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HomeMy WebLinkAboutPermit L08-074 - DAVIES DOUG / SUNDIAL COTTAGES - SHORELINE SUBSTANTIAL DEVELOPMENTSUNDIAL COTTAGES 3540 S 116 ST L08-074 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION TO: Doug Davies, Sundial Properties, Applicant King County Assessor, Accounting Division Washington State Department of Ecology February 3, 2010 Karen Walter, Muckleshoot Indian Tribe Gretchen Kaehler, Office of Archeology Laura Murphy, Muckleshoot Indian Tribe This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L08 -074 Sundial Cottages Applicant: Doug Davies, Sundial Properties, LLC Type of Permit: SHORELINE MANAGEMENT Shoreline Substantial Development Permit for a cottage development consisting of nine detached cottages (1Y2 story, < 1000 square foot homes). Project Description: This application is for eight cottage homes and one carriage or "live- above" residence on a .78 acre lot. The cottages are all 11/2 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 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. Location: 3540 & 3550 South 116th Street Associated Files: L08- 073 — Public Hearing for Design Review; Public Works and Building Permits will be required Comprehensive Plan Low Density Residential Designation/Zoning District: SM H:V.08 -073 -4 Sundial Cottages\shoreline NOD.doc Page 1 of 2 02/03/2010 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • • H. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The City Community Development Director has determined that the application for a Shoreline Substantial Development Permit does comply with applicable City and state code requirements and has approved that application, subject to the condition set forth below based on the findings and conclusions contained in the staff report. Conditions of Approval: 1. The applicant shall provide an archeological survey and shall meet the requirements of TMC 18.50.110 prior to issuance of a construction permit for this project. The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. III. YOUR APPEAL RIGHTS One administrative appeal to the Shorelines Hearings Board of the Decision is permitted. Any person appealing to the Shorelines Hearings Board may raise certain SEPA issues as part of the appeal to the Shorelines Hearings Board. Appellants should consult the rules and procedures of the Shorelines Hearings Board for details. W. PROCEDURES AND TIME FOR APPEALING The requirements and procedures for appeals to the Shorelines Hearings Board are set forth in RCW 90.58 and WAC 461.08. V. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the Shoreline Substantial Development Permit are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Stacy MacGregor, who may be contacted at 206 -433 -7166 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period unless an appeal is filed. ent of Tukwila ommunity Development Stacy MacGregor H:\L08 -073 -4 Sundial Cottages\shoreline NOD.doc Page 2 of 2 02/03/2010 Date: Project: • City of Tukwila • Jim Haggerton, Mayor Department of Community Development STAFF REPORT TO THE DIRECTOR DEPARTMENT OF COMMUNITY DEVELOPMENT February 4, 2010 Sundial Cottages 3540 & 3550 South 116`s Street File Number: L08 -074 - Shoreline Substantial Development Permit Applicant: Doug Davies, Sundial Properties, LLC Jack Pace, Director Request: Shoreline Substantial Development Permit for a cottage development consisting of nine detached cottages (1 ''A 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. Associated Applications/ Permits: L08- 073 — Public Hearing for Design Review; Public Works and Building Permits will be required Comprehensive Plan/ Zoning Designation: Low Density Residential Staff: Stacy MacGregor, Assistant Planner The following information was submitted as part of the application. 1. Landscape Plan Set by Barbara Lycett Design (3 pages) 2. Architectural Plan Set by Ross Chapin Architects (3 pages) 3. Civil Plan set by Barghausen Engineers (7 pages) 4. Statement of Compliance with Shoreline Regulations dated December 2008 5. Geotechnical Engineering Study and Addendum dated December 13,2007 and February 15, 2007 by Earth Solutions NW, LLC Project Description This application is for eight cottage homes and one carriage or "live- above" residence on a .78 acre lot. The cottages are all 1 ''A 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 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. Policies of the Shoreline Management Act/Shoreline Master Program This area was annexed into the City of Tukwila in 1989. The City of Tukwila is required to administer annexed areas based on the Shoreline Management Plan which was in place at the time of annexation, until such time as a new Master Plan is adopted and approved by the Washington State Department of Ecology. This area is subject to King County's Shoreline Master Program. SM H:\L011-073 -4 Sundial Cottages\Shoreline SR.doc Page 1 of 4 02/03/2010 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 • • 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 with an additional sixty trees added as mitigation. The entire site will be landscaped. 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. Shoreline Regulations King County Shoreline Management Program Applicable regulations of King County Shoreline Master Program: King County Code Chapter 25.16.030 General Requirements A. Non -water related development and residential development shall not be permitted waterward of the ordinary high water mark. No development is proposed or will be approved waterward of the ordinary high watermark. 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. The underlying zoning is more restrictive; in LDR zones, the building height cannot exceed thirty feet. This project is proposing to develop under the Housing Options Program which limits height of any structure to twenty-five feet. C. All development shall be required to provide adequate surface water retention and sedimentation facilities during the construction period. Prior to construction the applicant is required to obtain the necessary permits from the City's Public Work's Department. These permits will require the submittal of a temporary erosion and sedimentation control plan for construction activities. The plan must be approved prior to construction activities. D. Development shall maintain the first fifty feet of property abutting a natural environment as required open space. This criterion is not applicable, as the King County shoreline environment designation adjacent to this site as "Urban Environment ". E. Parking facilities except parking facilities associated with detached single-family and agricultural development shall conform to the following minimum conditions: 1. Parking areas must be located beneath or upland of the development. 2. Any outdoor parking area perimeter... must be maintained as a planting area with a minimum of five feet. 3. One live tree...shall be required for each thirty linear feet of planting area. 4. One live shrub...for each 60 inches of planting area shall be required. 5. Additional perimeter and interior landscaping of parking areas may be required when large parking areas are proposed. This criterion is not applicable, as the proposed development is detached single- family. 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 receipt waters or adjacent properties. SM H: \L08 -073-4 Sundial Cottages\Shoreline SR.doc Page 2 of 4 02/03/2010 • • Any water discharged into the Duwamish River is required to meet all State and Federal water quality standards. The project is designed to meet all 1998 King County Surface Water Design Manual drainage requirements. All impacts associated with drainage will be mitigated as part of the construction permit. G. The regulations of this chapter have been categorized in a number of sections; regardless of the categorization of the various regulations, all developments must comply with all applicable regulations. The proposed project will comply with all applicable Shoreline 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 2. Part of the site is presently being used and has historically been used for public access. This criterion is not applicable, as the proposed development is not part of the King County trail system nor has it been used historically for public access to the shoreline. King County Code Chapter 25.16.100 Residential Development — Single- Family: Single-family residential development may be permitted in the urban environment subject to the general requirements of K.C.C. 50.16.030, provided: A. Single-family development, is permitted in the underlying zone classification; The underlying zone classification is Low - Density Residential which permits single - family residential development. B. Single-family development, including floating homes, shall not be permitted waterward of the ordinary high water mark; Upon application for a building permit, the new development will have to comply with this requirement. The proposed building envelope is approximately fifty feet from the ordinary high water mark (OHWM). C. Setbacks. Single-family residential development shall maintain a minimum setback of twenty feet from the ordinary high water mark except that: 1. If the minimum setback from the ordinary high water mark of a river or stream falls within the floodway, the development shall be required to locate past the upland edge of the floodway, Upon application for a building permit, the new development will have to comply with this requirement. FEMA flood maps indicate small areas of floodway on the parcel. The top of bank is designated at a point 2.5:1 from the current OHWM allowing for natural bank sloughing and reconfiguring. The proposed building envelope is setback 20 feet from this top of bank which is an actual setback of approximately 50 feet from the current OHWM and approximately 40 feet from the current top of bank. 2. If development is proposed on shorelines, including one or more sensitive areas, as defined in K.C.C. 21.04, such development shall be done in accordance with regulations and procedures set forth in K.C.C. 21.54.150 through 21.54.190, This criterion is not applicable, as no development is proposed on the shorelines as defined by K.C.C. 25.08.490. D. A farmhouse permitted under K.C.C. 21.54.060 shall be exempt from the setback requirements of this section. This criterion is not applicable because a farmhouse is not proposed. Chapter 25.16.110 Residential development — Accessory structures. Accessory structures to the residence may be placed within the required shoreline setback, provided: A. No accessory structure, except swimming pools, shall cover more than one hundred ffty feet; B. No accessory structure shall obstruct the view of the neighboring properties; SM HALOS-073-4 Sundial Cottages\Shoreline SR.doc Page 3 of 4 02/03/2010 • • C. No accessory structure shall exceed eight feet in height. A viewing platform is proposed within the required shoreline setback. The platform is 8' tall at its highest and covers 144 square feet. Upon application for a building permit, the new development will be reviewed for compliance with this requirement. Public Comments Comments were received a unnamed resident; Karen Walter of the Muckleshoot's Tribe Fisheries Division; Laura Murphy, Archeologist for the Muckleshoot's Tribe Cultural Resources Division; and Gretchen Kaehler, Archeologist for the Washington State Department of Archeology and Historic Preservation. A neighborhood resident noted that tires are visible along the shoreline at low tide and stated that he believed that they have been at this location prior to the applicant acquiring the property. The applicant was unaware of the tires but will try to remove them if he can safely do so. Ms. Walter's questions and comments centered on impacts to tribal fishing in the area, landscaping, and stormwater management. The applicant adjusted the plans in response to Ms. Walter's comments, her questions were answered, and Ms. Walter had no further comments. The archeologists raised concerns on the potential presence of historical artifacts in the area. The applicant agreed to have an archeological site survey performed prior to commencing with construction on the site. The archeologists had no further comments. VI. SEPA and other City approvals The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. The applicant will be required to obtain a permit from Public Works for infrastructure improvements and permits from the Building department for the homes and viewing platform. Recommendation Approval of the shoreline substantial development permit with the following conditions: 1. The applicant shall provide an archeological survey and shall meet the requirements of TMC 18.50.110 prior to issuance of a construction permit for this project. Attachments: Email from Karen Walter, Muckleshoot Indian Tribe Letter from Gretchen Kaehler, Department of Archeology SM H: \L08 -0734 Sundial Cottages \Shoreline SR.doc Page 4 of 4 02/03/2010 • • Stacy MacGregor - RE: Sundial Cottages, Notice of Application Page 1 of 6 From: To: Date: Subject: Attachments: Stacy MacGregor Karen Walter; Karen Walter 08/07/2009 9:36 AM RE: Sundial Cottages, Notice of Application Karen, Attached is the landscape plan for the Sundial Cottages project. I believe we have worked through all of your issues prior to developing this plan. Therefore, this is for your information only. With minor changes the plan will meet the City's requirements. If you have any comments, please let me know in the next two weeks. Regards, Stacy Karen, I sent this last week but it appears that it didn't go through. This is a resend. Stacy Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor@ci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 »> Stacy MacGregor 03/16/2009 4:07 PM »> Karen, This is from the applicant. Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor(aci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 »> "Davies, Douglas C" <douglas.c.davies @boeing.com> 03/16/2009 1:23 PM »> Thanks Stacy, Our current plan is to follow the city's request and eliminate all non - native plants between the shoreline and the homes and replace with native trees, bushes etc. to provide shade not only on the property but along the waterway as well. In addition, we are planning, in support of our green star developing program, to plant low- file: / /C:\ Temp\ XPgrpwise\ 4A7BF59Btuk- mail6300 -po 1001783331143DA 1 \GW } 00001.... 02/03/2010 • • Page 2 of 6 maintenance, drought resistant native species whereever possible on the rest of the property. Feel free to forward this on if you like. Doug Davies for Sundial Properties From: Stacy MacGregor [mailto:smacgregor @ci.tukwila.wa.us] Sent: Monday, March 16, 2009 9:12 AM To: Karen Walter Cc: Davies, Douglas C Subject: RE: Sundial Cottages, Notice of Application Hi Karen, Thank you for your follow -up. My response follows in red. Let me know if you need further clarity. 1. The response to question 1 doesn't fully answer the initial question. What is the regulated buffer along the Duwamish River in this location and how will the project comply with this regulated buffer? The buffer in this area is 20' and is subject to King County code rather than to the City of Tukwila's code. The City has asked for a setback beyond what KCC requires. We are requiring the houses to be setback from the toe of the slope a distance equivalent to a slope setback of 2.5:1 plus 20 feet as shown on the plan. This puts the setback at around 50 feet, 30 feet beyond the setback required by the County. King County Code allows accessory structures within the required 20' setback from OHWM so long as they are less than 150 square feet and less than 8 feet height KCC 25.16.101. if the application can demonstrate that the viewing platform meets this code, the proposal will meet the requirements of KCC. 2. If the project is not located along a levee with its associated vegetation management requirements, why isn't the project proposing to remove any existing non - native plant species and replacing them with native plants that will provide sufficient shade and future wood recruitment to the river in the portion of the project from elevation 20 feet to the Ordinary High Water Mark (shown on Sheet PL1 of 1)? The City does not have code that provides these guidelines or requirements and the plans as submitted are the first iteration. However, the City has requested 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 back or grubbing out. The slope from 18' to OHWM is steep and performing blackberry removal along this slope does not appear to be safely feasible to perform or maintain and could degrade the slope. 3. Thank you for suggesting that the project could include the information about Muckleshoot Fishing as a CCR. We agree with this recommendation. Agreed. Sincerely, Stacy MacGregor Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor(ci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 file: / /C:\ Temp\ XPgrpwise \4A7BF59Btuk- mail6300 -po 1001783331143 DA 1 \GW } 00001.... 02/03/2010 • • Page 3 of 6 »> Karen Walter <KWalter @muckleshoot.nsn.us> 03/13/2009 2:40 PM »> Ms. MacGregor, Thank you for your responses to our email as noted below. Based on our review of these responses, we have a couple of follow -up questions. 1. The response to question 1 doesn't fully answer the initial question. What is the regulated buffer along the Duwamish River in this location and how will the project comply with this regulated buffer? 2. If the project is not located along a levee with its associated vegetation management requirements, why isn't the project proposing to remove any existing non - native plant species and replacing them with native plants that will provide sufficient shade and future wood recruitment to the river in the portion of the project from elevation 20 feet to the Ordinary High Water Mark (shown on Sheet PL1 of 1)? 2. Thank you for suggesting that the project could include the information about Muckleshoot Fishing as a CCR. We agree with this recommendation. Thank you again for your responses and look forward to additional responses to the questions above. Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Auburn, WA 98092 From: Stacy MacGregor [mailto:smacgregor @ci.tukwila.wa.us] Sent: Thursday, February 26, 2009 9:02 AM To: Karen Walter Cc: douglas.c.davies @boeing.com Subject: Re: Sundial Cottages, Notice of Application Ms. Walter, Thank you for taking the time to comment on the Sundial Cottages project. The City has reviewed your comments and my response follows each of your comments below. My responses are in red and italicized. 1. How does this project comply with the City of Tukwila's Critical Areas Ordinance and Shoreline Master Program with respect to the location of the viewing platform and the regulated shoreline buffer? It appears that the viewing platform is within 10 feet of the 100 year floodplain and the buffer will be a maximum 50 feet from the Duwamish River. This property was annexed to the City and is subject to the King County Shoreline Master Program. King County Code allows accessory structures within the required 20' setback from OHWM so long as they are less than 150 square feet and less than 8 feet height KCC 25.16.101. The platform will need to meet this requirement to obtain approval. Single- family development must be located outside of the floodway. King County code requires single- family residential development to be located 20 feet from OHWM. The City of Tukwila is requiring the development to be setback from the toe of the slope a distance equivalent to a slope setback of 2.5:1 plus 20 feet as shown on the plan. This puts the setback at around 50 feet, 30 feet beyond the setback required by the County. 2. Has the City evaluated the levee structure along this property to ensure that it does not need repair or modifications that would be limited or would otherwise result in a further reduced shoreline buffer as a file: / /C:\ Temp\ XPgrpwise \4A7BF59Btuk- mail6300 -po 1001783 3 31143DA 1 \GW } 00001.... 02/03/2010 • • result of these levee issues in combination with the proposed development? Page 4 of 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. 3. Where will the stormwater for this project be discharged? What stormwater quality treatment standards will apply to this development? The downstream storm drainage system discharges at the West side of the river, just North of the Allentown Bridge. See picture - attached. 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. The storm drainage vault, as shown on Barghausen's plan, provides for both detention and water quality. 4. Will the applicant be incorporated any low impact development measures? If so, please describe in detail what these measures are. If not, the applicant should be required to do so. Tukwila Municipal Code does not mandate lid measures. The City will share your comments with the applicant and supports the use of lid techniques that are a part of the 1998 or 2009 King County Stormwater Manual. There are concems over the depth of the storm drainage vault; these may be overcome by other storm drainage systems available from the 1998 or 2009 King County Manual. 5. Will the applicant be allowed to have piers, docks, or floats to accommodate boats? The applicant has not applied for any over -water structures. Doing so in the future will require the applicant to obtain all the necessary permits which will include providing notice to the Muckleshoot Tribe. 6. The applicant and the occupants should be informed that Muckleshoot Tribal members fish in the Green /Duwamish River. The occupants of this property should be noticed that they cannot interfere with any tribal members legally fishing in this area. This includes any nets that may be tied off from the bank in at this site. If folks have questions about Muckleshoot Fishing, they can contact the Tribal Fisheries Division. The applicant will receive a copy of your comments. CC &R's can be conditioned to include the above notice. 7. The Shoreline Buffer should be planted with more native trees than is proposed. The proposal is to plant some native trees along the top of the bank and leave the few existing trees along the slope. More native trees should be planted along the slope to provide a source of future wood recruitment and shade to the river. The City will request that landscaping with only native plants and trees extend from 18' elevation to the northem -most homes along with removal and maintenance of the blackberries through pruning back or grubbing out. 8. The viewing deck should not be lighted to avoid having Tight spill over onto the Duwamish River and create an advantage for salmonid predators. Lighting is not proposed on the viewing deck. 9. The City should work with the applicant to obtain 33 trees that will be removed from the site as all of these trees appear to be large enough to provide fish habitat in the various streams and rivers within the City of Tukwila. These trees should be used for habitat restoration projects. Agree. The City will work with the developer to try to save the tree trunks and large limbs, stockpiled at an off-site location and used in future restoration projects. 10. Please make the Tribal Fisheries Division a party of record to this proposal. file: //C :\Temp\ XPgrpwise 14A7BF59Btuk- mail6300 -po 1001783331143DA 11GW } 00001.... 02/03/2010 • • Page 5 of 6 Done. Your next opportunity for comment will be at the public hearing for design review. You will receive notice when it is scheduled. Thank you for taking time to review the proposal. If you would like to provide an additional response, please provide comments to the City in writing within 14 days from the date of this letter (March 12, 2009). All written comments will become part of file, will be presented at the public hearing, and become part of the official record. Sincerely, Stacy Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregorOci.Tukwila. WA. US 206 - 433 -7166 internal ext 1166 »> Karen Walter <KWalter @muckleshoot.nsn.us> 02/17/2009 1:42 PM »> Ms. MacGregor, The Muckleshoot Indian Tribe Fisheries Division has reviewed the above referenced Notice of Application. We have several questions and some initial comments about this proposal as noted below. 11. How does this project comply with the City of Tukwila's Critical Areas Ordinance and Shoreline Master Program with respect to the location of the viewing platform and the regulated shoreline buffer? It appears that the viewing platform is within 10 feet of the 100 year floodplain and the buffer will be a maximum 50 feet from the Duwamish River. 12. Has the City evaluated the levee structure along this property to ensure that it does not need repair or modifications that would be limited or would otherwise result in a further reduced shoreline buffer as a result of these levee issues in combination with the proposed development? 13. Where will the stormwater for this project be discharged? What stormwater quality treatment standards will apply to this development? 14. Will the applicant be incorporated any low impact development measures? If so, please describe in detail what these measures are. If not, the applicant should be required to do so. 15. Will the applicant be allowed to have piers, docks, or floats to accommodate boats? 16. The applicant and the occupants should be informed that Muckleshoot Tribal members fish in the Green /Duwamish River. The occupants of this property should be noticed that they cannot interfere with any tribal members legally fishing in this area. This includes any nets that may be tied off from the bank in at this site. If folks have questions about Muckleshoot Fishing, they can contact the Tribal Fisheries Division. 17. The Shoreline Buffer should be planted with more native trees than is proposed. The proposal is to plant some native trees along the top of the bank and leave the few existing trees along the slope. More native trees should be planted along the slope to provide a source of future wood recruitment and shade to the river. 18. The viewing deck should not be lighted to avoid having Tight spill over onto the Duwamish River and create an advantage for salmonid predators. file ://C :\ Temp\ XPgrpwise \4A7BF59Btuk- mail6300 -po 1001783331143DA 1 \GW } 00001.... 02/03/2010 Page 6 of 6 • • 19. The City should work with the applicant to obtain 33 trees that will be removed from the site as all of these trees appear to be large enough to provide fish habitat in the various streams and rivers within the City of Tukwila. These trees should be used for habitat restoration projects. 20. Please make the Tribal Fisheries Division a party of record to this proposal. We appreciate the opportunity to review and provide initial comments on this proposal. We look forward to the City's responses to our questions so that we can fully evaluate this proposal and provide any additional comments that we may have. Thank you, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Auburn, WA 98092 file: / /C:\ Temp\ XPgrpwise \4A7BF59Btuk- mail6300 -po 1001783331143DA 1 \GW } 00001.... 02/03/2010 • • Shoreline Management Act Permit Data Sheet and Transmittal Letter From: City of Tukwila Department of Community Development 6300 Southcenter Blvd. Suite 100 Tukwila, WA 98188 To: Department of Ecology Attn: Dave Radabaugh Date of Transmittal: February 3, 2010 Date of Receipt: Type of Permit: Substantial Development Local Government Decision: Approval with conditions. Applicant Information: Name: Doug Davies Address: 11544 Riviera Place NE Seattle, WA 98125 Phone: (425) 283 -2218 Is the applicant the property owner? Yes Location of the property: Section 10, Township 23 North, Range 4 East; tax parcel # 0733000225 Water Body Name: Duwamish River Shoreline of Statewide Significance: Yes Environment Designation: Urban Description of Project: The proposal is to construct a cottage development consisting of nine cottages (1 '/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. Notice of Application Date: January 20, 2009 Final Decision Date: January 3, 2010 By: Stacy MacGregor, Assistant Planner, City of Tukwila Phone Number: (206) 431 -7166 City �Tukwila • Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206 -431 -3665 Web site: http: / /www.ci.tukwila.wa.us SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT File Number: L08 -074 Applied: 12/23/2008 Approved: 02/03/2010 Expiration: 02/03/2012 A permit is hereby granted to: DOUG DAVIES to: Shoreline for Sundial Cottages. Upon the following property: Address: 3540 S 116 ST TUKW Parcel Number: 0733000225 Section/Township/Range: The following master program provisions are applicable to this development: King County Shoreline Master Program Development under this permit shall comply with the following conditions. 