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Home My WebLink AboutPermit PL16-0030 - STARK RESIDENCE - SINGLE FAMILY DESIGN STANDARDSSTARK RESIDENCE SITE APN: 1920800005 APPROVED PARENT PROJECT NO: PL16-0030 PROJECT NO: L16-0033 1 \ City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director August 18, 2016 NOTICE OF DECISION TO: Jeremy Rene, Applicant Jay Stark, Owner King County Assessor, Accounting Division Washington State Department of Ecology 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: L16-0033 Applicant: Jeremy Rene, Rene Architecture Type of Permit Applied for: Special Permission Director, Single Family Design Standard Exception, Roof Pitch Flatter than 5:12 Project Description: Request for Special Permission to allow a flat roof pitch on a new single-family home Location: King County Parcel No. 1920800005, southwest corner of E Marginal Way S and S. 130th Street Associated Files: None as of the date of this notice Comprehensive Plan Designation/Zoning District: Attachments: Neighborhood Commercial Center (NCC)/ NCC A. Project Description B. Context Photos C. Inspirational Imagery D. Sunmodule Solar Panel Specs E. Land Title Survey F. Single -Family Residence Preliminary Drawings, dated August 12, 2016 Vicinity/Site Information: The subject property is located on the southwest corner of S. 130th Street and E Marginal Way S, see Attachment B. The site is zoned Neighborhood Commercial Center and is 7295 square feet. This intersection has a four-way Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Page 2 of 4 7/29/2016 W:\Users\Laura\Admin Design Review\L16-0033 Stark SF SP\L16-0033 Stark Special Permission NOD.docx stop with a significant amount of vehicular traffic throughout the day. The neighboring buildings area a mixture of single-family homes and mixed -use buildings with ground floor commercial and multi -family units above. The buildings on the northeast and southeast corners of the intersection have flat roofs. The proposed 1850 square foot single-family home is to serve as a residence for the property owners with living space and home office space, see Attachment F. Decision Criteria: According to Tukwila Municipal Code (TMC) 18.50.050(6) Single Family Dwelling Design Standards require a minimum roof pitch of 5:12. Upon approval as a Type 2 decision, according to TMC 18.50.055, a roof pitch flatter than 5:12 may be permitted when: a) The proposed roof pitch is consistent with the style of the house (for example modern, southwestern); b) If a flat roof is proposed, the top of the parapet may not exceed 25 feet in height; c) If a sloped roof is proposed, it must have at least 24-inch eaves; and d) The house exhibits a high degree of design quality, including a mix of exterior materials, detailing, articulation and modulation. Since the proposed roof is flat, this application qualifies for review as a Type 2 decision. Conclusions: 1. The proposed roof pitch is consistent with the modern style of the house. 2. The top of the parapet is 25 feet; meeting the 25 feet maximum required in the code. 3. The proposed roof is not sloped. 4. The proposed home exhibits a design that is in keeping with the surrounding mix of residential and commercial uses. It has a style and a scale that is visually consistent with the surrounding development and will be visually unobtrusive. The home uses a variety of siding materials including Hardi siding, Corten panels, and cedar boards. The proposed roof meets the criteria to approve a roof pitch flatter than 5:12. Informational Items: 1. Exterior signage will require a separate sign permit. 2. A City business license is required for home occupations. The business shall meet the requirements for a home occupation listed in TMC 18.06.430. II. 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 Community Development Director has determined that an application for Administrative Design Review does comply with applicable City and state code requirements and has approved that application, subject to any conditions set forth in the Decision. III. YOUR APPEAL RIGHTS 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. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 1"�. Page 3 of 4 7/29/2016 W:\Users\Laura\Admin Design Review\L16-0033 Stark SF SP\L16-0033 Stark Special Permission NOD.docx No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may fine an appeal in King County Superior Court from the Board of Architectural Review decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14-days of the issuance of this Decision. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. S. Appeal fee of $602.00. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Board of Architectural Review based on the testimony and documentary evidence presented at the open record hearing. The Board of Architectural Review decision on the appeal is the City's final decision. Any party wishing to challenge the Board of Architectural Review decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 4 of 4 7/29/2016 W:\Users\Laura\Admin Design Review\L16-0033 Stark SF SP\L16-0033 Stark Special Permission NOD.docx VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including ihe application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Laura Benjamin, 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 if no appeal is filed. Dep ment of Community Development City Tukwila Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov / City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director NOTICE OF COMPLETE APPLICATION June 20, 2016 Jeremy Rene Rene Architecture 13505 Ambaum Blvd. SW, #101 Burien, WA 98146 jeremyr@renearchitecture.com RE: Stark Residence Exception from Single -Family Design Standard, L16-0033 Dear Mr. Rene, Your application for an exception from the single-family design standard for roof pitch for a new single-family home located at APN 1920800005 is considered complete on June 20, 2016 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. 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. Please feel free to contact me with any questions at (206) 433-7'166. Laura Benjamin Assistant Planner CC: PL16-0030 Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Project Description The husband and wife, property owners are interested in creating a new single-family residence at the Southwest corner of the intersection of South 130th Street and East Marginal Way. This intersection has a four-way stop with a significant amount of vehicular traffic running through it for most of the day. The immediate neighborhood has a wide variety of uses. There is Topline Market in a newer Mixed -Use Building and Friendz Cafe in an older commercial building across the intersection to the Northeast. A large warehouse/industrial building sits just across the street on East Marginal Way. And single-family residences are located up the hill to the West. Because of this varie- ty of occupancies and building styles the clients would like to use a more modern/industrial aesthetic for their single-family residence. This would include what is traditionally referred to as a "flat" roof. Please see the accompanying drawings and images for more detailed information. The parapet height would not exceed the 25' limit established by the City. The clients are also very interested in using solar power to it's fullest potential on the site. And based on the research a "flat" roof gives the installation of these solar panels the most flexibility and consequentially the most effectiveness. The residence would only be a modest 1,850 square feet with all the living space including the master bedroom and bathroom on the main floor. The upstairs would just have a home office for the client's interior design business. r cnh.7, JUN 14 2016 Community Development r rene ARCHITECTURE 13505 Ambaum Bivd. S.W, Suite 101 3urien, Wa. 98146 Context Photos Looking West on S 130th Str View to the East across East Marginal Way Looking South on 40th Ave s View Northeast across intersection at S 130th Str and East Marginal Way JUN 14 2016 Community Development rene Aerial Photo ARCHITECTURE 13505 Ambaum Blvd. S.W. Suite 101 Burien, Wa. 98146 G Inspirational Imagery Corten Planters Upstairs Deck Interior with CMU Block RECEIVED JUN 14 2016 Community Development Corten siding/Hardipanl siding combination rene ARCHITECTURE � SOS Ambaurn Blvd. S.W. Suite 101 Surien, Wa. 98146 SunmoduI&'pis SW 270 mono f4A e F. TOVRheinlend 0000o'1° TUV Power controlled: Lowest measuring tolerance in industry Every component is tested to meet 3 times IEC requirements Designed to withstand heavy accumulations of snow and ice Sunmodule Plus: Positive performance tolerance 25-year linear performance warranty and 10-year product warranty Glass with anti -reflective coating World -class quality Fully -automated production lines and seamless monitoring of the process and material ensure the quality that the company sets as its benchmark for its sites worldwide. SolarWorld Plus -Sorting Plus -Sorting guarantees highest system efficiency. SolarWorld only delivers modules that have greater than or equal to the nameplate rated power. 