPLACEMENT TREE) BETULA PAPYRIFERA / 2.5' CAL AS SHOWN 7 PAPER SIREN (REPLACEMENT TREE) CERCIS CANADENSIS / 1.75' CAL. 30' 0.C. 4 4. EASTERN RED BUD (STREET TREE) CORNUS KOUSA / KOUSA DOGWOOD 6' -8' HT. AS SHOWN 3 ^� C) POPULUS TROAULOIDES ERECTA / COLUMNAR QUAKING ASPEN (REPLACEMENT TREE) 2.5" CAL 6' O.C. 8 PSEUDOTSUGA MENZIESII / 6' - 8' HT. AS SHOWN 11 DOUGLAS FIR (REPLACEMENT TREE) THUA PUCATA / 6' - 8' HT. AS SHOWN 9 T\''' WESTERN RED CEDAR (REPLACEMENT TREE) SHRUBS: 0 BERBERIS THUNBEROII / 18' - 21' 2.5' 0.C. 16 JAPANESE BARBERRY CALAMAGROSDS ACUTTFLORA 'KARL FOERSTER' / 1 GALLON 2' 0.C. 45 ® KARL FPERSTER REED GRASS CIS T US U S PURE / 18" - 21' 4' 0.C. 11 •' ORCHPUR ID ZCRKEI SE DIGITALIS MERTONENOS / I GALLON 2' 0.C. 27 0 FOXGLOVE ® HYDRANGEA QUERCIFOU4 'ALICE' / AUCE OAKLEAF HYDRANGEA - 21' 4' O.C. 10 PENNISENM ALOPECUROIDES 'HAMELN' / 1 GALLON 1.5' 0.C. 41 ® HAMELN FOUNTAIN GRASS HEUCHERA SANGUINEA / 1 GALLON 2' 0.C. 19 O CORAL BELLS O LAVANDULA ANGU01180 IA 'MUNSTEAD' / 1 GALLON 2' 0.C. 51 MUNSTEAD LAVENDER *�1([t HAAWAEUS MOWS 'COONBE WOOD' / 21' - 24' 6' 0.C. 5 COOMBE W005 JAPAESE WITCH MAHONI6 AOUIFODUM 'COMPACTA' / 18" - 21' 3' 0.C. 15 COMPACT OREGON GRAPE NANDINA DOMESTICA 'COMPACTA' / 18' - 21' 3' O.C. 38 ® COMPACT HEAVENLY BAMBOO Y<G, Y ROS4 RUGOSA / RMAANAS ROSE 18" - 27' 4' O.C. 18 ROSMARNUS OMCINAUS 'COWNGW000 INGRAM' / 21' - 21' 3' 0.C. 21 ® COWNGW00D INGRAM ROSEMARY SPIRAEA JAPONICA ' ANTHONY WATERER' / 18" - 21' 4' O.C. 19 ANTHONY WATERER SPIREA O SYMPHORIC#RPOS A1.BUS / COMMON SNOWBERRY L8' - 21' 4' 0.C. 9 0 VACCINIUM PARVIFODUM / 18' - 21' 2.5' 0.C. 16 RED HUCKIFBERRY PRUNUS LUSRANICA / 21' - 24' 3.5' O.C. 38 ® PORTUGAL UUREL GROUNDCOVERS: 1 MCTOSTAPHYLOS IAA -URSI / KINNIKINNICK 4' POT 16' 0.C. AS REQ 0 FR �SRISS / 4' POT 16' O.C. AS REFIT 111110111111 BARB IIHiUt: i IR#•17 ROSA RED ROUNDCOVER FLOWER ROSE / 1 GALLON 24' 0.C. AS REO'D THYMUS PSEUDOLANUGINOSUS / 4' POT 12' O.C. AS REO'D - - - - WOOLLY THYME BOULDERS 24' - 6' RANDOM 9 C.- ® '! DECOMPOSED GRANITE 3/8" MINUS AS RE0'0 DUSTING VEGETATION • PRELIMINARY LANDSCAPE PLANTING PLAN • FOR SUNDIAL RIVERFRONT COTTAGES A PORTION OF THE NW 1/4 OF SECTION 10, TOWNSHIP 23 N., RANGE 04 E., W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, MULTI -TRUNK STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, BRANCHED AT 6' STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, BRANCHED AT 6' STAKE & GUY ONE GROWING SEASON; NURSERY GROWN. MULTI-TRUNK STAKE & GUY ONE GROWING SEASON: NURSERY GROWN, BRANCHED AT 6', MATCHED HEGHT STAKE & GUY ONE GROWING SEASON; NURSERY CROWN, UNCUT LEADER STAKE & GUY ONE GROWING SEASON; NURSERY GROWN, UNCUT LEADER MATCHED HEIGHT AND FORM, 3 CANES MINIMUM MATCHED HEIGHT AND FORM HOLD 16' FROM BORDERS, SHRUBS, AND TREES HOLD 16' FROM BORDERS, SHRUBS, AND TREES HOLD 20' FROM BORDERS HOLD 16' FROM BORDERS, SHRUBS, A140 TREES MIXED SIZES WITH SMOOTH, WORN SURFACE 4' DYER OVER LANDSCAPE FABRIC TO REMAIN. SAVE, AND PROTECT ;•14•55 55'W �Q ai 05.y DUWAM /S08 R57 d'S5'04 �".