1: The applicant shall provide an archeological survey and shall meet the requirements of TMC 18.50.110 prior to issuance of a construction permit for this project. This permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this permit shall excuse the applicant from compliance with any other Federal, State or local statutes, ordinances or regulations applicable to this project, but not inconsistent with the Shoreline Management Act (Chapter 90.58 RCW). This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the project as approved and any conditions thereof. CONSTRUCTION PURSUANT TO THIS PERMIT MAY NOT BEGIN AND IS NOT AUTHORIZED UNTIL TWENTY -ONE (21) DAYS FROM THE DATE OF FILING WITH THE DEPARTMENT OF ECOLOGY (D.O.E.) AS DEFINED IN RCW 90.58.140(6) AND WAC 173 -14 -090, OR UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN TWENTY -ONE (21) DAYS FROM THE DATE OF SUCH FILING HAVE TERMINATED; EXCEPT AS PROVIDED IN RCW 90.58.140(5)(a)(b)(c). Pursuant to RCW 90.58.180 the decision by the City of Tukwila to issue this Shoreline Substantial Development Permit may only be appealed to the Shoreline Hearing Board. Appeals must be filed with the Shorelines Hearing Board within 21 -days from the filing of this permit with D.O.E. as defined in RCW 90.58.140. For more detail information on appeals, refer to RCW 90.58 and WAC 461.08. Date: Jack lj$ce, Director o epartment of Community Development Construction or substantial progress toward construction must begin within two (2) years from the effective date of the permit (the date the permit is filed with D.O.E.), per RCW 90.58.143(4). • • Stacy MacGregor - RE: Sundial Cottages From: "Kaehler, Gretchen (DAHP)" To: "Stacy MacGregor" Date: 03/18/2009 9:03 AM Subject: RE: Sundial Cottages CC: "Laura Murphy" Hi Stacy, Page 1 of 3 I have spoken in depth to Laura Murphy about this project. The geotechnical report shows that there is about 10 feet of fill in one location. There was no map provided so we have no idea where that location is. The plans for the cottages show stormwater detention that goes up to 12 feet in depth. The foundations will be placed on fill so that may not be an issue but what about utilities? As I had stated before when we talked, I have yet to see the same depth of fill across an entire area. It may be 10 feet in one area, 6 feet in another, and less than 2 feet in another. There are no archaeological sites recorded in the project area but there is one that is about 700 feet away. That site is quite significant and has been determined eligible for that National Register of Historic Places. That site was identified during subsurface testing for the Sound Transit Light Rail Project. It was identified on a similar Iandform with environmental features analogous to that of the project area. Archaeological sites are identified through background research and archaeological survey. It is unrealistic and unfair to place the burden of identification on construction contractors who do not know what to look for. Archaeological deposits can first appear as nothing more than smears, especially when working with heavy equipment. Also keep in mind that these resources are protected under state law and disturbing or destroying them may result in civil penalties or in a Class C felony if a burial were disturbed. We will need to work out something more than conditioning the permit. This may be some sort of professional survey and /or professional archaeological monitoring. I am curious as to why the applicant is so reticent. Has he /she checked into what a survey would cost? I can tell you from personal experience that knowing what you are dealing with before you inadvertently run into it is much less expensive than dealing with the project shutdowns etc. Laura Murphy will have probably have some comments for you as well but I believe she and I agree that there needs to be something more done to address cultural resources issues than adding conditions to the permit. Gretchen Gretchen Kaehler Assistant State Archaeologist, Local Governments Department of Archaeology and Historic Preservation Olympia Ph:360- 586 -3088 Gretchen.Kaehler @dahp.wa.gov Please note that DAHP hours will change as of September 22, 2008 New hours: 7:00 AM to 5:30 PM Monday to Thursday, closed Fridays file://C:\Temp\XPgrpwise\49COB8FBtuk-mai!6300-po 100178333112E4D 1 \G W } 00001.... 02/02/2010 • • From: Stacy MacGregor [mailto:smacgregor @ci.tukwila.wa.us] Sent: Tuesday, March 17, 2009 1:15 PM To: Kaehler, Gretchen (DAHP); laura.murphy @muckleshoot.nsn.us Cc: douglas.c.davies @boeing.com Subject: RE: Sundial Cottages Page 2 of 3 Regarding: Log: 021909 -04 -KI Property: Sundial Cottages L08 -074 Substantial Shoreline Development Permit, L08 -074 Public Hearing Permit Gretchen and Laura, I am writing to followup with you regarding this project. You have had some time to review the geotechnical report and foundation plans for this project. Would you provide me a written response of various options for this project to move forward. You originally asked for a site survey. If you have knowledge of cultural resources on this site, the City and applicant are interested in seeing a report. I would like to condition the permit that if any type of cultural artifact is unearthed work is to stop immediately and that you would be contacted upon discovery. Would this condition on the permit suffice? Thank you, Stacy Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor @ci.Tukwila. WA. US 206 - 433 -7166 internal ext 1166 »> Stacy MacGregor 02/25/2009 2:31 PM »> Hi Gretchen and Laura, Thank you to both of you for explaining so well your concerns and being receptive to brainstorming possible options for this project. I have attached the geotechnical report and the relevant civil plans for this project. The project is in the design review stage which means there aren't building permits to provide foundations plans to you. According to the civil engineer and the geotech report, the proposed vault is the deepest excavation and the foundations will be poured on 2' of structural fill and will require overexcavation. After reviewing the attachments would you provide me with a written response. Please let me know if you need additional information. Some of the proposed home models have been built elsewhere so it may be possible to get foundation plans if the foundations are on the same footings. There may be options such as redesigning the detention and achieving more infiltration onsite to lessen excavation depths. I am happy to act as an intermediary between your needs and the applicant's need to come to a solution that addresses everyone's concerns. Please don't hesitate to contact me with any questions. Thanks, Stacy file: / /C:\ Temp\ XPgrpwise \49COB8FBtuk- mail6300 -po 1001783331 12E4D 1 \G W } 00001.... 02/02/2010 • FEB 19 20101 comtvitiN:T( DEVELOP +.EIIT • STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office • 3190 160th Avenue SE • Bellevue, Washington 98008 -5452 • (425) 649 -7000 February 18, 2010 Doug Davies 11544 Riviera Place NE Seattle, WA 98125 Dear Mr. Davies: I certify that I mailed a copy of this document to the persons and addresses listed herein, postage prepaid, a r ceptacle for United 'e // States mail in e Washington, i^, On }.jIS / ?10 CA) / r Subject: City of Tukwila — Approved Sundial Properties LLC - Applicant Shoreline Substantial Development Permit # - 43 Purpose: Notification of Receipt of Approved Substantial Development Permit (SDP) On March 13, 2009 the Department of Ecology received notice that the City of Tukwila approved your application for an SDP. Your permit is for development of a 9 unit detached residential development with a viewing platform and park bench within a shoreline setback. This activity will occur within an Urban environment within the shoreline jurisdiction of the Duwamish River. By law, local governments must review all SDPs for compliance with the following: • The Shoreline Management Act (Chapter 90.58 RCW) • Ecology's Substantial Development Permit approval criteria (Chapter 173 -27 -150 WAC) • The King County (as administered by the City of Tukwila) Local Shoreline Master Program Local governments, after reviewing the SDP for compliance, are required to submit the SDPs to Ecology for filing. Your approved SDP has been received and filed by Ecology. What Happens Next? Before you begin activities authorized by this permit, the law requires you to wait at least 21 days from the date we received the decision letter from the City of Tukwila on February 12, 2010. This waiting period allows anyone who (including you) disagrees with any aspect of this permit, to appeal the decision to the state Shorelines Hearings Board. You must wait for the conclusion of an appeal before you can begin the activities authorized by this permit. Doug Davies February 18, 2010 Page 2 of 2 If no appeal is submitted you may begin activities any time after March 5, 2010. The Shorelines Hearings Board will notify you by letter if they receive an appeal. We recommend, however, you contact the Shorelines Hearings Board before you begin permit activities to ensure no appeal has been received. They can be reached at (360) 459 -6327 or http: / /www. eho.wa. govBoards /SHB. asp. If y_ou want to appeal this decision, you can find appeal instructions (Chapter 461-08 WAC) at the Shorelines Hearings Board website above. They are also posted on the website of the Washington State Legislature at: http: / /apps.leg.wa.gov /wac. Other federal, state and local permits may be required in addition to this shoreline permit. If this permit is NOT appealed, this letter constitutes the Department of Ecology's final notification of action on this permit. If you have any questions about this letter, please contact me at (425) 649 -4260. Sincerely, Dave Radabaugh, Shoreline Planner Shorelands and Environmental Assistance Program DR:cja cc: Stacy MacGregor, City of Tukwila January 13, 2012 • City of Tukwila Department of Community Development Mr. Doug Davies, Applicant 11544 Riviera Drive NE Seattle, WA 98125 Parties of Record: King County Assessor, Accounting Division Dave Radabaugh, Washington State Department of Ecology RE: L08 -074 Sundial Cottages Dear Mr. Davies: Jim Haggerton, Mayor Jack Pace, Director Karen Walter, Muckleshoot Indian Tribe Gretchen Koehler, Office of Archeology Laura Murphy, Muckleshoot Indian Tribe The City has received your request for an extension for the above Shoreline Substantial Development permit. Your request for an extension is due to a weak economy hindering the development of your project. According to WAC 173- 27 -090 (2) states that "(c)onstruction activities shall be commenced or, where no construction activities are involved, the use or activity shall be commenced within two years of the effective date of a substantial development permit. " The effective date or your permit is February 12, 2010, which is the date the Department of Ecology received the decision letter from the City of Tukwila. This citation further states, "(h)owever, local government may authorize a single extension for a period not to exceed one year based on reasonable factors, if a request for extension has been filed before the expiration date and notice of the proposed extension is given to parties of record on the substantial development permit and to the department." Your permit is scheduled to expire on February 12, 2012. You have made your request prior to the expiration date. Your extension request is granted and will expire if construction activities have not commenced by February 12, 2013. Please note that only a single extension is allowed. This letter serves as notice of the extension and will be sent to all parties of record including the Department of Ecology. If you have any questions, please contact Stacy MacGregor at (206) 433 -7166 or by email at smacgregor@ci.tukwi1a.wa.us. incerely, Jo Pace, Director C munity Development cc. File L08 -074 SM Page 1 of 1 01/12/2012 H: \Complete projects\L08 -073 -4 Sundial Cottages\Extension.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 City of Tukwila Department of Community Development Iim Haggerton, Mayor Jack Pace, Director Sent via email to douglas.c.davies @boeing.com, Karenarosschapin.com, blycett@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 PL 1: 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. 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 18th at 6:30pm and could comprise up to 5 new members. If they stay together, the meeting will be February 256 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 HA L08-073-4 Sundial Cottages\Tech Comments3.doc • • Email me pdf s 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 Al -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 01/11/2010 H:\L08 -073-4 Sundial Cottages \Tech Comments3.doc • City of Tukwila Jim Haggerton, Mayor Department of Community Development x908 Sent via email to douglas.c.davies @boeing.com TECHNICAL COMMENTS #2 1 August 4, 2009 Mr. Doug Davies 11544 Riviera Drive NE Seattle, WA 98125 RE: Second Comment Letter Sundial Cottages L08 -073, L08 -074 Dear Mr. Davies: Jack Pace, Director 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. 116`h 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 08/07/2009 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 116t 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! 1. 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. 