25 years linear performance guarantee and extension of product warranty to 10 years SolarWorld guarantees a maximum performance degression of 0.7% p.a. in the course of 25 years, a significant added value compared to the two-phase warranties common in the industry. In addition, SolarWorld is offering a product warranty, which has been extended to 10 years.* 'in accordance with the applicable SolarWorld Limited Warranty at purchase. www.solarworld.com/warranty solarworld.com RECEIVE JUN 142011 Comrurity Development • Pleaded, ECS1113 V a• tested le resistance • Safety tested, IEC 81730 r � 3 • • Perladlc Inspection $ rt, e.na • Periodic Inspection •&owing sandTrJstant Vb. �' • Power Controlled a ,..1 PER ars.TA O. r.STEC SALTMIST'AESISTANT R4OT'JVCL' STE PVVDDITCT C E SP® us UL 1703 ISO 9001 ISO 14001 Certified SOLARWORLD We turn sunlight into power. SunmoduIeYpis SW 270 mono PERFORMANCE UNDER STANDARD TEST CONDITIONS (STC)* PERFORMANCE AT 800 W/m2, NOCT, AM 1.5 Maximum power 270 Wp Maximum power Pmax 201.3 Wp Open circuit voltage V., 39.2 V Open circuit voltage Va 35.9 V Maximum power point voltage Short circuit current Vmpp 30.9 V Maximum power point voltage VmPp h„ 9.44 A Short circuit current lu Maximum power point current mPP 28.3 V 7.63 A 8.81 A Maximum power point current Imoo 7.12 A 'STC:1000 W/m2, 25°C, AM 1.5 1) Measuring tolerance (P ..) traceable to TUV Rheinland: +/- 2% (TUV Power Controlled). THERMAL CHARACTERISTICS NOCT 46 °C TC h„ 0.04 %/°C TC va -0.30 %/°C TC P, -0.45 %/°C Operating temperature -40°C to 85°C 1000 W/m2 Minor reduction in efficiency under partial load conditions at 25°C: at 200 W/m2,100% (+/-2%) of the STC efficiency (1000 W/m2) is achieved. COMPONENT MATERIALS Cells per module 60 Cell type Mono crystalline Cell dimensions 6.14 in x 6.14 in (156 mm x 156 mm) Front Frame Weight Tempered glass (EN 12150) Clear anodized aluminum 46.7 Ibs (21.2 kg) SYSTEM INTEGRATION PARAMETERS Maximum system voltage SC 11 1000 V Max. system voltage USA NEC 1000 V - 800 W/m2 600 W/m2 400 W/m2 200 W/m2 100 W/m2 65.94 1.22 (31) Module voltage (V] rx4 37.44(951) (1675) 1 - 41.30 (1050) L . O O o . o ,,,....„...,„--,<----C.:---.'-: t O ?I 3941 nnn1) 1.33 (288) Version 2.5 frame bottom mounting holes x4 4.20 (107) Maximum reverse current 16 A Number of bypass diodes 3 UL Design Loads' Two rail system 113 psf downward 64 psf upward W. Design Loads' Three rail system 170 psf downward 64 psf upward IEC Design Loads' Two rail system 113 psf downward 50 psf upward *Please refer to the Sunmodule installation instructions for the details associated with these load cases. ADDITIONAL DATA Power sorting' -0 Wp / +5 Wp I -Box IP65 Module leads PV wire per UL4703 with H4 connectors Module efficiency 16.10 % Fire rating (UL 790) Class C Glass Low iron tempered with ARC 0.6 (15.3) 1.34 (34) NEW! VERSION 2.5 FRAME • Compatible with both 'Top -Down" and "Bottom" mounting methods • jkrounding Locations: -4 corners of the frame - 4 locations along the length of the module in the extended flanges Independently created PAN files now available. Ask your account manager for more information. All units provided are imperial. 51 units provided in parentheses. SolarWorld AG reserves the right to make specification changes without notice. SW-01-6004US 01-2014 01 South Elevation Scale: 1/8" = 1'-0" 02 West Elevation Scale: 1/8" = 1'-0' orth Elevation IScale: 1/8' = 1'-0' 1 • 04 East Elevation IScale: 1/8' . 1'-0" I l ' ar Ka s-m1rr xa Sul CLOSET PA7iO L as .LosET aI =11 MASTER BDRM. MEDIA 111111 111111 MASTER BATH 9flnm S3YYP LIVING Va an Ili ENTRY PININtx KITCHEN -1 waw wane ss (VC Main Floor Plan 71e:346 t,-o• NORTH Orr !d GUEST BDRM. ]Pd ATTIC O 7 7 \ X' \ 7 \/ \ 7 \ 7 \ 7 ATTIC / 7" 7 \ 02 Upper Floor Plan NORTH Flat Roof Exception (L16-0033) 3949 S. 130th Str. Response to Laura Benjamin's email dated July 11th, 2016. •Please submit a materials board or more detailed information and photos of the proposed siding materials. Have you used the proposed materials in other projects? If so, please include photos. I dropped off the material board yesterday afternoon at the front desk. Hopefully, it was passed on to you. The board