• =3 33' NB9'45'27'W 3'..7� 087•49 27 03 �13o " " "- i'y2 "YY 2' SS' • 1=20' 0 10 20 40 MUM 2 ii4p A� 61#7,4 , an,: laillIM -- f STREoe1: - _ OU►� T1�TH _ _.__. - -- T- �- t'- _ } - 7 E c t 5 89 0 5 89 a 89 5 5 5 8 =' cri Z 0 N Q W Q N • U Ou;N CC CL. - Ln CNA • w' W Z E CO 3 0 w Z STATE OF WASH NCTON REGISTERED LANDSCAPE ARCHITECT ARNUR N. SEIDEL CIRTLLICATE N0. 706 (8AUIP ONLY MTH SIGNATURE) r 21244 /- Bldwg, 21 s \12000. \I2447\ Back Elevation • ,407-'4,301i*".VINPAW44," 111111=M3111111111111MININIIISIMINSIII3X1 Side Elevation Floor Plan Front Elevation 1 I11 .11 jutia-1_ -"+ Betty Jane hou5er 838 5raft covered deck: 113 sqft uncovered deck: 33 srift 111.1 11111miiiimmillilkIll I I 1111 Second Floor Plan Side Elevation Gw First Floor Plan Front Elevation • • DM I 11111111111111111111111 Side Elevation Juilet house: 8165utft coverecideckr 126 scift, uncovereddec 136 5rift garage, 1056 5gft 3 11”11111111 0 0 Overlook deck Back Elevation Second Floor Plan Side Elevation 5 .re-ran, Front Elevation Side Elevation First Floor Plan Toolshed Twiggy covered porch: 163 5cift first floor 499 eft Second Roar (>6): 485 561ft tota heated space,' 985 eft 'sting Street ,Lamp stingiStreet'Lamp Lighting Plan Q.k.u..!) wall mount lamp post light \\ I V g N 0 so • ! North East [1U al 00 00 i . Board & Bruen lading South fcundstloos 35, mre inerh West Elevation ove..hang West Elevation South Elevation East Elevation North Elevation r L L Toolshed Plan O ▪ 2 4 6. e Front Elevation Side Elevation 7-1r Outlook Plan o z , 4 • :1 lI1tt1ILtI Side Elevation 1: IIlIIIl -1111ri Mai 2/1 5;11 01. Betty Jane with attached garage hou9e: covered • deck: garage' 3-car garage: 838 ocift 113 5Cift 274 scet 736 sqh, Back Elevation !ilium law. Side Elevation of wage locatIon for lot 5 - 45don Maw w111176 deleted Front Elevation Second Floor Plan First Floor Plan 22 o z 4 Side Elevation ere44 porch: 116 sqh !inst. floor 724 sqft =ccond floor C,61:, 272 Nft; total heated 59805 996 50.ft garage on lot 5: 254 oft • 0 10 20 40 SCALE: 1'.20' LEGEND UA6NYF (UeL) O POWER 06160 0 POOR POLE 0 JUNCTION 908 (AS MED) ❑ CATCH 8109 (co ® STOW MIME (5060 O wawa. SEWER MNa1 11 (599) W ®V GAS IEBR V0 86190 VALVE (6) WY )10990 (i0 EB WATER 16769 a 9GN 89 SLIMY 10U991 (AS NOM) O 10.88 IWNA MD 88019) • FM ROM/CO (AS NOTED) clia 11§ I••'.T 95911 0 CONCRETE CRAVE SWIM SEWER LM STORY GRAM6E 1NE -R - GAS UNE 0107- PMYER Dh9IFID L1- HOC WNE PEACE - // WOW FENCE CALCULATED LAND AREA 33.782 2 S0. FT. (0.77 Y ACRES) PLAT 33,770 3 50. FT. (0.77 E ACRES) TO ORDINARY HIGH WATER BASIS OF BEAM THE BASIS OF BEARINGS IS THE UNE BETWEEN KKSC POINTS 2715 AND 2763. TAKEN AS NORTH 89'18'33' EAST. BASED UPON NORTH AMERICAN DATUM OF 1983 - NAD 83 (91) - WASHINGTON STATE PLANE COORDINATE SYSTEM, NORTH ZONE. BENCHMARK NORTH AMERICAN VERTICAL DATUM OF 1988 - NAVE 88 THE BENCHMARK IS KKSC POINT NO 772. TAKEN AS 19.76 FEET TITLE REPORT T5- 20171230 BY COMMONWEALTH LAND TITLE CO DATED DECEMBER 12. 