3. 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. Sheet PL1: a. Show the stepping stones paths on 5 and 6. b. Label the paving materials for the paths on 5 & 6, the drive -aisle and driveway. c. What are the triangle symbols on the outside southern corners of yards 3 and 7? Add symbol to legend. d. Gates 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. g. I am not confident I am able to tell the difference between the crushed gravel, Mahonia repans, and Sedum spathuifolium. Change the symbols to dissimilar ones. h. 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. 5. Sheet PL2: SM Page 2 of 3 08/07/2009 H: \L08 -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. b. 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 08/07/2009 H:\L08 -073 -4 Sundial Cottages \Tech Comments2.doc • • Chy 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 sprinlders. 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 1 of 4 03/03/2009 14.\ 1 OR- (]73 -4 Si main] Cottagvc \Tech ['nmmrnttl doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 • • 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. 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. 7. 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. 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 -0734 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 U rban. 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. Sincerely, 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 • • Stacy MacGregor - Sundial Cottages ga•N.CA.+`a'-.ne •- Slt T : se• r. it F.., A • •=r • A.. ec••.• • 1 • From: Stacy MacGregor To: Gretchen.Kaehler @DAHP.wa.gov; Iaura.murphy @muckleshoot.nsn.us Date: 07/23/2009 10:43 AM Subject: Sundial Cottages Page 1 of 1 Regarding: Log: 021909 -04 -KI Property: Sundial Cottages L08 -074 Substantial Shoreline Development Permit, L08 -074 Public Hearing Permit Gretchen and Laura, I have worked with this applicant through the issues on his project and am satisfied with his application. He will be having an archeological survey done per your request. With the market being what it is, he wants to wait until he is closer to building (when financing becomes available) to have the survey performed. He recognizes that waiting to perform the survey is a risk and he is willing to take it since he has already invested in the design work needed for our design review process. I am asking you to approve a condition on the Shoreline Permit that an archeological survey must be performed prior to issuing any building or infrastructure permit. Please let me know if this works for you and if you want specific language to the condition. Thanks, Stacy Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor @ci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 file: / /C:\ Temp\ XPgrpwise \4A683EBAtuk- mail6300 -po 1001783331141 AB 1 \GW } 00001.... 02/02/2010 ifs iFe $110 k • ROSS CHAPIN ARCH ITECTS Post Office Box 23o • 195 Second Street • Langley, Washington 9826o T: (36o) 221 2373 • E: inquiry@rosschapin.com • W: www.rosschapin.com June l2, 2009 To: Stacy MacGregor City of Tukwila Department of Community Development From: Karen DeLucas Karen@rosschapin.com Re: Sundial Cottages Technical Comments Building Dept. Had no comments at this time. Fire Dept. 1. A fire hydrant will be added to property. R$°94Faq yE D N 1 ? 2009 COMiV lNiff DE /ELOP,A;ENT 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 light 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 Tight 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 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 • • 1j0 CJFUtidiVtdirt DEVELOPMENT ROSSCHAPINARCH ITECTS Post Office Box 230 • 195 Second Street • Langley, Washington 9826o T: (360) 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 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, • 1 n ra-rra-re-I -o • VII I14*ts-rr - o-i . 11-1-1-11-11-11-11-1-11 II-0 II tail-L.21re gi 1 rrrrrrrg- r91 m'rrri-r a Iry u • i let abo' `.a r g a ra; ouch riot Stree • • • • • • • • • • • • • • • 101 , 1-2 Site Plan 0 5' 10' 1O� Sundial Cottages Tukwila, WA RECEI� O JUN 12 2GO9 COMMUNITY DEVELOPMENT v �r', i 40 ROSS CHAPINARCH ITECTS Post Office Box 230 • 195 Second Street • Langley, Washington 9826o Ph: (36o) 221 2373 • Em: inquiry@rosschapin.com • Web: rosschapin.com Page 1 of 5 Stacy MacGregor - RE: Sundial Cottages, Notice of Application From Stacy MacGregor To: Karen Walter Date: 03/16/2009 9:11 AM Subject: RE: Sundial Cottages, Notice of Application CC: douglas.c.davies @boeing.com Hi Karen, Thank you for your follow -up. My response follows in red. Let me know if you need further clarity. 1. The response to question 1 doesn't fully answer the initial question. What is the regulated buffer along the Duwamish River in this location and how will the project comply with this regulated buffer? The buffer in this area is 20' and is subject to King County code rather than to the City of Tukwila's code. The City has asked for a setback beyond what KCC requires. We are requiring the houses to be setback from the toe of the slope a distance equivalent to a slope setback of 2.5:1 plus 20 feet as shown on the plan. This puts the setback at around 50 feet, 30 feet beyond the setback required by the County. King County Code allows accessory structures within the required 20' setback from OHWM so long as they are less than 150 square feet and less than 8 feet height KCC 25.16.101. If the application can demonstrate that the viewing platform meets this code, the proposal will meet the requirements of KCC. 2. If the project is not located along a levee with its associated vegetation management requirements, why isn't the project proposing to remove any existing non - native plant species and replacing them with native plants that will provide sufficient shade and future wood recruitment to the river in the portion of the project from elevation 20 feet to the Ordinary High Water Mark (shown on Sheet PL1 of 1)? The City does not have code that provides these guidelines or requirements and the plans as submitted are the first iteration. However, the City has requested 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 back or grubbing out. The slope from 18' to OHWM is steep and performing blackberry removal along this slope does not appear to be safely feasible to perform or maintain and could degrade the slope. 3. Thank you for suggesting that the project could include the information about Muckleshoot Fishing as a CCR. We agree with this recommendation. Agreed. Sincerely, Stacy MacGregor Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor @ci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 file: / /C: \Temp \XPgrpwise \49BE 17D7tuk- mail63 00 -po 1001783 3 3112DD71 \GW } 00001.... 03/16/2009 • • Page 2 of 5 »> Karen Walter <KWalter @muckleshoot.nsn.us> 03/13/2009 2:40 PM »> Ms. MacGregor, Thank you for your responses to our email as noted below. Based on our review of these responses, we have a couple of follow -up questions. 1. The response to question 1 doesn't fully answer the initial question. What is the regulated buffer along the Duwamish River in this location and how will the project comply with this regulated buffer? 2. If the project is not located along a levee with its associated vegetation management requirements, why isn't the project proposing to remove any existing non - native plant species and replacing them with native plants that will provide sufficient shade and future wood recruitment to the river in the portion of the project from elevation 20 feet to the Ordinary High Water Mark (shown on Sheet PL1 of 1)? 2. Thank you for suggesting that the project could include the information about Muckleshoot Fishing as a CCR. We agree with this recommendation. Thank you again for your responses and look forward to additional responses to the questions above. Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Auburn, WA 98092 From: Stacy MacGregor [ mailto :smacgregor @ci.tukwila.wa.us] Sent: Thursday, February 26, 2009 9:02 AM To: Karen Walter Cc: douglas.c.davies @boeing.com Subject: Re: Sundial Cottages, Notice of Application Ms. Walter, Thank you for taking the time to comment on the Sundial Cottages project. The City has reviewed your comments and my response follows each of your comments below. My responses are in red and italicized. 1. How does this project comply with the City of Tukwila's Critical Areas Ordinance and Shoreline Master Program with respect to the location of the viewing platform and the regulated shoreline buffer? It appears that the viewing platform is within 10 feet of the 100 year floodplain and the buffer will be a maximum 50 feet from the Duwamish River. This property was annexed to the City and is subject to the King County Shoreline Master Program. King County Code allows accessory structures within the required 20' setback from OHWM so long as they are less than 150 .square feet and less than 8 feet height KCC 25.16.101. The platform will need to meet this requirement to obtain approval. Single - family development must be located outside of the floodway. King County code requires single- family residential development to be located 20 feet from OHWM. The City of Tukwila is requiring the development to be setback from the toe of the slope a distance equivalent to a slope setback of 2.5:1 plus 20 feet as shown on the plan. This puts the setback at around 50 feet, 30 feet beyond the setback required by the County. 2. Has the City evaluated the levee structure along this property to ensure that it does not need repair or modifications that would be limited or would otherwise result in a further reduced shoreline buffer as a result of these levee issues in combination with the proposed development? file: / /C: \Temp\XPgrpwise \49BE 17D7tuk- mail6300 -po 100178333112DD71 \GW 100001.... 03/16/2009 • • Page 3 of 5 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. 3. Where will the stormwater for this project be discharged? What stormwater quality treatment standards will apply to this development? The downstream storm drainage system discharges at the West side of the river, just North of the Allentown Bridge. See picture - attached. 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. The storm drainage vault, as shown on Barghausen's plan, provides for both detention and water quality. 4. Will the applicant be incorporated any low impact development measures? If so, please describe in detail what these measures are. If not, the applicant should be required to do so. Tukwila Municipal Code does not mandate lid measures. The City will share your comments with the applicant and supports the use of lid techniques that are a part of the 1998 or 2009 King County Stormwater Manual. There are concerns over the depth of the storm drainage vault; these may be overcome by other storm drainage systems available from the 1998 or 2009 King County Manual. 5. Will the applicant be allowed to have piers, docks, or floats to accommodate boats? The applicant has not applied for any over -water structures. Doing so in the future will require the applicant to obtain all the necessary permits which will include providing notice to the Muckleshoot Tribe. 6. The applicant and the occupants should be informed that Muckleshoot Tribal members fish in the Green /Duwamish River. The occupants of this property should be noticed that they cannot interfere with any tribal members legally fishing in this area. This includes any nets that may be tied off from the bank in at this site. If folks have questions about Muckleshoot Fishing, they can contact the Tribal Fisheries Division. The applicant will receive a copy of your comments. CC &R's can be conditioned to include the above notice. 7. The Shoreline Buffer should be planted with more native trees than is proposed. The proposal is to plant some native trees along the top of the bank and leave the few existing trees along the slope. More native trees should be planted along the slope to provide a source of future wood recruitment and shade to the river. 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 back or grubbing out. 8. The viewing deck should not be lighted to avoid having light spill over onto the Duwamish River and create an advantage for salmonid predators. Lighting is not proposed on the viewing deck. 9. The City should work with the applicant to obtain 33 trees that will be removed from the site as all of these trees appear to be large enough to provide fish habitat in the various streams and rivers within the City of Tukwila. These trees should be used for habitat restoration projects. Agree. The City will work with the developer to try to save the tree trunks and large limbs, stockpiled at an off -site location and used in future restoration projects. 10. Please make the Tribal Fisheries Division a party of record to this proposal. Done. Your next opportunity for comment will be at the public hearing for design review. You will receive file: //C : \Temp\XPgrpwise \49BE 17D7tuk- mail63 00 -po 1001783 3 3112DD71 \GW } 00001.... 03/16/2009 • notice when it is scheduled. Page 4 of 5 Thank you for taking time to review the proposal. If you would like to provide an additional response, please provide comments to the City in writing within 14 days from the date of this letter (March 12, 2009). All written comments will become part of file, will be presented at the public hearing, and become part of the official record. Sincerely, Stacy Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila SMacGregor @ci.Tukwila.WA.US 206 - 433 -7166 internal ext 1166 »> Karen Walter <KWalter @muckleshoot.nsn.us> 02/17/2009 1:42 PM »> Ms. MacGregor, The Muckleshoot Indian Tribe Fisheries Division has reviewed the above referenced Notice of Application. We have several questions and some initial comments about this proposal as noted below. 11. How does this project comply with the City of Tukwila's Critical Areas Ordinance and Shoreline Master Program with respect to the location of the viewing platform and the regulated shoreline buffer? It appears that the viewing platform is within 10 feet of the 100 year floodplain and the buffer will be a maximum 50 feet from the Duwamish River. 