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HomeMy WebLinkAboutPermit L95-0018 - PYRAMID POINTE APARTMENTS - PLANNED RESIDENTIAL DEVELOPMENTL95 -0018 PYRAMID POINTE APARTMENTS PLANNED RESIDENTIAL DEVELOPMENT 15304 47 AV S (CANCELLED) PLANNED RESIDENTIAL DEVELOPMENT City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director September 4, 1996 Scott Harkey Kappler, Thomas, Harkey Architects 550 Kirkland Way, Suite 406 Kirkland, WA 98033 RE: Pyramid Point Apartments L95 -0011 (BAR) E95 -0005 (SEPA) Dear Scott: Since we have not received the BAR/PRD applications we discussed six weeks ago, I am writing this reminder that in order to comply with the new ordinances that implement HB 1724, that you will need to submit new complete BAR and PRD applications in order to proceed with the project. Because the change came upon you unexpectedly, Steve Lancaster, DCD Director, had agreed to waive the application fee's for new application. However, this offer of a waiver is not for an indefinite time. If you wish to take advantage of the waiver, you need to submit a complete BAR and PRD application no later than 5:00 P.M. on September 20, 1996. If no complete application is submitted by then, the project files will be closed out and any subsequent new applications will require payment of the fees. As we discussed before, the new process will not change the number of hearings that will be conducted .for the project. Before, the project required a public hearing before the City Council following the already completed hearing before the Planning Commission /Board of Architectural Review. Under the new process, the only hearing required is through the City Council. Other changes in the process include increased public notice requirements, limitation on public hearings . to one, and modified application submittal specifications. .Don't hesitate to call me if you have any questions. My number is 431 -3663. Sincerely, erson late Planner cc: Charlie Laboda 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director June 19, 1995 Charlie Laboda K.D. Associates 3316 Fuhrman Avenue East Seattle, WA 98102 NOTICE OF DECISION FOR PLANNED RESIDENTIAL DEVELOPMENT, L95 -0018 AND DESIGN REVIEW APPROVAL, L95 -0011 Dear Mr. LaBoda: As you aware, your request for Design Review and Planned Residential Development approval was been forwarded by the Planning ;Commission and Board of Architectural Review to the City Council ;'with a recommendation for approval following their public. hearing on June 15, 1995. •The ten -day appeal period on this action ends June 26, 1995. The project was forwarded to the City Council subject to several conditions, some of which required additional submittal to be provided for City Council review, including: 1. Submittal of a detailed plan showing the areas considered to be impervious surface and with appropriate calculations of the impervious surface area. 2. Additional elevations /perspective drawings with the design of the carports. 3. A view analysis that demonstrates that "on- site" landscaping meets the screening requirements of 18.46.060(f)(1) TMC. Additional conditions of the recommended approval include: A. The main entry driveway must be at least twenty feet wide and located entirely on the property, unless a permanent easement is recorded allowing access over the property adjacent to the north. B. A sidewalk shall be provided from the site to 57th Avenue South. C. The applicant shall clarify the location of the trees near the • re W :. .0 O; co w' . w o: IL QC • ' I- W; z �. ;O -, • • :w w. - u' • i o N;. • z.._. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665 south property line. If the existing trees are accurately located on the landscape plan, the protection and preservation of the trees shall be coordinated through the Tree Permit process. This may require relocation of the rockeries, or if necessary for creating recreation area, replacing the rockeries with a retaining wall that provides adequate clearance from the trees. (Note: Since the applicant is required to revise the view analysis per condition "A" above, the clarification of the trees will be required prior to Council review). If tree replacement is required pursuant to the Tree Ordinance (18.54.130(3) TMC, the replacement trees shall be in addition to those shown on the approved landscape plan. The landscaping on the approved plan are considered to meet the BAR criteria, but not the tree permit requirements. D. An automatic irrigation system shall be provided for the new landscaped areas and sriall include in- ground moisture sensors. ▪ The chain link fences around the spa /gazebo and the swimming pool shall be vinyl coated'. • Exterior light levels should be-- -limited to one (1) foot- candle at the property line and no direct illumination beyond the property line.. Once the required submittal are made, the project will be scheduled for a public hearing before. the City Council. If you have any questions with this matter, feel free to call me at 431 - 3663. Sincerely, hn J, 'merson ssoc. ate Planner cc: File Scott Harkey KAPPLER THOMAS HARKEY ARCHITECTS 550 Kirkland Way Suite 406 Kirkland, WA 98033 (206) 828 -2700 May 29, 1995 John Jimmerson City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Re: Pyramid Pointe PRD Revisions (94103) RECEIVED 3 0 1995 CiC%IVIIVIUIVI IY DEVELOPMENT Dear. John: Attached are 8 sets of 24x36 blueline drawings and one 8 1/2 x 11 reduced set of the revised PRD submittal. Per our discussion, the following basic items were revised: 1. One additional parking space was added bringing the total to 167. 