2005 EXCEPTIONS - NOTHING MAPPABLE LEGAL DESCRIPTION [COMMONWEALTH TS- 20171230] THAT PORTION OF GOVERNMENT LOT 6. SECTION 10, TOWNSHIP 23 NORTH. RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT A STONE MONUMENT IN THE WEST UNE OF SAID SECTION AT A POINT WHICH IS 1,168.66 FEET SOUTH FROM THE NORTHWEST CORNER THEREOF; THENCE EAST AT RIGHT ANGLES, 1,312.66 FEET TO THE EAST UNE OF SAID LOT 6, AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 0'04'10.7 6/51, ALONG SAID FAST UNE. 40 FEET TO THE NORTH UNE OF SOUTH 116TH STREET; THENCE, WEST ALONG SAID NORTH UNE, 109.41 FEET TO THE EAST UNE OF THE RIGHT OF WAY OF THE PUGET SOUND POWER 19 UGHT COMPANY; THENCE NORTHERLY, ALONG SAID EAST UNE, 254.46 FEET MORE OR LESS, TO THE DIJWAMISH RIVER; THENCE EASTERLY, ALONG SAID 01/ER, TO A POINT FROM WHICH TRUE POINT OF BEGINNING BEARS SOUTH 004'l0.7 EAST: THENCE SOUTH 004•10.7' EAST, 213 FEET, MORE OR LESS, TO THE TRUE P0111T OF BEGINNING; EXCEPT THAT PORTION THEREOF LYING 15111119 ROAD; (ALSO KNOWN AS TRACTS 43, 44 AND 45, BENNETT'S INTERURBAN TRACTS. AS PER UNRECORDED PUT THEREOF); SITUATE IN 146 CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. • • • BOUNDARY AND TOPOGRAPHIC SURVEY 8.0'43'51• R.977 51 L.1290 10747/911 1N' i i END 1-7/2- DUWAMISH RIVER Ba6nIRY RR 919137 DOER 111L 201 3177 - 507402711 SIDS POWER POI CURVE SON GL77 7)00091 STOP SIGN PYMER POLE ./UG DROP TYPE 1 VANED 16966.19.72 0 12• ADS 0.17.28 I GUY ,WC{lgl 900 .ate ...3 90091655 SON ! RE8N7/NO • . •32 N' PN90JG SIGN E.8 GP e. p 10715471 e6Dr v •-yta ., I,i . •. _' aP1 � AI CABLE TV J-eD% t4R: eiA v+� r. Rs f y e� ..../.? ,4f '0 }69 -AI #.t 'P +'" '�y-;. .. -. �H38.4A 4,..`S',x•3i! ���_ :cry -y� Y`:9 fi ,sour ' a1sTH: s '' .yam. '' c I DXSTING BULIMIC CB 110E 1.79011 CM101 6.IE.12.2 .11638 . ADS E•6.4q - pR LFND 3/4 PIPE- \J 10,1,411,18$ SIGN FHA REBW /CAP '08L1.NI 22594' STOP SIGN 6C:11/ 2' BUSS MG N 4'71' (ANC 400 FND HERM/CAP 'HANSEN 21464' 5919 09.19.61 IE 8' PVC 6-12.56 E 8' PVC 6-12.61 NO MOTOR VEHICLES SIGN ■ CB 170E 1 VANED 00910.16.40 IE 12' ADS E -15.41 E 12'1558.15.40 6: 12' 906 74.1646 DA NF119 /CAP NIJW7 2'594' CB 1196 I VANED GRATE.18.94 D 12 ADS 6.15.32 F IY 98519.1524 IE 4' PVC $.1629 SUN 9101.19.08 C8' PVC 6.10.21 6' nr9 44:30 -- - K6'PIC N-10.28 SURVEYOR'S CERTIFICATE 8 0 r W Z > O CO W o 0 S w CL O CC at o aZ I-- w o= LL. O 0 O O Q O O ma m a DAVIES /PUTNAM TUKWILA 0 LL DEC 3 2008 THE UNDERSIGNED HEREBY CERTIFIES TO DAMES /PUTNA7 AS OF THE DATE HEREOF THAT THIS SURVEY CORRECTLY D PICTS THE CONDITIONS OF THIS SITE ON THE BASIS OF A FIELD SURVEY PERFORMED IN APRI(12006. WILLIAM R. WORKMAN. P15 WASHINGTON REGISTRATION N0. 41298 oz Jau.620o.6 DATE WED 2008 TTY �nr