12. Has the City evaluated the levee structure along this property to ensure that it does not need repair or modifications that would be limited or would otherwise result in a further reduced shoreline buffer as a result of these levee issues in combination with the proposed development? 13. Where will the stormwater for this project be discharged? What stormwater quality treatment standards will apply to this development? 14. Will the applicant be incorporated any low impact development measures? If so, please describe in detail what these measures are. If not, the applicant should be required to do so. 15. Will the applicant be allowed to have piers, docks, or floats to accommodate boats? 16. The applicant and the occupants should be informed that Muckleshoot Tribal members fish in the Green /Duwamish River. The occupants of this property should be noticed that they cannot interfere with any tribal members legally fishing in this area. This includes any nets that may be tied off from the bank in at this site. If folks have questions about Muckleshoot Fishing, they can contact the Tribal Fisheries Division. 17. The Shoreline Buffer should be planted with more native trees than is proposed. The proposal is to plant some native trees along the top of the bank and leave the few existing trees along the slope. More native trees should be planted along the slope to provide a source of future wood recruitment and shade to the river. 18. The viewing deck should not be lighted to avoid having light spill over onto the Duwamish River and create an advantage for salmonid predators. file: / /C: \Temp \XPgrpwise \49BE 17D7tuk- mail6300 -po 100178333112DD71 \GW } 00001.... 03/16/2009 • Page 5 of 5 19. The City should work with the applicant to obtain 33 trees that will be removed from the site as all of these trees appear to be large enough to provide fish habitat in the various streams and rivers within the City of Tukwila. These trees should be used for habitat restoration projects. 20. Please make the Tribal Fisheries Division a party of record to this proposal. We appreciate the opportunity to review and provide initial comments on this proposal. We look forward to the City's responses to our questions so that we can fully evaluate this proposal and provide any additional comments that we may have. Thank you, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Auburn, WA 98092 file: / /C:\Temp\XPgrpwise\49BE 17D7tuk- mail63 00 -po 100178333112DD71 \GW } 00001.... 03/16/2009 • et* Dept. Of Community AFFIDAVIT at J ut/mita. Development OF DISTRIBUTION Ago (5V /.0 J HEREBY DECLARE THAT: • WI,_ /! rte. Notice of Public Hearing 4 AO Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance / Board of Adjustment Agenda Packet Pro ect Name: i ` _� Project Number: Determination of Significance & Scoping Notice 0 7 q 1 Board of Appeals Agenda Packet Notice of Action � � � � / Planning Commission Agenda Packet 'i Official Notice Mailer's signature: Short Subdivision Agenda 0.0 , 40 ■ Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addr sses listed/attached on this D day of in the year 20_,C1 P: \USERS \TERPAFFIDAVIT OF DISTRIBUTION.DOC • WI,_ /! rte. '_ 4 AO 1 I A, / 6 Pro ect Name: i ` _� Project Number: _ £g'' 0 7 q 1 Mailin : re . uested b , : � � � � � / 'i Mailer's signature: P... .4 0.0 , 40 ■ (/' P: \USERS \TERPAFFIDAVIT OF DISTRIBUTION.DOC CITY QF TUKWILA NOTICE C3Fr:,AP!PLICA. TION 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 (11 /z 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 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 by calling DCD at (206) 431 -3670. A decision related to Design Review is made by the Board of Architectural Review and may be appealed to the Tukwila City Council. A decision related to a Shoreline Development Permit is made by the Community Development Director and appealable to the State Shoreline Hearings Board. The Department will provide you with information on appeals if you are interested. For further information on this proposal, contact Stacy MacGregor at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 4:30 p.m. Application Filed: 12/23/08 Notice of Completeness Issued: 1/06/09 Notice of Application Issued: 1/20/09 corae'!r'ppI u 1/5/07 /79/07 12447 ' 7 kn wnaa �IE000A12447 prelim/my 11447 -gpa.q Dal./frn:17 /17 /zone iIM Prr s<ev:r• - 18215 72ND AVENUE SOUTH KENT. WA 98032 (425)2s1 -6222 (425)251= -8782 FAX cm. EN(pNEEFWC, Lum PIAVWNC. 7WYEM10. ENJIMNWEMK SERVICES For SUNDIAL PROPERTIES, LLC 11544 RIVIERA PLACE NORTHEAST SEATTLE. WA 98125 (425) 283 -2218 r:. 17+4, -ad., 114147 -ya.q, 217447 -PS d.q. 1124,11 -11.6/4 pare u 4 N dt ror. Pww1 s 5401) E PL 1SE0 6rw9Ft040 SERVO VER PRE- lPP4tC144 Know d9G0ECfS S00ThCE wart 0506610 N4) MOM 7RwEPwt. laal PRINTS SITE PLAN FOR SUNDIAL RIVERFRONT COTTAGES H�KCLIST: ENVIRONMENTAL REVIEW /SHORELINE *MIT MAILINGS FEDERAL AGENCIES ( ) U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY () U.S. DEPT OF H.U.D. () NATIONAL MARINE FISHERIES SERVICE WASHINGTON STATE AGENCIES 90v60 414 EgfrEeEEAREHABSLIOGY ( ) TRANSPORTATION DEPARTMENT ( ) FEDERAL TRANSIT ADMINISTRATION ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV 14\ KING COUNTY AGENCIES ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS & REC gK.C. ASSESSORS OFFICE ' TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY ( ) RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) QWEST ( ) SEATTLE CITY LIGHT ( ) PUGET SOUND ENERGY ( ) HIGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES ( ) KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS ( ) FIRE () POLICE ( ) FINANCE () PLANNING () BUILDING ( ) PARKS & REC. () MAYOR ( ) CITY CLERK SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES () DEPT OF FISHERIES & WILDLIFE () DEPT OF SOCIAL & HEALTH SERV. EPT OF ECOLOGY, SHORELAND DIV ( ) DEPT OF ECOLOGY, SEPA DIVISION* FFICE OF ATTORNEY GENERAL SEND CHKLIST W/ DETERMINATIONS SEND SITE MAPS WITH DECISION ( ) HEALTH DEPT ( ) PORT OF SEATTLE ( ) K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL CkoK.C. LAND & WATER RESOURCES ( ) FOSTER LIBRARY () K C PUBLIC LIBRARY () HIGHLINE SCHOOL DISTRICT () SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR - LAKERIDGE SEWER/WATER DISTRICT ( ) RENTON PLANNING DEPT ( ) CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE* * NOTICE OF ALL SEATTLE RELATED PLNG PROJ. OTHER LOCAL AGENCIES ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE KMUCKLESHOOT INDIAN TRIBE CULTURAL RESOURCES PROGRAM FISHERIES PROGRAM 104 WILDLIFE PROGRAM ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\PLANNING\PLANNING FORMS\MAILING CHKLIST.DOC wIQ Ar�S X DUWAMISH INDIAN TRIBE ( ) P.S. AIR POLLUTION CLEAN AGENCY \ () SOUND TRANSIT \V, kDUWAMISH RIVER CLEAN -UP COALITION *SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER MEDIA ( ) HIGHLINE TIMES ( ) CI.TUKWILA.WA.US.WWW • • PUBLIC NOTICE MAILINGS FOR PERMITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) — Site plan, with mean high water mark & improvements — Cross- sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:\PLANNING\PLANNING FORMS \MAILING CHKLIST.DOC Anderson, Rick 935 Daley Street Edmonds WA 98020 Bonnie L Lyons 11801 40th Ave S Tukwila WA 98168 -2515 CARLSON,ANNA M 23058 JOAQUIN RIDGE DR MURRIETA CA 92562 CHATHAM COMPANY LLC 2310 130TAV NE B -103 BELLEVUE WA 98005 Crabtree, Kathleen 115 Wells Ave N Renton WA 98057 Dawud Y Jackson 3811 S 116th St Tukwila WA 98168 -1921 DESJARDIN,CATHERINE PO BOX 69616 TUKWILA WA 98168 FLIEDER,FRANCES E ETAL 3819 S 116TH ST SEATTLE WA 98168 HAGGARD,LETTIE J 11532 40Th AVE S SEATTLE WA 98168 Haywood, Brian 11706 40th Ave S TUKWILA WA 98168 Apollo Holdings LLC 505 5th Ave S #900 Seattle WA 98104 -3821 Brett Hicks 1734 Glenwood Ave SE Renton WA 98058 -3836 CAROSINO,RINALDO M 10652 DES MOINES MEMORIAL DR SEATTLE WA 98168 Clifford Frair 11729 40th Ave S Tukwila WA 98168 -2513 D Kirk Whitley 11711 40th Ave S Tukwila WA 98168 -2513 DeLucas, Karen- Ross Chapin Architects PO Box 230 Langley WA 98260 DOAK HOMES INC 11812 26TH AVE SW BURIEN WA 98146 GAVRILENKO RESIDENCE 3813 S 116TH ST TUKWILA WA 98168 HALL,ALBERT E JR PO BOX 22704 SEATTLE WA 98122 HOANG,MINH U 11653 35TH LN S TUKWILA WA 98168 ASRIYAN,SUSANNA 11635 35TH LN S TUKWILA WA 98168 CABALLERO,REBECCA & EDUARDO 3545 S 116TH ST TUKWILA WA 98168 Charlene M Travers 11815 40th Ave S Tukwila WA 98168 -2515 Complete Office 11521 E MARGINAL WAY S Tukwila WA 98168 DAVIES,DOUGLAS 25815 135TH LN SE 9 KENT WA 98042 Dept Of Natural Resources Po Box 47016 Olympia WA 98504 -7016 Everett Technical Park III LLC 3417 S 120th PI Tukwila WA 98168 -0000 GUADIZ,MARCELINO 3 & ELENA B 3909 S 117TH ST SEATTLE WA 98168 HAYNES,KELLY R & JENNIFER L 3565 S 116TH ST TUKWILA WA 98168 Husky Trucking 11222 E MARGINAL WAY S Tukwila WA 98168 Ivanek, Lenora & Brian 11926 Interurban PI S TUKWILA WA 98168 John & Chandra Behnke 46924 SE 153rd St North Bend WA 98045 -8854 KERR,GEORGINA L 3834 S 116TH ST TUKWILA WA 98168 LE LONG & ANNA 3520 S 116TH ST TUKWILA WA 98168 Matthew A Patton 11535 40th Ave S Tukwila WA 98168 -1903 My D Nguyen 11545 40th Ave S Tukwila WA 98168 -1903 NGUYEN,THIEN HUU 11617 35TH LN S TUKWILA WA 98168 PHAM,NHAN V 11641 35TH LN S TUKWILA WA 98168 ROOT,THOMAS A 3806 S 116TH ST TUKWILA WA 98168 SEATTLE CITY LIGHT PO BOX 34023 SEATTLE WA 98124 JAS 11521 E Marginal Way 5 Tukwila WA 98168 John H Dahl 11717 40th Ave S Tukwila WA 98168 -2513 King County 500 4th Ave #500 Seattle WA 98104 -2337 Luan Vu 11702 40th Ave S Tukwila WA 98168 -2514 Matthew M Obrien 11807 40th Ave S Tukwila WA 98168 -2515 NAKATA RESIDENCE 11600 39TH AVE S SEATTLE WA 98168 NORRIS,JAMES A 11621 39TH AVE S SEATTLE WA 98168 Putnam, Bruce and Reen Payne 11544 Riviera PI NE Seattle WA 98125 Rreef America Reit II Corp Po Box 4900 Scottsdale AZ 85261 -4900 SEBCO INC 4020 E MADISON ST 320 SEATTLE WA 98112 Jesse Woods 3924 S 117th St Tukwila WA 98168 -1926 JOHNSON,LOIS 7215 SEWARD PARK AVE S SEATTLE WA 98118 King County 500 K C Admin Bldg Seattle WA 98104 -0000 MALLARI,RAMON C & AURORA 0 11605 35TH LN S TUKWILA WA 98168 MCCOY,CHARLIE 3819 S 117TH ST TUKWILA WA 98168 NGUYEN,CHUNG V 11611 35TH AVE S TUKWILA WA 98168 NORRIS,NANCY D 18240 4TH AVE S SEATTLE WA 98148 Richard R & Holly F Molthen 11605 40th Ave S Tukwila WA 98168 -1905 SAETERN,FEUY FOU 3555 S 116TH ST TUKWILA WA 98168 SHUMATE,DAVID J & LAURIE 11534 E MARGINAL WAY S TUKWILA WA 98168 SICCARDI,FRANK 2422 195TH ST SE B BOTHELL WA 98012 SWAN,JOHN K 3914 S 117TH ST SEATTLE WA 98168 Tracey D Grenstead 4007 S 117th PI Seattle WA 98168 -1947 Tukwila Community Member 11609 39TH AVE S TUKWILA WA 98168 Tukwila Community Member 11647 35TH LN S TUKWILA WA 98168 Tukwila Community Member 3817 S 116TH ST TUKWILA WA 98168 Tukwila Community Member 3826 S 116TH ST SEATTLE WA 98168 Tukwila Glass 11245 E Marginal Way S Tukwila WA 98168 UPS Freight 11231 E Marginal Way S Tukwila WA 98168 WOODEN LLC III PO BOX 80246 SEATTLE WA 98108 Sires, Lynn 11705 40th Ave S Tukwila WA 98168 SWANSON,DOUG 909 MARINA VILLAGE PKWY 276 ALAMEDA CA 94501 Tukwila Community Member 11269 E MARGINAL WAY S TUKWILA WA 98168 Tukwila Community Member 11623 35TH LN S TUKWILA WA 98168 Tukwila Community Member 3540 5 116TH ST TUKWILA WA 98168 Tukwila Community Member 3818 S 116TH ST TUKWILA WA 98168 Tukwila Community Member 3836 S 116TH ST TUKWILA WA 98168 ULIBARRI,STEPHANIE ANN 3901 S 117TH ST SEATTLE WA 98168 WALLACE ENTERPRISES 11225 SE 6TH ST BELLEVUE WA 98004 WOODRIDGE PARTNERS LLC 11521 E MARGINAL WAY S 100 TUKWILA WA 98168 Sorrento Partners LLC 3414 S 116th St Tukwila WA 98168 -1983 Teo & Rebekah A Hunter 11809 40th Ave S Tukwila WA 98168 -2515 Tukwila Community Member 11608 39TH AVE S SEATTLE WA 98168 Tukwila Community Member 11629 35TH LN S TUKWILA WA 98168 Tukwila Community Member 3816 S 116TH ST TUKWILA WA 98168 Tukwila Community Member 3822 5 116TH ST TUKWILA WA 98168 Tukwila Community Member 3916 S 117TH ST Tukwila WA 98168 Unisys Corporation 11621 E MARGINAL WAY S Tukwila WA 98168 William D Stearn 11733 1/2 40th Ave S #11733 Tukwila WA 98168 -2513 Ivana Halvorsen- Barghausen 18215 72nd Ave S Kent WA 98032 • • Dan Balmelli- Barghausen 18215 72nd Ave S Kent WA 98032 • 1 STATE OF WASHINGTON DEPARTMENT OF ARCHAEOLOGY & HISTORIC PRESERVATION 1063 S. Capitol Way, Suite 106 • Olympia, Washington 98501 Mailing address: PO Box 48343 • Olympia, Washington 98504 -8343 (360) 586 -3065 • Fax Number (360) 586 -3067 • Website: www.dahp.wa.gov February 19, 2009 Ms. Stacy MacGregor Project Planner City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 r c=t FEB 23 2009 DEVELOPMENT In future correspondence please refer to: Log: 021909 -04 -KI Property: Sundial Cottages L08 -074 Substantial Shoreline Development Permit, L08 -074 Public Hearing Permit Re: Archaeology - Survey Requested Dear Ms. MacGregor: We have reviewed the materials forwarded to our office for the proposed project referenced above. The area has a high potential for archaeological resources. The proposed project is 562 feet from a National Register of Historic Places (NRHP)- eligible archaeological site which was recorded in an environmental setting and on a landform similar to that of the Sundial Cottages project area. The site is very significant and contains deposits associated with a late prehistoric period dwelling site. Multiple archaeological sites have been recorded along the Duwamish River in the vicinity of the current project. The project area has never been surveyed for cultural resources so unrecorded resources may lie within the project area. These resources would be disturbed and/or destroyed by the scale of the proposed development. Therefore, we request a professional archaeological survey of the project area be conducted prior to ground disturbing activities. We also recommend consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. Please be aware that archaeological sites are protected from disturbance on both public and private lands in Washington States. Both RCW 27.44 and RCW 27.53.060 require that a person obtain a permit from our Department before excavating, removing, or altering Native American human remains or archaeological resources in Washington. Failure to obtain a permit is punishable by civil fines and other penalties under RCW 27.53.095, and by criminal prosecution under RCW 27.53.090. Chapter 27.53.095 RCW allows the Department of Archaeology and Historic Preservation to issue civil penalties for the violation of this statute in an amount up to five thousand dollars, in addition to site restoration costs and investigative costs. Also, these remedies do not prevent concerned tribes from undertaking civil action in state or federal court, or law enforcement agencies from undertaking criminal investigation or prosecution. Chapter 27.44.050 RCW allows the affected Indian Tribe to undertake civil action apart from any criminal prosecution if burials are disturbed. These comments are based on the information available at the time of this review and on behalf of the State Historic Preservation Officer. Should additional information become available, our assessment may be revised. Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. Should you have any questions, please feel free to contact me at (360) 586 -3088 or Gretchen.Kaehler @dahp.wa.gov. Sincerely, Gretchen Kaehler Assistant State Archaeologist (360) 586 -3088 gretchen.kaehler@dahp.wa.gov ps ; CC. Laura Murphy, Archaeologist, Muckleshoot Tribe Cecile Hansen, Duwamish Tribe Charlie Sundberg, King County Historic Preservation Phil LeTourneau, Archaeologist, King County • city of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Sent via email to douglas.c.daviesna,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, 2000 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, n).____ Stacy Mac regor Assistant Planner cc L08 -073, L08 -074 SM Page 2 of 2 01/06/2009 H: \L08 -073 -4 Sundial Cottages \20090106 NOC.DOC RECEIVAIIP Of 2 4 2008 City of Tukwila TUKWILA Department of Community Development PUBLIC WORKS File Numbers ,L� -a°8 070343, L08 -074 (wii u,J() LAND USE PERMIT ROUTING FORM TO: n Building ❑ Planning ublic Works Fire Dept. CI Police Dept. n Parks /Rec REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60 -day process. Requirements based on SEPA (e,g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials asneede cue. -1� �a� Vic- e_zr\r\rn��5 f�s�. ITV (i5t,i R6vI W YI'1r s PUP,�tC 5,6, C1-16D Wow cm.10141rs S-ra Plan check date: Comments prepared by: Update date: Shoreline Project: Sundial Cottages_ DesignVReview and 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 cue. -1� �a� Vic- e_zr\r\rn��5 f�s�. ITV (i5t,i R6vI W YI'1r s PUP,�tC 5,6, C1-16D Wow cm.10141rs S-ra 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 D 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. 116th 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 T. • • 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 O e • City of Tukwila Department of Community Development • File Numbers L08 -073, L08 -074 LAND USE PERMIT ROUTING FORM TO: Ill Building u Planning Public Works Fire Dept. 01 Police Dept. J Parks /Rec Project: Sundial Cottages— Design Review and Shoreline 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 ACk s SZ (`o Q tv‘vv� Mtn it- 41 %■ns lK S(�f` ty��� \,1 k■.• 0‘,\1 .9 byW C s . b WtR.. or o r ��" vt 's t Access CAnc.tss ion. s \,..,.<r -' b�. 5 i icliks-s IZ-�' „�S a.� *t1a . LztFir..c S .)(k SA,C;30 r-. rika4sLAL Plan check date: \,\_1\Pg\ Commen prepared by: "Ziell M51 Update date: 1 City of Tukwila Department of Community Development File Numbers L08 -073, L08 -074 LAND USE PERMIT ROUTING FORM TO: Building a Planning D Public Works Fire Dept. Police Dept. L Parks /Rec Project: Sundial Cottages — Design Review and Shoreline Address:3540 S 116th Street Date transmitted: 12/22/2008 Response requested by: 01/0.7/2008 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 /VC C i'-. Plan check date: 1 ( ;)5 Comments pared by: Update date: TO: �❑ • • City of Tukwila Department of Community Development File Numbers L08 -073, L08 -074 LAND USE PERMIT ROUTING FORM W°14* Building Public Works U Fire Dept. IDI Police Dept. ❑ Parks /Rec 0 Project: Sundial Cottages— Design Review and Shoreline 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 0,\)\L Qpia vo.rb vDecThr\ Ak_Q_ c),a - Plan check date: Comments prepared by: Update date: RECEIVED DEC. 23MB eariT, • • 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 -I - • • 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.fimctions. 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. 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: 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. 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 -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 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. RECEIVED DEC 2 3 2008 cAMMUNITY OEVELOPMENT • • 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 riuemiew ng- _deckk platfo m;i"sy p oposed,landward _ of`the_OHWM/ The viewing platform will be private and available for the residents 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. IN.o -trees will7-be7remoyedhwithinnthe, -bank" '. sew tba•.ck►. Replacement significant trees will be replanted on the site in conformance with TMC 18.54.130.3. 5. 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 sirictly 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. -1- 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 ", whic"'=h is'ihe fi st 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 locatedobeneath 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. 0 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- 12447.002.doc • • 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 e CI CO • F. • N • 2 N1 CV sa ILL: w ' W Ili cr C:3 rs • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us APPLICATION SHORELINE PERMIT FOR STAFF USE ONLY Permits Plus Type: P -SHORE Planner: ca�C( ,t File Number: Lo 8 _ c` 1-1 Application Complete (Date: ) Project File Number: cog- 1 C 4 Application Incomplete (Date: ) Other File Numbers: 1-.0' -0 73 *1)S D -0 S NAME OF PROJECT /DEVELOPMENT: Sundial Riverfront Cottages 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 Place NE Seattle, WA 98125 Phone: (425) 283-2218 FAX: E -mail: douglas__c_davies@boeing.com CA ,� Q-fQ Date: (0(2 (C).S,t-' nature: C: \Documents and Settings\scott- k \Desktop\Shore- I2- 07.doc • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E-mail: tukplania ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY RECEIVED DEC 2 3 2008 at ti II- STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. 1 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 3540 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 Toss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at �.A - (city). (state). on OC J( t (� ,200.K Print Name Doug Davies Addtrss 11544 Riviera Place NE, Seattle 98125 Phone Number ( 425) f2,111 -2218 ' nat-ure -r" ° 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 decd for the uses and purposes mentioned therein. tY1 SUBSCRIBED AND SWORN TO BEFORE ME ON THIS % u DAY OF` Jt. VI 9.— .20 U S. R. SWEENEY NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES AUGUST 29, 2012 !' gton residing at Kvi q Coate] Q My Commission expires on Qt( 1 • • P • • ...P:t17, • •z. .................... 4--neighbor's house . .•• • "mr.: n. • . •:.• • .-11"; • • ' • ...• . ••• • • -• • ..:f• • " Views from South ii6th Street ROSS CHAPIN ARCH I TIET-IPPVEgb nclial Cottages Post Office Box 23o • 195 Second Street • Langley, Washington 9826o Tukwila, Washington Ph: (360) 221 2373 • Fx: (360) 221 8603 • Em: ross@rosschapingom 12 2009 'JIN! COMMUNITY DEVELORVIENT 6/12/09 Perspective View from the Duwarnish River side ' sg, kz:4- View from the Interuban Trail side• 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: (36o) 221 8603 • Em: ross@rosschapm.com 6/12/09 4 Perspective Views toward the courtyard ROSS CHAPIN ARCH ITECTS Sundial Cottages Post Office Box 23o • 195 Second Street • Langley, Washington 9826o Tukwila, Washington Ph: (360) 221 2373 • Fx: (360) 221 8603 • Em: ross@rosschapin.com 6/12/09 Perspective 0 1'100, 0 50' 100' 200' 0 m C3 v • UTILITIES /SERVICES WATER: SEWER: POWER: GAS: PHONE: FIRE SCHOOL: CABLE: GARBAGE: TUKWILA WATER UTGJ11 600 41NKLER BLVD. TUKWILA. WA 98188 (206) 433 -1863 VALLEY MEW SEWER DISTRICT 14816 MILITARY RD S PO BOX 59550 SEATTLE, WA 98168 (206) 242 -3236 SEATTLE CfTY LIGHT 700 5TH AVENUE, SUITE 3300 SEATTLE, WA 98104 -503' (206) 684 -3000 PUGET SOUND ENERGY 105 -156TH AVENUE NE BELLEVUE. WA 98058 (888) 321 -7779 ()WEST COMMUNICATIONS P.O. BOX 91073 SEATTLE, WA 98111 -9173 (800) 244 -1111 TUKWILA FIRE DEPARTMENT HEADQUARTERS STATION 51 444 ANDOVER PARK EAST TUKWILA. WA 98188 (206) 575 -4404 TUKWILA SCHOOL DISTRICT NO 406 4640 S. 144TH ST. TUKWILA. WA 98168 (206) 901 -8000 COMCAST 15241 PACIFIC HIGHWAY SOUTH SEATTLE, WA 98188 (206) 433 -3401 ALLIED 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 MMES ENGINEER /PLANNER /SURVEYOR BARGHAUSEN CONSULTING ENGINEERS. INC. 18215 72ND AVE. SOUTH KENT, WA 98032 (425) 251 -6222 FAX (425) 251 -8782 CONTACT: DAN BALMEUJ / NANA HALVORSEN / WILIAM WORKMAN LEGEND 60498 MILT (PQ 6 sure 4OMI1RIR LAS MPID) DROWSE (DAL) DC VARD1011 y:' ASPWU O POSER METER (PM) 0' POWER POLE Z miaow 901 (AS 401ED) o sMON MN OFNBR (9x01 O GR71 BON (CB) ® STUN wow (50991) O worry TAER MM40E (SSW) WWI SOAR 018019 (SECO) CAS METER (GM) CAS VALVE WM WOE DIV) Ili HYMN (1R) WAR METER ('MI) RRXA70I 69LVE (IV) EXTRUDED ORB VERBAL CURB CURB NO CURER IVSER UNE -� SYRTAR9 SERER LINE STUN ORNNIGE TINE -c c CAS LIVE - TM)- 10IP100 UIUEAGROUND POO 10889 ROURO Mw)- POSER OZE1EN -X 04W LINK FENCE 0 !WNW WHOLE MOWN INNER DEL RISER) ▪ 1UFPIl0E VWET (ED a 904 (75 NOTED) OPECOON OF WWII NMI. • LEDGE 61440E wow 0980. PIWONG 0WM 1 • COVER SHEET 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 SOUTH n5TH STREET DUWAMISI -I RIVER 89.45'27W 31.79' N81'14'55111 23.33' 1748'2719 38.03' i 86'40'42W 27.53' 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 DETALS 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 010WABLE SFR (6,500 S.F.) ALLOWABLE COTTAGE (3,250 S.F.) 6DU /ACRE (6,500 SF /LOT) 33,771 S.F. (0.78 AC.) 5.2 UNITS 10.4 UNITS • NOTES 1, TAX 11 073300 -0225 2. ADDRESS: 3540 SOUTH 116TH STREET 3. SITE AREA 33,771 S.F. (0.78 AC) 4. EXISTING USE: ONE SINGLE - FAMILY RESIDENCE 5. PROPOSED USE: 9 SINGLE- FAMILY RESIDENT'M COTTAGES 6. 5515780 ZONING: LDR 7. PROPOSED ZONING: LDR- HOUSING OPTIONS 8. EXISTING COMPREHENSIVE PLAN DESIGNATION: TOR' 9. PROPOSED COMPREHENSVE PUN DESIGNATION: LDR 10. PROPOSED AVERAGE HOUSE SITE WIDTH: 27 FEET 11. GR055 PROJECT DENSITY: 12.8 DU /ACRE 12. REQUIRED MIN. SETBACKS: FRONT: 20 FEET SECOND FRONT: 20 FEET FRONT DECKS /PORCHES: 15 FEET 510E: 5 FEET REM: 10 FEET 0684: 20 FEET (KCC 25.16.100) 13. MAX HOLM OF BUILDINGS: 18 FEET (25' FOR COTTAGES) 14. MAX BUILDING COVERAGE 35 PERCENT (2316 PROPOSED) 15. SHORELINE JURISDICTION (KING COUNTY SUP): URBAN 16. SOURCE OF BOUNDARY AND TOPOGRAPHY: FED VERIFIED BY 84RGI4AUSEN CONSULTING ENGINEERS, INC., APRIL 2006 LEGAL DESCRIPTION THAT PORTION OF GOVERNMENT LOT 6, SECTION 10, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., DESCRIBED AS FOLLOWS: BEGINNING AT A STONE 40NUMENT 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, 1,312.86 FEET 70 ',7E FAST UNE OF SN0 LOT 6, AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 0104'10.7' EAST, ALONG SAID EAST 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 & UCHT COMPANY; THENCE NORTHERLY, ALONG SAID EAST UNE, 254.46 FEET MORE OR LESS, TO THE )U'NAMISH 91409; THENCE EASTERLY, ALONG SAID RIVER, TO A POINT FROM WMCH TRUE POINT OF BEGINNING BEARS SOUTH 0'04'10.7' EAST; 8THENCE EGINNING; SOUTH 0'04'10.7' EAST, 213 FEET, MORE OR LESS, 70 THE TRUE POINT OF EXCEPT THAT PORTION THEREOF LYING WITHIN ROAD; (ALSO KNOWN AS TRACTS 43, 44 AND 45. BENNETT'S INf9UR8AN 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 arcs SURVEYORS NOTES CALCULATED LAND AREA 33.782 ± SO. FT. (0.77 0 ACRES) PUT 33,770 ± 50. FT. (0.77 ± ACRES) 70 ORDINARY HIGH WATER BASIS OF BEARINGS 5 S S S 3 2 0) 2 2 0) 8 a COVER SHEET DEC Z 3 2008 THE BASIS OF BEARINGS IS THE UNE BETWEEN KKSC POINTS 2715 AND 2763, TAKEN AS NORTH 891833" FAST, BASED UPON NORTH AMERICAN DATUM OF 1983 - NAD 83 (91) - WASHINGTON STATE PLANE COORDINATE 515104. NORTH' ZONE. BENCHMARK NORTH AMERICM VERTICAL DATUM OF 1988 - NAVE 88 THE BENCHMARK IS KKSC POINT NO 772, TAKEN AS 13.76 FEET TOLE REPORT TS- 20171230 BY COMMONWEALTH ANO, TITLE CO DATED DECEMBER 12, 2005 EXCEPTIONS - NOTHING MAPPABLE 3 c 3 Y 33 N N H .P1 4, N Z N N m Y 1i 4 5 rauermrr�ll jrl D O o O z 0 m � A [g -n m 7C O 0 n O Q 5 O z cn � Z rn • • • • Job Numbs 12447 Sl,..t 2 0, 7 UGH 18215 72ND AVENUE SOUTH KENT, WA 98032 ?' (425)251 -6222 (425)251 -8782 FAX 0 4 r74 EN DT�E�p CIVIL ENGINEERING, IMO PLANNING, SURVEYING. ENVIRONMENTAL SERVICES De lgnad J11_ Drawn �L C11.01,.9 Approved _XL Dal. 59[08/50 Horizontal 1'.20. Vortical N/A ile.P: \120002 \1244 \ preliminary \12447- pp.dwg Dote/Tilne 12 /17/2008 12:58 PM Scale-l- = 1 _AREF IIYnOU.ASION zrcl SUNDIAL PROPERTIES, LLC 11544 RMERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 4 12/17/08 M 3 8/5/08 M 2 7/9/08 M 1 5/1/07 AI No- Data By 111 IM M IN CM. IM IH IM IH MP, PERMIT SUBMITTAL REVISED SHORELINE SETBACK PER PRE - APPLICATION MEETING ARCHITECT'S COTTAGE LAYOUT DIMENSIONED AND ADDED CONCEPTUAL FOOT PRINTS Revision SITE PLAN FOR SUNDIAL RIVERFRONT COTTAGES 212447- 8.0,y, 412447- pl.dwg, 212447- PS.0*g, 212447 -gt.dwg 8 III • • • Jab NomWr 12447 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX CIVIL ENGINEERING. LAND PLANNING. SURVEYING. ENVIRONMENTAL SERVICES Do.ignad _J11_ Drown A_ Cbeaw . JLt Approved _181. Dot 10L02LOD Sorb: Horizontal Vertecl N/A la P: \12000.