2. Reductions in pervious area was reduced to 49.5 % by removing some of the sidewalk areas and using spaced decking around the pool and spa areas. 3. Recreation areas that you had felt did not meet the minimum requirements were removed from the calculation areas and a new calculations were done. 4. A site investigation was done regarding the existing entrance driveway. Based on an existing property corner monument, there appears to be 20 feet of existing paved driveway within the Pyramid Pointe boundaries. 5. Dumpsters /enclosures were added to meet the minimum requirements. Misc. other minor revisions were made relating to these items. Sheets that were revised include A -1, A -2, A -3, L -1, and L -3. Please let me know ' you have any further questions. Sincerely, Scott Har ey, Principal KAPPLER THOMAS HARKE ARCHITECTS •w GEOTEC H CONSULTANTS, INC. 13256 N.E. 20th St. (Northup Way), Suite 16 Bellevue, WA 98005 (206) 747 -5618 FAX 747 -8561 Daily Homes 3240 Eastlake Avenue East, Suite 200 Seattle, Washington 98102 Attention: Charlie Laboda Subject: Geotechnical Engineering Study Proposed. Pyramid Pointe II Apartments 5700 Block of South 152nd Place Tukwila, Washington March 20, 1995 JN 95062 Dear Mr. Laboda: We are pleased to present this geotechnical engineering report for the proposed expansion of the Pyramid Pointe Apartments in Tukwila. The scope of our work consisted of exploring site surface and subsurface conditions, and then developing this report to provide design criteria for foundations, retaining walls, and pavements and recommendations for general earthwork. You authorized our work by accepting our proposal dated March 1, 1995. The subsurface conditions of the proposed building site were explored with five test pits that encountered widely varying amounts of fill and old topsoil over native, silty sands that are • loose and become . denser with depth. Loose, poorly compacted fill was found over the original topsoil in three of the test pits. This fill is 2 to 7 feet deep. Based on our test pits, it appears that the new western and central buildings can be supported, on conventional foundations, with overexcavation probably being necessary. Augercast concrete piers will be required to support the easternmost new building and its floors. It may be necessary to use piers to support portions of the western and central buildings, if the . overexcavation becomes too deep or heavy groundwater seepage is encountered. The proposed building locations are suitable to protect the buildings from any future shallow instability that may occur on the steep, tall, cut slopes south of the property. Pavements for automobiles can be placed on the existing soils, if the subgrade is stable under a proof -roll following stripping. At least 12 inches of compacted, gravelly sand will be needed below the pavement sections where the subgrade is soft or pumping under a proof -roll. 41,41 -.w O 0 N :w tu J w0.. • Z en _ cr. •f-_ z' . zt- . ww. V 0, O.N. ;D H: i w, v. —f U. Uj z•. z Dally Homes March 20, 1995 JN 95062 Cover Letter /Page 2 The on -site soils are silty and very moist to wet. Wet weather grading will be very difficult and the reuse of the on -site soils as structural fill will only be possible during hot, dry weather when they can be dried prior to compaction. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or if we can be of further assistance during the design and . construction phases of this project:- - - Respectfully Submitted, GEOTECH CONSULTANTS, INC. 04;••■ce. Marc R. McGinnis, P.E. Associate GEOIECI•I CONSULTANTS, INC GEOTECHNICAL ENGINEERING STUDY Proposed Pyramid Pointe II Apartments 5700 Block of South 152nd Place Tukwila, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed expansion of the Pyramid Pointe Apartments in Tukwila. The general location of the site is illustrated on the Vicinity Map, Plate 1. We were provided with a site survey developed by Cramer Northwest and dated March 3, 1995. A site plan showing the location of the existing and proposed structures was also provided. Based on this information, we anticipate that the existing manager's residence and the swimming pool will be demolished, and that three new apartment buildings will be constructed along the southern side of the site. Each building will have two stories over a daylight basement floor. The middle building will step up, toward the north. Maximum cuts of 3 to .4 feet below the existing grade are anticipated to reach the proposed finish floor elevations. Fills up to 2 to 3 feet above the existing grade will be needed along the down - slope sides of the buildings. Paved parking will be provided along the northern sides of the • three buildings. It appears that fills of several feet will be necessary along the downslope sides of these new paved areas. Rockeries are indicated on the site plan in front of these fill areas. SITE CONDITIONS Surface The site is a large, irregularly - shaped lot located north of the Southcenter Mall, immediately south of the intersection of South 152nd Place and 57th Avenue South. Current develop- ment on the property consists of three large, three -story apartment buildings and a manager's residence. Asphalt parking is provided along the northern sides of these buildings, and an in- ground swimming pool is located off the southeastern corner of the westernmost apartment building. The area south of this western building is open grass lawn. Landscaping and grass cover the unpaved areas around the two eastern buildings. Several utility easements extend in a general north -south direction through the center of the site. We understand that these easements contain storm and sanitary sewers. Based on the utility locate that was conducted prior to our field explorations, a buried natural gas line runs along the eastern straight portion of the southern property line, and an underground water line extends along the curved western portion of the southern property line. The property generally slopes downward toward the. south. The area around the existing buildings is relatively level to gently sloping. Some steeper slopes are between the two eastern buildings. The southern portion of the site, where the new buildings are to be .1:��•.irr„i,�:x'¢i' "vi:LW+w.s i= :Ia/2rY5 & /Ei�Suiy.,.A , .