includes photos and material samples for your review. •The property owners will need to apply for a City business license to operate a decorating business out of their home. Home occupation requirements are listed in TMC 18.06.430. Currently, Dixie has her business license and office in Seattle. Should she ever decide to relocate her office to Tukwila she will certainly obtain the necessary permits and business license. •Is it possible to add additional articulation, modulation, and/or a third siding material to the south and north elevation? They are relatively plain compared to the east and west elevations. TMC 18.55.055(A)(1)(d) states "the house exhibits a high degree of design quality, including a mix of exterior siding, detailing, articulation, and modulation. Currently, the proposed building has three different materials on the North and South elevation, Corten, Hardipanel, and T& G cedar boards at the recessed front door and back door. I realized our material board did not have a sample of the T & G cedar boards so I have included a photo for your reference. The Corten and Hardipanel are on the material board for your reference. In keeping with the modern style of the house we would like to keep the exterior material palette simple. We would like this simplicity to carry though to the form of the building as well. If we could keep the existing form and materials it would be greatly appreciated. •TMC 18.52.020 requires a minimum 10 foot landscaping perimeter on all sides. A 10 foot landscaping strip will need to be added to the west side of the property. Also, please submit a landscaping plan showing the types of plants and planting notes. We will be happy to provide the 10 foot landscaping strip along the West side of the property. It can be assumed the planting strip will contain native and drought tolerant plants. But we would like to have some kind of conditional approval before engaging our landscape architect. •Have you or the property owner reached out to any neighboring properties? It may be helpful to talk with residents before construction begins. There is no noticing requirement for this type of land use decision. Jay and Dixie have had several conversations with their future neighbors and all the neighbors have been very supportive of the proposed development. Let me know if you have any questions or comments. Jeremy Rene, architect T & G Cedar Boards rene ARCHITECTURE 13505 Amhaum Blvd. S.W. Suite 101 Burien. Wa. 98146 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 SPECIAL PERMISSION - DIRECTOR APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-SP Planner: File Number: L d 0 - ()Cj Application Complete Date: Project File Number: pC, f 1,e . C *, Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: 9�h-V- 'Ya51A BRIEF DESCRIPTION OF PROJECT: 1) et0 9l'Gt,) Q - 'CoW k;v` ! LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, subdivision, access street, and nearest intersection. bra indicate lot(s), block and `5°l"l �.�. `O^ (1L) cd\rvr,V �. N�r«, (Ar)1 e LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). \°\2—U660 DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, a it E • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and JUN 14 2016 • is the primary contact with the City to whom all notices and reports will be sent. Community Development Name: Jean ,i gai Address: 13 S ti q U�..- 1:1.0 4, W � `(� \ \30\rWA- C U k146 Phone: C2- vAu"\ktiA FAX: E-mail: ',Ice vA,Ar g 1(ewt i'Ci/lik lrQ , Cosat,\_ Signature: \ Date: b H:\Applications needing fee verbiage\Special Permission Director -March 2011.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractor other representatives the right to enter upon Owner's real property, located at Spy--tAdr U 3c c r tw tL 1 14,ifor the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at ss Fri-L, 20 L So (city), RECEIVED JUN 14 2016 Community Development (A..)1A—(state), on 2� 4NVEAQ112— (Print Name) 01� � (y-4r (Address) (Phone Number) (Signature) On this day personally appeared before me � ` S t`cf,r' rl to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS to n DAY OF _____________ Notary Public State of Washington JOHN L COBAUGH My Appointment Expires Mar 13, 2017 S1 c NOT A&P PUBLIC in and for the State of Washington residing at 6-e,tl- -, L My Commission expires on /%icyr-, h 1 3 2.01 _- ,201b \\deptstore\City Common\Teri\Rcvisions In Progress'\Special Permission Director -March 2011.docx