\ 1241 / \prslinanwy \12447 -s1.d.g Dols /Tana12 /17/2000 12.57 PM Scorn: I' -0" - 1'- U =ONLI B0OLLASTUN Bat EXPIRES 0/23/07 For SUNDIAL PROPERTIES, LLC 11544 RIVIERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 4 12/17/08 Al IN 3 8/5/08 Al Di 2 7/9/08 AJ IN 5/1/07 Al 81 No. Dote By Ckd. Title IH IH IH H ADP,. PERMIT SUBMITTAL REVISED SHOREUNE SETBACI( PER PRE- 9PPUCATION MEETING ARCHITECT'S COTTAGE LAYOUT DIMENSIONED AND ADDED CONCEPTUAL FOOT PRINTS Novbion SHOREUNE PLAN FOR SUNDIAL RIVERFRONT COTTAGES 112447- 6.dwy. x12441- l2wy. /12441-1,5 deg. 11•44/- yt.d.g E co 0 Z S N • • • • 4 12/37/08 AI 3 8/5/08 N 2 7/9/08 AI 1 5/1/07 AI No. DOS By IN N M N IN IN IN IN PERMIT SUBMITTAL REVISED SNORELNE SETBACK PER PRE - APPLICATION MEETING ARCNIIECTS COTTAGE LAYOUT DIMENSIONED AND ADDED CONCEPTUAL FOOT PRINTS Gad. Appr. Revision Job Number 12447 Sheet 4 0, 7 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX CPAL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES Designed JIL Drown __a!_ Checked _Hi_ Approves _lb_ Dale 08/08/01 NorI0ontol VeAam N/A For SUNDIAL PROPERTIES, LLC 11544 RMERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 PRELIMINARY GRADING AND STORM DRAINAGE PLAN FOR SUNDIAL RIVERFRONT COTTAGES File.P: \12000x\ 12447 \ preliminary \ 1244 7 -pgm dw9 Dale /ime.12 /17/20011 12.59 PM Scalc:l -1_ REF BWOLLASTON K•eF: . LI 447- PS.d.g, 112441- pt.9.g. Z12447 -8. dog, 01244 7 -91.0°9 o8 S i;UIL'1?411 �� i • i�Jl��ly 0 0 8 0 0 • • rn -u C1 O 5 0 I z O • r --n LI2 • 1/41 0 • w � 0 3 mil D;,^ 44 • • 4 12/17/08 Al IH 3 8/5/08 M IN 2 7/9/08 M IH 1 5/1/07 M IH No. Date By Cke. PERMI8 SUBMITTAL REVISED SHORELINE SETBACK PER PRE— APPUCATION MEE1180 ARCHITECT'S COTTAGE LAYOUT DIMENSIONED AND ADDED CONCEPTUAL F00T PRINTS APP, Revision Awn Number 12447 Sheet 5 al ._ 7 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX CML ENGINEERING, LAND PLANNING. SURVEYING, ENVIRONMENTAL SERVICES D..Ign.o Drawl —AL Clucked _IN_ Date 48/08/04 Seal.: HoNtantal Vertical N/A SISEE11113 — For SUNDIAL PROPERTIES, LLC 11544 RMERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 T PRELIMINARY UTILITY PLAN FOR SUNDIAL RIVERFRONT COTTAGES lh.V: \1 NOW \1244 \plaknJnw4 \12447— pa.J.y Uula/11nt7712 /1//21K18 12.57 PM Stale:l -0" — I.- 0_46LF BWOLLASION Kre1: . Z1244 /— PS.any, 412441 •pl.a.g, 212441 - 4.4.9. 712447 —V..9 CITY OF TUKWLA WATER GOAL 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 EDITOR. TOGETHER WITH THE LATEST EDITION OF THE CITY OF TUKWILA ENGINEERING STANDARDS. 2. AN APPROVED COPY OF THESE PLANS 4U5T BE ON SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 3. 10 SHALL. BE THE SOLE RESPONSIBILITY OF THE CONRUCTOR TO OBTAIN STREET USE AND ANY OTHER RELATED PERMITS PRIOR TO ANY CONSTRUCTION ACimtt IN CITY RIGHT -OF -WAY. 4. PRIOR TO ANY CONSTRUCTION ACTIVITY. THE CITY OF TUKWILA ENGINEERING DEPARTMENT (433 -1850) MUST BE CONTACTED FOR A PRECONSTRUCTION MEETING. 5. ALL LOCATIONS OF EXISTING UTILITIES SHOWN HEREON HAVE BEEN ESTABUSHED 8Y FIELD SURVEY OR OBTAINED FROM AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT NECESSARILY COMPLETE. IT IS THE SOLE RE5PONSI85J1Y OF THE CONTRACTOR TO INDEPENDENTLY VERIFY THE ACCURACY OF ALL UTILITY LOCATIONS SHOWN, AND TO FURTHER DISCOVER AND AVOID ANY 011478 U1U11E5 NO SHOWN HEREON WHICH MAY BE AFFECTED 8Y THE IMPLEMENTATION OF TITS 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 CONFIICT EXISTS. 8. THE WATER MAIN DISTRIBUTION 57$104 SHALL BE CONSTRUCTED ACCORDING TO THE APPROVED PLANS WHICH ARE ON FILE IN THE CRY OF TUKWILA ENGINEERING DEPARTMENT. ANY DEVIATION FROM THE APPROVED PLANS WILL REQUIRE WRITTEN APPROVAL FR04 THE PROPER AGENCY. 7. CONNECTIONS TO COSTING FACILITIES BULL BE SEALED OFF UNTIL CONSTRUCTION 15 COMPLETED. NO CONNECTIONS WILL BE ALLOWED 514111 THE NEW WATER MAINS HAVE PASSED ALL PRESSURE AND PURITY TESTS. 8. WATER MAIN PIPE, BEDDING, AND TRENCH COMPACTION: A ALL WATER MAIN PIPE TO BE CEMENT UNED, CUSS 52 DUCTILE IRON, CONFORMING TO A.N.S.I SPECIFICATIONS A -21.51 (A.W.WA C151 -76), OR LATEST REVISION. CEMENT MORTAR USING AND SEAL COATING SHALL CONFORM TO A.N.S.I. A- 21.4 -74 (A.W.WA C104 -74), OR LATEST REVISION. B. PIPE JOINTS TO BE PUSHED -ON, MECHANICAL OR FLANGE JOINTS. C. ALL WATER MAN PIPE FITTINGS TO BE CEMENT UNED, CUSS 250 CAST IRON, CONFORMING TO 8.1.0.1. 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 PLANS. F. ALL WATER MAIN TRENCH BACKFILL SHALL BE COMPACTED TO MINIMUM 929 DRY OPTIMUM DENSITY PER A.S.T.M. D- 1557 -70 (4001F1ED PROCTOR) PRIOR TO TESTING WATER MAINS FOR ACCEPTANCE 9. ALL WATER MAIN PIPE 10' AND Sou I FR TO MAINTAIN A MINIMUM COVER AT 36 INCHES BELOW FINISHED GRADE. WHERE UTILITY CONFLICTS OCCUR. WATER AWNS ARE TO BE LOWERED TO CLEAR. 10. ALL WATER MAINS SHALL BE PRESSURE TESTED AND DISINFECTED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE WASHINGTON STATE HEALTH DEPARTMENT AND CRY OF TUKWILA STANDARDS. ALL INSPECTOR AND PRESSURE TESTING SHUT BE DONE IN THE PRESENCE OF, AND UNDER THE SUPERVISION OF, THE CITY ENGINEER AND /0R 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 PUN NOS. W -3. W -4. W -5, AND W-6. D. ALL FIRE HYDRANT PORTS SHALL FACE PERPENDICULAR TO CURB AND TOWARD DRIVEWAY AS SHOWN ON THE PLANS 13. DOMESTIC WATER SERVICES: A ALL DOMESTIC WATER SERVICE UNES TO BE TYPE IC COPPER, STANDARD GALVANIZED. STEEL PIPE. OR PVC PIPE SERVICE CONNECTIONS SHALL BE IN ACCORDANCE WITH CITY OF TUKWILA STANDARD PUN N0. 202 OR NO. 203 (DOUBLE STRAPS AND CORPORATOR STOPS). B. METER BOXES TO BE INSTALLED BY THE CONTRACTOR. C. METERS TO BE INSTALLED BY THE CITY OF TUKWILA. 14. BUILDINGS SHALL NOT BE PERMITTED WITHIN 10 FEET OF THE SPRING LINE OF ANY WATER MAN. 15. ALL WATER MAWS NOT IN PUBLIC RIGHT -OF -WAY REQUIRE 10 -FOOT WIDE EASEMENTS TO ME CITY OF TUKWILA. 16. ALL FITTINGS SHALT BE CAST IRON OR DUCTILE, WITH FANGED OR MECHANICAL JOINT CONNECTION, AND BE THE SAME THICKNESS CUSS AS THE PIPE USED. 17. LIVE TAPS TO BE COORDINATED WITH CRY AT LEAST 48 HOURS PRIOR TO CONSTRUCTOR. 18. ALL PIPE F1T1NG5 TO BE LISTED AND LABELED U.S. FOR FIRE SERVICE; INSTALLED, TESTED AND FLUSHED AS SPECIFIED RY 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 AND THE CJTY OF TUKWILA. 2' COMPACTED DEPTH CLASS '8' A.C. PAVEMENT 4' COMPACTED DEPTH CRUSHED ROCK BASE COURSE OR 2 -1/2' ATB 12' SUBGRADE COMPACTED TO 959 TYPICAL PAVEMENT SECTION NOT TO SCALE CITY OF TUKWILA SANITARY SEWER GENERAL NOTES 1. ALL WORK AND MATERWS SHALL BE IN ACCORDANCE WITH THE ' STANDARD SPECIFICATIONS FOR ROAD, BRIDGE, AND MUNICIPAL CONSTRUCTION.' WASHINGTON STATE DEPARTMENT OF TRANSPORTATION AND AMERICAN N811C WORKS ASSOCIATION, WASHINGTON STATE CHAPTER, 1994 EDITOR. TOGETHER WITH THE LATEST EDITION OF THE CITY OF 11108HA ENGINEERING STANDARDS. 2. AN APPROVED COPY OF THESE PUNS MUST BE ON SITE WHENEVER CONSTRUCTION 5 W PROGRESS. 3. R SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO OBTAIN 51Ntt1 USE AND ANY OTHER RELATED PERMT$ PRIOR TO ANY CONSTRUCTION ACTIVITY IN CRY RIGHT -OF -WAY. 4. PRIOR TO ANY CONSTRUCTOR AMMO. THE CRY OF TUMNIU ENGINEERING DEPARTMENT (433 -1850) MUST BE CONTACTED FOR A PRECONSTRUCTION MEETING. 5. ALL LOCATIONS OF EXISTING UDUTIES SHOWN HEREON HAVE BEEN ESTABLISHED BY FIELD SURVEY OR OBTAINED FROM AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY MD NOT NECESSARILY COMPLETE. R IS 117 SOLE RESPONSIBILITY OF THE CONTRACTOR TO INDEPENDENTLY VERIFY THE ACCURACY OF ALL OLIN LOCATIONS SHOWN, AND TO FURTHER DISCOVER AND AVOID ANY OTHER UTILITIES NOT SHOWN HEREON WHICH MAY BE AFFECTED BY THE IMPLEMENTATION OF THIS PLAN. 11E CONTRACTOR SHALL CONTACT THE UTILITIES UNDERGROUND LOCATION SERVICE (I- 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 014 FILE IN THE CRY OF TUKWILA ENGINEERING DEPARTMENT. ANY DEVIATION FROM THE APPROVED PUNS WILL REQUIRE WRITTEN APPROVAL FROM 1117 PROPER AGENCY. 7. ALL NEW SANITARY SEWER UNES SHALL BE SEALED OFF AT THE EXISTING TRUNK CONNECTION POINT 014111 ALL UPSTREAM CONSTRUCTION IS COMPLETED, CLEANED, TESTED, LIMPED. AND ACCEPTED BY THE 8. MANHOLES AND LDS: A ALL TYPE I - 48 -INCH MANHOLES SHALL BE CONSTRUCTED PER WSDOT /APWA STANDARD DETAIL 6 -23A WITH ECCENTRIC CONES. 8. 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. R SHALL BE THE RESPONSBIUTY OF THE CONTRACTOR TO ADJUST .411 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, SO8 35. 2. DUCTILE IRON, CUSS 50, CONFORMING TO AW.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 IS SPECIFICALLY SHOWN ON THE PION, THAT MATERIAL MUST BE USED. 4. MINIMUM PIPE COVER AT MANHOLES SHALL BE 8.0 FEET AND 5.0 FEET BETWEEN RUNS. B. PIPE BEDDING SHALL BE A.P.WA. TYPE 'F' WITH MATERIAL CONFORMING TO SECTION 9- 30.78(2). C. TRENCH BACKFILL SHALL BE COMPACTED TO MINIMUM 929 DRY OPTIMUM DENSITY PER A.S.T.M 0- 1557 -70 (MODIFIED PROCTOR) PRIOR TO TESTING SEWER UNES FOR ACCEPTANCE. 10. SIDE SEWER LATERALS: 4. SIDE SEWERS SHALL BE 6 -1NCH MINIMUM DIAMETER AT 2.09 MINIMUM SLOPE. 8. SIDE SEWERS SHALL BE 1751131 FOR LEAKAGE AT THE SAME TIME THE MAIN LINE SEWER IS TESTED. IF NOT TESTED TOGETHER. PROVIDE TEST TEE5 AT SEWER MAIN 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 ROO MANHOLES. 2. SINGLE 8 -9401 DIAMETER SERVICE WITH CLEAN091, CONNECTED TO TRUNK INTO MANHOLES ONLY. (ALTERNATE CONNECTION METHODS ARE DEPICTED ON PLANS). D. ALL LATERAL CONNECTIONS TO SEWER MAINS SHALL BE RUDE WITH A WYE OR WEEPING TEE 11. CONSTRUCTION OF DEWATERING (GROUNDWATER) SYSTEM SHALL BE IN ACCORDANCE WITH THE A.P.WA STANDARD SPECIFICA0ONS. SECTION 61 -3.02, 1981 EDITION. 12. WHENEVER SEWERS MUST CROSS UNDER WATER MAIN THE SEWER SHALL BE LEAD AT SUCH AN ELEVATION THAT THE TOP OF THE SEWER UNE IS AT LEAST 36 INCHES 9FLOw THE BOTTOM DN THE WATER ANN. 13. BUILDINGS SHALL NOT BE PERMITTED WITHIN 10 FEET OF THE SPRING UNE OF ANY SANITARY SEWER PIPE. 14. PRIOR TO OCCUPANCY, THE DEVELOPER SHV.L GRANT 10' WIDE SANITARY SEWER EASEMENTS TO T146 CITY OF TUKWLA 15. CLEANOUIS SHALL BE PROVIDED AT THE RIGHT -OF -WAY UNE FOR LATERALS ENTERING THE PUBLIC RIGHT-OF -WAY. UTILITY NOTES 1. ALL TRENCH EXCAVATION OPERATIONS SHALL MEET OR EXCEED APPUCABLE SHORING LAWS FOR TRENCHES OVER 4 -FEET DEEP. TRENCH SAFER' SYSTEMS SHALL MEET WISHA REQUIREMENTS. • 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 CITY OF TUKWILA STANDARD CONSTRUCTION NOTES PRIOR TO STARTING CONSTRUCTION, CONTACT ONE -CALL (1 -800- 424 -5555) FOR UTILITY LOCATIONS. CONTACTS PROJECT NANAGFR: DESIGN ENGINEER: AL SADR / BARGH EN rota 11 N NEFRS OWNER: OTHER: GENERAL 1. LOCATIONS 5HOVN FOR EXISTI40 UTILITIES ARE APPROXIMATE 2. AT LEAST 48 HOURS BEFORE STARTING PROJECT SITE WORK, NOTIFY THE UT.1IIES INSPECTOR AT 206 -433 -0179. 3. REQUEST A PUBLIC WORKS UTILITY INSPECTOR AT LEAST 24 HOURS IN ADVANCE BY CALLING 206 -433 -0179. 4. THE CONTRACTOR ASSUMES SOLE RESPONSIBILITY FOR WORKER SAFETY. AND DAMAGE TO STRUCTURES AND IMPROVEMENTS RESULTING FR04 CONSTRUCTION OPERATIONS. 5. THE CONTRACTOR SHALL HAVE THE PERMIT(S) AND CONDITIONS. THE APPROVED PUNS, AND A CURRENT COPY OF CITY OF TIJKWILA DEVELOPMENT GUIDELINES AND DESIGN AND CONSTRUCTION STANDARDS AVAILABLE AT 1046 JOB SITE. 6. ALL WORK SHALL CONFORM TO THESE APPROVED DRAWINGS. ANY CHANCES FROM THE APPROVED PUNS REQUIRE PRE - APPROVAL FROM THE OWNER. THE ENGINEER, AND THE CITY OF TUKWIL*. 7. ALL METH005 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 MAINTAN A CURRENT SET OF RECORD DRAWINGS ON -SITE 9. CONTRACTOR SHALL PROVIDE RECORD ORAWINCS PRIOR 70 PROJECT FINAL APPROVAL 10. PROVIDE TRAFFIC CONTROL AND 516411 MAINTENANCE PUN FOR PUBLIC WORKS APPROVAL BEFORE IMPLEMENTATION. 11. ALL SURVEY1NG FOR PUBLIC FACILITIES SHALL BE DONE UNDER THE DIRECTION OF A WASHINGTON UCENSED LAND SURVEYOR. VERTICAL DATUM SHALL BE NAVD 1988. HORIZONTAL DATUM SHALL BE WASHINGTON SLATE (GRID) COORDINATES, NORTH ZONE. USING NAD 53/91 SURVEY CONTROL AND TIED TO ANY TWO CITY OF TUKWILA HORIZONTAL CONTROL NONUMENT5. FOR PROJECTS WTHIN A FL000 CONTROL ZONE. THE PERMITTEE 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 I. ALL WORK PERFORMED SHALL BE PER APPROVED PLANS AND SPECIFICATIONS ONLY. THE PERMITTEE 15 REOUIREO 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. PER9TTEE SHALL APPLY FOR A REV15109 FOR ANY WORK NOT ACCORDING TO THE APPROVED PLANS. 2. PERMITTEE /CONTRACTOR SHALL ARRANGE A PRECONSTRUCTION CONFERENCE WITH ME CITY5 INSPECTOR(5) PRIOR TO BEGINNING ANY WORK. 3. WORK 114 ROADWAYS A ALL WORK IN ROADWAYS SHALL MEET TUC 11 AND THE FOLLOWING: B. PRIOR TO ANY ACTIVITY IN CITY RIGHT -OF -WAY. THE PERMITTEE SHALL PROVIDE THE CITY A TRAFFIC CONTROL PUN FOR REVIEW AND APPROVAL THE TRAFFIC CONTROL PUN SHALL INCWDE THE LOCATION. ADDRESS AND DESCRIPTION OF TRAFFIC FLOW DURING THE WORK( AND SHALL MEET MUTCO REQUIREMENTS. C. ALL WORK REQUIRING UNE CLOSURES MUST BE 8Y PERMIT ONLY. FROM THE THIRD THURSDAY IN NOVEMBER TO THE FOLLOWING JANUARY 2140. THE DIRECTOR DOES NOT ALLOW UNE CLOSURES IN THE TUKWILA URBAN CENTER. D FIRE, PEDESTRIAN, AND VEHICULAR ACCESS TO BUILDINGS SHUT BE MAINTAINED AT ALL 11ME5, EXCEPT WHEN PERMIT-TEE ALL HAS PERMISSION FROM THE BUILDING OWNER AND THE DIRECTOR ALL TO CLOSE AN ACCESS. 2. POWER, CABLE, FIBER OPTICS, AND TELEPHONE UNES SHALL BE IN A TRENCH MATH A 5' MINIMUM HORIZONTAL SEPARATION FR04 OTHER UNDERGROUND UTILITIES. 3. ADJUST ALL MANHOLES, CATCH BASINS, AND VALVES IN PUBLIC RIGHTS -OF -WAY OR EASEMENTS AFTER ASPHALT PAVING. E. ALL ROADWAYS SHALL BE KEPT FREE OF DIRT AND DEBRIS USING STREET SWEEPERS. USE OF WATER TRUCKS FOR CLEANING ROADWAYS REQUIRES PREAPPROVAL FROM THE DIRECTOR. F. INSTALL STEEL PLATES OVER ANY TRENCH, AT ANY TIME WORK 15 STOPPED AND THE TRENCH IS LEFT OPEN. PROVIDE PVC y DRAIN AT PLANTER LOW POINT PROVIDE DRAIN ROCK AT PIPE END EXTRUDED CONCRETE CURB DETAIL NOT TO SCALE 2' MIN PLATE OR CAP ON am/ WITH ORIFICE AS SPECIFIED 18'• RISER REMOVABLE WATER -DONT COUPLING OF FLANGE FLOW RESTRICTOR ELBOW DETAIL VARIES • MAILBOX NOTES. 1. MAILBOX HEIGHT VARIES ACCORDING TO THE TYPE OF DELIVERY VEHICLE. 111E5E HEIGHTS WILL BE SE- 1'-10' TERRINEO 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. THIS DRAWING DEPICTS A MINIMUM STRUCTURAL AND DIMENSIONAL STANDARD. ALTERNATIVE DESIGNS WILL REQUIRE APPROVAL BY THE ENGINEER. ALL WOOD TO BE PRESSURE TREATED FIR OR HEMLOCK. 4 BOXES MIN. - 10 MAX. VARIATIONS SUBJECT TO APPROVAL FACE OF CURB RESAWN SHAKES ASPHALT SHINGLES. fA CHSIDE AN MAX OVERHG OR TILES EA COVER GABLE ENDS WITH 1/2' EXT. PLYWOOD TRIANGLE 7"X16'516' 204 AA 40408' CURB SEC110N 10' 1/2' EXT. PLYWOOD 206 BOLTED DOA MAILBOX CLUSTE MAILBOX CLUSTER WOOD STRUCTURE STREET CURB NOT TO SCALE (REFERENCE 0993 EDITION KING CO. ROAD SIDS. DWC N0. 