�r:G�. �.u..; rq GEOTECU CONSULTANTS, 1NC. . z , oi o c.) .moo cn LU W_ (i) LL: D. wo gal. = Li Z , Z o, • :D o 0 o�. ,w W o:. iii :O t- z Dally Homes March 20, 1995 JN 95062 Page 2 constructed, slopes at an inclination of 15 to 25 percent to the southern property line. Near the western, curving portion of the southern property line, the ground surface drops at an inclination of about 50 percent to a paved and gravel service road. This road is on city property, and it has a width of about 10 feet. An open, asphalt -lined storm ditch, located along the upslope side of the road, flows to a catch basin located at the eastern end of the curving southern property line. South of the service road, the ground drops steeply at an inclination of 70 to 80 percent to Macadam Road South. Heavily- covered with blackberry vines and underbrush, this slope has some small trees scattered about it, and it-appears to have been created by cutting for the construction of Macadam Road South. The slope below the eastern half of the'subject site has a similar steep inclination, and it seems to have resulted at least partially from excavation for the Denny's restaurant and apartment buildings adjacent to the south. No indications of recent, large -scale instability were observed on the steep slopes south of the site during our visits. We noted that water from downspouts or drains is being discharged onto the ground surface in the expansion area. This had created some wet conditions on the surface of the lawn. 2 ii. C i U' 00 : cn o. L-1:1 a. w 0. u. = d' w z�,, I-0; Z 1: 2 uj 8 O The properties surrounding the site are developed with apartment complexes. A Denny's w W restaurant is south of the site. The Macadam Road South right -of -way borders the south fl - western portion of the property. u- Iii z U =i Off` Subsurface The subsurface conditions in the area of the proposed new buildings were explored by excavating five test pits at the approximate locations shown on the Site Exploration Plan, Plate 2. The field exploration program was based upon the proposed construction and required design criteria, the site topography and access, the subsurface conditions revealed during excavation, the scope of work outlined in our proposal, and the time and budget constraints. Existing buried utilities made it impossible to safely excavate additional test pits along the southern edge of the property. The test pits were excavated on March 9, 1995 with a rubber -tired backhoe. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soils encountered. "Grab" samples- of selected subsurface soils were collected from the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3 through 5. The native soils encountered in the test pits consist of a gravelly, silty sand that is loose and becomes medium -dense to dense with increasing depth. These native soils are similar to GI3Oi1 CI -I CONSULTANTS, INC. • Daily Homes March 20, 1995 "-JN 95062 Page 3 those that we encountered during our 1994 geotechnical study for •a proposed condominium project located west of the La Vista Apartments, which are situated due west of the subject site. Cobbles and occasional boulders were found in the native sands. Test Pits 1 and 4 found the native sands immediately below the sod and topsoil. The remaining explorations encountered 2 to 7 feet of loose, silty sand fill over the original topsoil above the native sands. This fill probably resulted from the excavation of the existing buildings and swimming pool. In Test Pits 2 and 5, the native sands did not become medium -dense until about 11 feet below the existing ground surface. .. Caving of the excavation side walls was observed in several of the test pits. The final logs represent our interpretations of the field logs and laboratory ,tests. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The Togs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are interpretive descriptions based on the conditions observed during excavation. The compaction of backfill was not in the scope of our services. Loose soils will therefore be found in the area of the test pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. Groundwater Groundwater seepage was observed in three of the test pits at depths between 3 feet and 9 feet below the grade. The test pits were left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level. It should be noted that groundwater levels vary seasonally with rainfall and other factors. We anticipate that groundwater could be found throughout the fill and native soils. CONCLUSIONS AND RECOMMENDATIONS General Based on our observations and the soil conditions encountered in our explorations for this study and our previous study of the condominium site to the west, it is our professional opinion that the . proposed development is feasible from a geotechnical engineering