5 -010) FINISHED GRADE - SEE PLAN MAX. WATER SURFACE 51 =19.0 W.O. DESIGN WATER SURFACE EL-16.0 SEDIMENT STORAGE EL =13.0 12.25 VARIES' NOTES: 12.25 1. 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 -N -PUCE CONSTRUCTION JOINTS. PRECAST VAULTS SHALL NAVE APPROVED RuBBER GASKET SYSTEM. 3. PREFABRICATED VAULT SECTIONS MAY REOUIRE STRUCTURAL. MODIFICATIONS TO SUPPORT 5'4410' OPENING OVER 14.6 VAULT. DETENTION VAULT CROSS SECTION B -B SCALE NTS NOT TO SCALE r 24'0 ACCESS MANHOLE RUI -21.5 ORIFICE /2 1/2'0 1E =17.80 12' X 12 CROSS • OPEN TOP EL -19.0 18b HOOD STAINLESS STEEL PIPE SUPPORTS 24' MAX. SPACING PER CO8 STD. DETAIL 610 2' OUTLET 1NVERT EL -15.5 GASKLUt1 CAP WITH 3 -7/16 55 HEX HEAD SHEET METAL SCREWS. ONE ON EACH SIDE AND TOP 22.0 1' SECTION OF PIPE ATTACHED BY GASKETED BAND TO ALLOW REMOVAL INVERT EL-06.0 WATER TIGHT CONNECTION RESTRICTOR PLATE OR CAP w /ORIFICE 0 ■1' EL -14.0 FLOW CONTROL STRUCTURE SCALE NTS NOTE: ALUMINUM CAP ALLOWED. NO GALVANIZED CMP ALLOWED. x 51 Z 5 51 Z .9 a 24' 0 MANHOLE ACCESS(1YP.) RIM -22.0 1= 1- D- R- RII- II=II=R- IIPT1= 11Pi1= 1�1�11: ICI, IP.11= 1,PR =R IM?JLrin-1FM =R=i1 =R tm -g j=1a 1= 1 =IhIIR 111= Ii= 11= ,;R..Ihp -11,= 11...,11:= 11.;,.11,= (I „71; R'= f1; -11, -11-11 =111.- 11FII= IL =1L, 71.;,71. 11, =U ,II -11,:� MAX W5 EL -19_0 6' MIN. BOTTOM OF LID ELEVATION -19.50 REMOVABLE BAFFLE WALL 3' DETENTION STORAGE STORAGE WS EL -16.0 V' E =14.72 3' WATER QUALITY HANDHOLD. STEPS, OR LADDER PER WSDOT 5101. DETAIL 3- 30.90 -00 U J FW Z E co W Q CV F. W In Q N W W Zr c} fn y `Q LL 14.0 SEDIMENT STORAGE EL-13.0 11.88 2' MIN. D.50% (MIN.) 12.0 O.SOX {416.) 111 12.25' A TAG 12.25 DETENTION /WETVAULT DETAIL - SECTION A -A SCALE: NIS 24' 0 MANHOLE ACCESS(TYP. 4 PLACES) HANG OSHA CONFINED SPACE WARNING SIGN UNDER ACCESS LID TYPICAL. REMOVABLE EWE WALL MATERIAL TO BE CONC., STAINLESS STEEL FIBERGLASS REINFORCED PLASTIC. DR APPROVED EQUAL co 12' PORT FOR VENTILATION HOSE TYPICAL PROVIDE METAL '` 0 R � 50 �.x 0.50%, 12.250• 8' MN_ 3' DETENTION STORAGE 0' _� ' /-114-17.0 _V 3' WATEF QUALITY 1 _ Q VARIES' NOTES: 12.25 1. 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 -N -PUCE CONSTRUCTION JOINTS. PRECAST VAULTS SHALL NAVE APPROVED RuBBER GASKET SYSTEM. 3. PREFABRICATED VAULT SECTIONS MAY REOUIRE STRUCTURAL. MODIFICATIONS TO SUPPORT 5'4410' OPENING OVER 14.6 VAULT. DETENTION VAULT CROSS SECTION B -B SCALE NTS NOT TO SCALE r 24'0 ACCESS MANHOLE RUI -21.5 ORIFICE /2 1/2'0 1E =17.80 12' X 12 CROSS • OPEN TOP EL -19.0 18b HOOD STAINLESS STEEL PIPE SUPPORTS 24' MAX. SPACING PER CO8 STD. DETAIL 610 2' OUTLET 1NVERT EL -15.5 GASKLUt1 CAP WITH 3 -7/16 55 HEX HEAD SHEET METAL SCREWS. ONE ON EACH SIDE AND TOP 22.0 1' SECTION OF PIPE ATTACHED BY GASKETED BAND TO ALLOW REMOVAL INVERT EL-06.0 WATER TIGHT CONNECTION RESTRICTOR PLATE OR CAP w /ORIFICE 0 ■1' EL -14.0 FLOW CONTROL STRUCTURE SCALE NTS NOTE: ALUMINUM CAP ALLOWED. NO GALVANIZED CMP ALLOWED. x 51 Z 5 51 Z .9 a 24' 0 MANHOLE ACCESS(1YP.) RIM -22.0 1= 1- D- R- RII- II=II=R- IIPT1= 11Pi1= 1�1�11: ICI, IP.11= 1,PR =R IM?JLrin-1FM =R=i1 =R tm -g j=1a 1= 1 =IhIIR 111= Ii= 11= ,;R..Ihp -11,= 11...,11:= 11.;,.11,= (I „71; R'= f1; -11, -11-11 =111.- 11FII= IL =1L, 71.;,71. 11, =U ,II -11,:� MAX W5 EL -19_0 6' MIN. BOTTOM OF LID ELEVATION -19.50 REMOVABLE BAFFLE WALL 3' DETENTION STORAGE STORAGE WS EL -16.0 V' E =14.72 3' WATER QUALITY HANDHOLD. STEPS, OR LADDER PER WSDOT 5101. DETAIL 3- 30.90 -00 U J FW Z E co W Q CV F. W In Q N W W Zr c} fn y `Q LL 14.0 SEDIMENT STORAGE EL-13.0 11.88 2' MIN. D.50% (MIN.) 12.0 O.SOX {416.) 111 12.25' A TAG 12.25 DETENTION /WETVAULT DETAIL - SECTION A -A SCALE: NIS 24' 0 MANHOLE ACCESS(TYP. 4 PLACES) HANG OSHA CONFINED SPACE WARNING SIGN UNDER ACCESS LID TYPICAL. REMOVABLE EWE WALL MATERIAL TO BE CONC., STAINLESS STEEL FIBERGLASS REINFORCED PLASTIC. DR APPROVED EQUAL co 12' PORT FOR VENTILATION HOSE TYPICAL PROVIDE METAL '` 0 R � 50 �.x 0.50%, 12.250• /11.88 - ,p fx 12.0. 11.92 � \ 12.25 \ 12.25 �N 00 ,_ 5R / 01.50 %, 11.92 / 11.88 12.0 \ \ 12.25) FLOW CONTROL STRUCTURE L HANDHOLDS, STEPS OR 12' PORT FOR VENTILATION HOSE, TYPICAL. LADDER PER W0000 PROVIDE METAL FRAME AND LID t8• STD. DETAIL 8- 30.90 -00 DETENTION / WETVAULT DETAIL - PLAN SCALE: 5TS A 8) O w z Z 0 N 13 n LL 2 Q ° ,A3 03 n 3 .. Z u a 120W1\12447 \p, TOTAL REMOVED 33 TREES (70%) TOTAL RETAINED 14 TREES (3O%) REPLACEMENT TREES REOOIR T: 55 TREES (SEE SHEET PL1 OF 1) (70 TREES PER ACRE PER TMC 18.54.130.3.0) 15 6:0u7 6:..m4 ice, ... 1Pm NNa )VED 11 SIZE Vi n `�Hr7 {c9�Jr E��FiMT AMIn r41m A A A E t t A A y`cp c C g p N� p N N� Ng .INED 11 SIZE pm°° F,F 0 g 22§2-2 , 55 5 8 8 6 8 o « 8 O m8 o A z m 0 mn co z 0 m r m z 0 0 0 6 • • D CI 0 0 r 33 M� cn 1J s z v m o 33 33 oQ 1 2 1•4 z w (IN Z Q D m trj • • 4 3 2 1 No 12/17/08 8/5/08 7/9/08 5,1,07 A, AI AJ IM IM IM IH PERMIT SUBMITTAL REVISED SHORELINE SETBACK PER PRE- APPIXATION MEETING ARCHITECT'S co1TAGE LAYOUT DIMENSIONED AND ADDED CONCEPTUAL FOOT PRINTS Date By C.E. APP' Revision Job Number 12447 Sheet 18215 72ND AVENUE SOUTH KENT, WA 98032 (425)251 -6222 (425)251 -8782 FAX CML ENGINEERING. LAND PLANNING. SURVEYING, ENVIRONMENTAL SERVICES Designed -lit_ Drown _et_ Checked Approved _IN_ Dot. 44L128/Q0 Scale: Horizontal V.Ncoi N/A For SUNDIAL PROPERTIES, LLC 11544 RIVIERA PLACE NORTHEAST SEATTLE, WA 98125 (425) 283 -2218 Tie: PRELIMINARY TREE RETENTION PLAN FOR SUNDIAL RIVERFRONT COTTAGES F',le:l': \72000, \1244 \pi elirninoty \12447 =ptr1 dwy Uate/Tme:12 /17/2001 12:50 PM Scale l' -U a 1. -0 _OREF 81,U( 2.4510N Arch , L1144 /- PS.dw9. 2124 / -pt. dwg, 112447- 8,dwy, n12447- gt.dwg • LANDSCAPE PLANT MATERIAL LEGEND SYMBOL BOTANICAL / COMMON NAMES SIZE CONDITION SPACING OUANTI7Y REMARKS O 1 TREES: ACER CIRONATUM / VINE MAPLE (REPU)ceMENT TREE) BEPRU PAPYRFERA / PAPER BIRD.' (REPLACEMENT TREE) 6 -8' Hi. x!2.5' CAL AS SHOWN AS SHOWN 20 7 1 NA CERCIS CADENSI5 / 1.75' CAL. 30' 0.C. 4 ° EASTERN RED BUD (STREET TREE) CORNUS KOUSA / 6' -8' HT. AS SHOWN 3 KOUSA DOGW000 0 POPULUS TREMULOIDES ERECTA' / COLUMNAR QUAKING ASPEN ( REPUCEMENT TREE) 2.5' CAL 6' O.C. 8 PSLUDOTSUGA 1AENZIES6 / 6' - 8' HT. AS SHOWN 11 a�ppI�. DOUGLAS FIR (REPLACEMENT TREE) 1:o THUJA PUCATA / 6" - 8' HT. AS SHOWN 9 '7: l` WESTERN RED CEDAR (REPLACEMENT TREE) SHRUBS: 0 809868IS THUN8ER011 / 18' - 21' 2.5' 0.C. 16 JAPANESE BARBERRY CAIAMAGROSRS ACUTIFLORA 'KARL FOERSTER', / 1 GALLON 2' 0.C. 45 KARL FPERSTER REED GRASS ' G15TUS ORCHID PURPROCURKROSE EUS 18' - 21' 4' 0.C. 11 o DIGITALIS MERTONENSIS / FOXGLOVE 1 CALLON 2' 0.C. 27 HYDRANGEA QUERCIFOUA 'ALICE' / 18' - 21" 4' O.C. 10 ® AIJCE OAKLFAF HYDRANGEA PENNISETUN ALOPECUROIDES 'HAMELN' / 1 GALLON' 1.5' 0.C. 41 ® MMIELN FOUNTNN GRASS HEUCHERA SANGUINEA / 1 GALLON 2' 0.C. 19 0 CORM RFi I S 0 LAVANDUU ANGUSOFOUA 'MUNSTEAD' / HUNSTEAD LAVENDER 1 GALLON, 2' O.C. 51 HALINIEUS MOWS 'COOMBE W000' / 21' - 24' 6' O.C. 5 COOMBE 86000 JAPANESE WITCH "' MAHONIA AOUIFGWM 'GOMPACTA' / COMPACT OREGON CRAPE 18' - 21" 3' O.C. IS 0 nJl VY NANDINA DOME511C8 'COMPACTA' / COMPACT HEAVENLY 8/11800 ROSA RUGOSA / 5AWNIS ROSE 18" - 21' 18" - • 21" 3' O.C. 4' O.C. 38 78 m ROSMARNUS OF ICINNJS 'COWNOW000 INGRAN' / COWNGWOOD INGRAM ROSEMARY 21' - 21' 3' 0.C. 21 0PIRAEA JAPONICA ' ANTHONY WATERER / - 21' 4' O.C. 9 ANTHONY WATERER SPIREA 0 SYMPHORCARPOS ALBUS / COMMON SNOWBERRY 18' - 21' 4' 0.C. 9 O VACCINIUM PARVIFODUM / RFD HUCKLEBERRY 18' - 21' 2.5' 0.C. 16 � PRUNUS LUSITANICA / PORTUGAL LAUREL 21' - 24" 3.5' O.C. 38 ■ GROUNDCOVERS: IARCTOSTAPHYLOS WA -URSI / KINNIKNNICK IA CHJL ENSRY / 4' POT 4' POT, 116' 0.C. 16' 0.C. AS REDID AS REO'D t�ry� ryp� N� (IIIIEBIIIIIIi88111tl y,; ROSA RED FLOWER' CARPET / GROUNDCOVER ROSE 1 GALLON. 124' 0.C. AS REO'D • THI USLLPSEUDOUNUCINOSUS / 4'' POT' 12' 0.C. AS REQ) fry '•:4 BOULDERS 24' 6' RANDOM. 9 M DECOMPOSED GRANDE EXISTING' VEGETATION '3/8' MINUS ' AS REDID x_77.,-,.. •• • 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. CRY OF TUKWILA, KING COUNTY, WASHINGTON STAKE 8t GUY ONE GROWING SEASON: NURSERY GROWN. 85111-1RUNK STAKE 8t GUY ONE OROVAN0 SEASON; NURSERY GROWN, BRANCHED AT 6' STAKE 8[ GUY ONE GROWING SEASON; NURSERY GROWN, BRANCHED AT 6' STAKE 8i GUY ONE GROWING SEASON; NURSERY GROWN, MULTI -TRUNK STAKE Az GUY ONE GROWING SEASON; NURSERY GROWN, BRANCHED Ai 6', MATCHED FOCHT STAKE 86 GUY ONE GROWING SEASON; NURSERY GROWN, UNCUT LEADER' STAKE 8i GUY ONE GROWING SEASON; NURSERY GROWN, UN -CUT LEADER MATCHED' HEIGHT AND FORM, 3 CANES MINIMUM MATCHED HOGHT AND FORM HOLD 16' FROM:BORDERS;, SHRUBS, AND TREES HOLD 16' FROM', BORDERS, SHRUBS. AND TREES HOLD 20' FRO1.11 BORDERS HOLD 16' FROM BORDERS. SHRUBS. AND TREES MIXED SIZES WITH SMOOTH, WORN SURFACE 4" UYER OVER', LANDSCAPE FABRIC TO REMAIN, 5AVE, MID PROTECT • 5.54' 1 "" DUWAAA SH R/V�l O' �d9'41'23 't. =J' • `5:3'550_ 3 N89,5'27-Ye 31 79' 557442. N'36.44547•N 2'531 _ i 4-_' . _ , .f 01 1' =20' 10 20 40 • • • 1 EFT' •, . 5 s PERMIT SUBMRTAL PERMIT SUBMITTAL 8 8 a S u el STATE OF WASH NGTON REGISTERED LANDSCAPE ARCHITECT ARTHUR Y. 5EIDEL 510161CA1E MO. 706 {VAUD ONLY VAN SWANK) CO- ' U W J E La ff Z rn N • Ul 3 O - �u1 � awCi <d' O C' a) D CO a, LL 8 8; Y1 i o gl Y 0 02 I Back Elevation • Opiggnit [-I 1 • Side Elevation 2W-0. Floor Plan Front Elevation Side Elevation .I1111101111.1.; 0.111411011.11111012h1111912;111111? 111111 '"---ae°"151 141(-111 Betty Jane house: 838 soft co/creel deck: 113 soft uncovered deck 33 soft d X wJ 11 MM MIN. 11111 - P11/ r "1911I1 1! ' 111[11111;11';I''1111iiilliti Back-Elevation Cam. •ra Second Floor Plan Side Elevation Oas 04e First Floor Plan Front Elevation 11101,11miummili 1 Side Elevation Juilet house: 816 soft covered deck: 126 soft uncovered dech 136 soft garage: 1056 soft Back Elevation Second Floor Plan Side Elevation ey Lr • • 4,1, Front Elevation Side Elevation ....e....,,..t.....• .i. 'amit.., ''''...."'"''"ei •'..,,.'....'-'-''',..,,, ,41 TZ.;' - ..".. 7:: .10g.:11474,1 7..4 -;■- • 1 . ---,---', Twiggy .........--r- -- covered porch:, 499n ft first ficon second floor (>6) P 485 soft total heated space: 985 soft First Floor Plan Toolshed IlTw.,-,y i 0 hi al 10 8■4911 i Overlook deck * 0 isting Street Lamp South ii6th Street istingStreet Lamp wall mount lamp post light Lighting Plan • North East 1u IIEJ uu uB +z ) aaod6 I ! tl Batten Mdtrg South fau./atbn. 31 Y .oe m40' West Elevation weary West Elevation ritcv South Elevation r N' LL.__�� 60—•/ Toolshed Plan 0 2 4' 6 Front Elevation Side Elevation Side Elevation //may A tt/.�; 1 1hiht:h4 1: I�il./���!ini.r ►,��II.�i• I i East Elevation North Elevation Outlook Plan z 4 0 z 4' d Floor Plan Betty Jane with attached garage 538 5gft 03 sgft 274 5gft 738 sgft 20 -r �� I,IIIUTnIri!I'! _I� Back Elevation Side Elevation arLne of g.ye buuan for be 5 - *elms .tom .a be deleted 16 owlay 4410 3 I,cr ergo tnm Front Elevation - - - -F i i Ir le eheadroom lint .1111111 11111 'a open to below I j V, 40 Second Floor Plan First Floor Plan 0 z 4 Side, Elevation Coha coverW porch: 116sgft first floor. 724'sgft second floor (>6): 272'sgft total heated space: 996 sgft' garage on lot 5: 254sgft 0 10 20 • 40 SCALE: 1'•20' LEGEND 0-0 UAZIME (oi.) El POSER KETTA ® m POWER ow 69 (A9 NOTED) ❑ CATO4 6194 (0) ® 57091 WNAVLE (500) O SWAIN SE4LR 44*01 (SSW) W ®y G■5 ICIER D9 WATER VALVE (WV) 5 FIRE HYDRANT (FN) EB WATER 141ER 9314 e SIRVEY MIEN, (A6 NOTED) O FOUND 44606 AND 4A99R • FOUND REO'A /GIP (00 NOTED) ASPHALT CONCROE GRAVEL - ss— WM, SECS 1040 ® MORN DRAINAGE UNE —c -0— GAS UNE 001- POWER Om8EAD 0— HOG 00 FENCE // WOOD FENCE CALCULATED LAND AREA 33.782 L 50. F1. (0.77 3 ACRES) PLAT 33.770 ± SO. FT. (0.77 ± ACRES) TO ORDINARY 11I011 WATER BASS OF BEARINGS THE BASS 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 - NAVD 88 THE BENCHMARK IS KKSC POINT NO 772, TAKEN AS 19.76 FEET TIRE REPORT TS- 20171230 BY COMMONWEALTH LAND TITLE CO DATED DECEMBER 12, 2005 EXCEPTIONS - NOTHING MAPPABLE LEGAL DESCRIPTION [COMMONWEALTH TS- 20171230] THAT PORTION OF GOVERNMENT 1.0T 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, 1,312.86 FEET TO THE EAST UNE OF SAID LOT 6. AND THE TRUE POINT OF BEGINNING: THENCE SOUTH 0'04'10.7' EAST, ALONG SAID FAST UNE, AO FEET TO THE NORTH UNE OF SOUTH 116TH STREET; THENCE. WEST ALONG SAD NORTH UNE, 109.41 FEET TO THE EAST LINE 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 TRUE POINT OF BEGINNING BEARS SOUTH 004'10.7' EAST; THENCE SOUTH 0'04'10.7' EAST, 213 FEET. MORE OR LESS. TO TF16 TRUE POINT OF BEGINNING: EXCEPT THAT PORTION THEREOF LYING WITHIN ROAD; (050 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. BOUNDARY AND TOPOGRAPHIC SURVEY 440'43'54' 7.97151' 1.12 48' N6P47'A E 384' DUWAMISH RIVER =URI PER SUM DOM PPM, 2CO3 45V• 31.78 95782?! 78ID' _ _... 40' , D.AT Or DU& h POWER POLE 4 P HOC 44 ass II II' • SHED 1 • FENCE -444 rr I. 1 r- -L --I 1 PORCH 1 *,.o AYrp.�` err, P HOMOOUSE N GAS R.. WREN.; e o'A CURVE W 84004 STOP SIGN POWER POLE /L1AUN0E ./10 DROP DAM .d FND REWJZ/N0 CAP CB TYPE 1 VANED GRA1E419.72 IE 10 ADS 9.11.28 CABLE N 3-009 70 3/4' 9041 PPE CO • TYPE .L:OMED CILAiC= 638 ,48.70.605' N116.48 A0 PA SINN FND RC84R/04P 'ALUNT 22594' STOP SD: V aN -11 NO 110100 NE/SOLES SIGN ▪ A vt 6C: r BRASS DISC N 4'.4' cox WON END RF84R/CAP 'HAGEN 21484' FRO 7E8N /CAP 'aura 52594• SSW RI1.19.81 E 8' PVC 6.12.50 E 8' P/C 0412.61 co 75-PE i VA ED 88410.16.40 E 42' 905 (.ISN E 10 ADS 4.15.40 E 10ADS4415.48 - - END R(EVF4/CAP 'AUYNT 2.590 co 'WE I VANED 8076.10.94 E 10 A86 0.1532 E 12' IDSI11.1534 IE 4' PVC .18.29 SURVEYOR'S CERTIFICATE SSW 00-19.08 E 8' PAC 6.10.21 c C 8tw01080 — - E6'PVC 4.10.28 Z 0 Z cc co pz a co W o 1- = W 2 z cc i- wer co • Q z < - x z 2 < tL W O O p—cZI) H C C H CO DAVIES /PUTNAM TUKWILA j DEC 2 3 X003 THE UNDERSIGNED HEREBY CERTIFIES TO DAMES /PUTNAM AS OF THE DATE HEREOF THAT THIS SURVEY CORRECTLY 0 T THE 000070090 OF THIS SITE ON THE BASIS OF A FIELD SURVEY PERFORMED IN APRI 2006. / j® WILLIAM R. WORKMAN. PLS DATE WASHINGTON REGISTRATION 140. 41298 �z Jaa/E2o.0 N Q N La- O ONO e NED ce .2 0:: 6s �1 49 2 G 4 �pFC 2 • 3' 2008 G'?IAU NiTY 14 et 1