standpoint. The steep slopes south of the site have not exhibited recent, large -scale GEOTI3C(1 CONSULTANTS, INC.. i Y... ,y, rbiniiti •:"l . , +ai■aa . ac... i.. as u.a: n...:».,.,.,,.. Z h- : Ct u�l D J O. o0 0: 011J W =: N w: 0}' J; N �: r- 0' Z17 2 0; ' H w W; 20 Z: U co Daily Homes March 20, 1995 JN 95062 Page 4 instability, and the sand soils that comprise the slopes are not typically susceptible to deep instability. Any future soil movement on the steep slopes should consist of shallow erosion or ravelling, affecting primarily the near - surface, weathered soils. This type of slope movement may result in some loss -of- ground at the top of the steep slopes, but it would not present a hazard to the proposed structures, if they are designed in accordance with the recommendations of this report. The proposed project should not increase the potential for instability on the southern slopes, if our recommendations are followed. Our test pits indicate that all, or a majority, of the western and central buildings can be constructed on conventional foundations. It is likely that overexcavation will be required to expose medium -dense to dense, native sands in the footing areas. These overexcavations can be backfilled with either lean concrete or structural fill. The use of the -lean concrete backfill would require less excavation and certainly remove the need for the compaction and density testing . of the backfill. Depending on the conditions _encountered at the time of construction, it may be necessary to use piers to support portions of these two buildings. If areas of deep, loose soils are found that make overexcavation impractical, piers will be necessary. Such areas are likely where footings will bear over old utility trenches. The easternmost building and its basement floor should be planned to be supported on concrete piers that extend through the fill and loose, native soils. The conditions observed in Test Pit 5 indicate that the surface of the native soils drops toward the south, which would result in competent soils being deeper further south in the eastern building footprint. Due to the depth of the loose soils and the potential for significant groundwater seepage, piers will likely need to be installed using augercast methods. The presence of groundwater in the test pits indicates that good drainage must be provided for the below -grade portions of the structures. Free - draining gravel wall backfill and a properly installed foundation drainage system will be necessary. If substantial groundwater seepage is encountered in the building excavations, we will need to evaluate the potential need for additional drainage, such as underslab drains. Waterproofing the below -grade walls would limit the potential for water entering through the building walls. The plans indicate that the eastern building will be located no closer than 25 feet to the steep slopes that drop from the property line. The western and central buildings will be at least 40 feet from the tall cut slope that extends between the service road and Macadam Road South. It is our opinion that the proposed locations for the three buildings are acceptable from a geotechnical standpoint to limit the potential hazard from future shallow slope movement on these tall slopes. Future shallow instability on the short slope . above the service road should not affect the proposed structures. GCOTL'•CII CONSULTANTS, INC. ; z ugp; 00 CO o; COW;. W_ N w; w0 g J" • . l- w. cy w~ w H V. 11 0 z:. O ~. z Daily Homes March 20, 1995 JN'95062 Page 5 The disturbance of the steep slopes must be avoided, so as not to increase the potential for instability)We recommend erecting a construction fence along the crest of the steep slopes to define the arpa..of_n�disturbance"IFill and soil or debris resulting from the site clearing and excavations should not be placed within about 15 feet of the steep sou T ern s opes. (3j All water from roofs, footing drains, and impervious surfaces should be discharged into the " existing storm sewer. Drain pipes that currently discharge water onto the ground surface upslope of the proposed buildings must also be connected to the permanent storm system. Temporary erosion control will likely be needed, if the earthwork occurs during wet weather. At a minimum, this would consist of placing a silt fence along the downslope side of the project and covering the exposed soil outside of the building limits with straw or gravel. More stringent erosion control measures could be implemented at the time of construction, if needed. The high silt and moisture contents of the existing fill and native soils will make wet weather earthwork more difficult and costly. The silty sands will be difficult to grade when wet, and they will be totally unusable for structural fill, unless they can be dried prior to compaction. This drying can be accomplished by aeration in hot, dry weather, or by mixing kiln dust or lime into each lift of fill. Adequate drying and compaction of the structural fill will be important to prevent the settlement of on -grade structures, such as pavements and slabs, that are supported on the fill. This is a major consideration for the backfilling of new utility trenches, particularly if the excavated soils are to be reused as trench backfill. Imported fill will be required, if structural fill is placed in wet weather, or if there will be insufficient time to adequately dry the on -site soils. The earthwork budget should consider this potential import requirement. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, develop- ment, and geotechnical constraints that become more evident during the review process. Conventional Foundations P Conventional continuous and spread footings should bear on undisturbed, medium - dense, native sands or on structural fill placed above these competent, native soils. See the later sub- section entitled General Earthwork and Structural Fill for recommendations regarding the placement and compaction of structural fill beneath structures. We recommend that continuous and individual spread footings have minimum widths of 12 and 16 inches, respectively. They should be bottomed at least 12 inches below the lowest adjacent finish ground surface for frost protection. The local building codes should be GEOIECH CONSULTANTS, INC. Daily Homes March 20, 1995 JN 95062 Page 6 reviewed to determine if different footing widths or embedment depths are required. The footing subgrade must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. Z • 1- mow: Overexcavation below the footings should be anticipated to expose competent, native soils. 0 0 Unless lean concrete is used to fill an overexcavated hole, the overexcavation must be at u) w least as wide at the bottom as the sum of the depth of the overexcavation and the footing N 1- width. For example, an overexcavation extending 2 feet below the bottom of. a 3- foot -wide u; C footing must be at least 5 feet wide at the base of the excavation. If lean concrete is used, 2 an overexcavation need only extend 6 inches beyond the edges of the footing. 1 a N D. The following allowable bearing pressures are appropriate for footings constructed uJ z� 1z Allowable Bearing �? Bearing-Condition Pressure (psf) °4 :D E- Placed directly on competent, 3,000 w W! native soils -- LU ..:iii uj competent, native soils ;F- z . according to the above recommendations. Supported on structural fill placed 2,000 Where: (1) - psf is pounds per square foot. A one -third increase in the above design bearing pressures may be used when considering short-term wind or seismic loads. For the above design criteria, it is anticipated that the total post- construction settlement of footings founded on competent, native soils, or on structural fill up to 5 feet in thickness, will be about three - fourths of an inch, with differential settlements on the order of one -half of an inch in a distance of 50 feet along a continuous footing. Lateral Toads due to wind or seismic forces may be resisted by friction between the founda- tions and the bearing soils,,_ or by passive earth pressure acting on the vertical, embedded portions of the foundations. For the latter condition, the foundations must be either poured directly against relatively level, undisturbed soil, or surrounded by level structural fill. We recommend using the following design values for .the foundation''s resistance to lateral loading: GEOTCC11 CONSULTANTS, INC. Daily Homes March 20, 1995 Parameter Coefficient of Friction Passive Earth Pressure Design Value -. 0.45 300 pcf Where:_ _.... . (1) pcf is pounds per cubic foot. (2) Passive earth pressure is computed using the equivalent fluid density. JN 95062 Page 7 If the ground in front of the foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above design values. Augercast Concrete Piers An allowable compressive capacity of 15 tons can be attained by installing a 12 -inch- diameter, augercast concrete pier at least 10 feet into medium -dense to dense soils. For transient loading, such as wind or seismic loads, the allowable pier capacity may be increased by one - third. We can provide design criteria for different pier diameters and embedment lengths, if greater capacities are required. The minimum center -to- center pier spacing should be three times the pier diameter. Based on our test pit information, w estimate that pier lengths of about 20 to 30 feet below the existing grade will be needed in the eastern building to achieve adequate penetration into the bearing soil. We estimate that the total settlement of single piers installed as described above will be on the order of one -half of an inch. Most of this settlement should occur during the construction phase as the dead loads are applied. The remaining post- construction settlement.would be realized as the live loads are applied. We estimate that differential settlements over any portion of the structures should be less than about one - quarter of an inch. Ee recommend reinforcing the piers their entire length. Reinforcement typically consists of an upper cage of reinforcing bars, with one bar extending the full length of the pier. For computation of lateral load resistance, the piers can be assumed to have a point of fixity at 12 feet below the ground surface. The loose soils against the piers can be assumed to have a design passive earth resistance of 200 pounds per cubic foot (pcf) acting on two times the pier diameter. Passive earth pressures on the grade beams will also provide some lateral resistance. If structural fill is placed against the outside of the grade beams the design passive earth pressure from the fill can be assumed to be equal to that pressure exerted by an equivalent fluid with a density of 300 pcf. Battered piers can also be used to resist lateral building Toads. If the piers are installed at an inclination of 1:5 (Horizontal: GEOTECI•I CONSULTANTS, INC. Dally Homes March 20, 1995 JN 95062 Page 8 Vertical), or steeper, the vertical capacity given above will not need to be reduced. The allowable lateral capacity of a battered pier is equal to the horizontal component of its axial capacity. Augercast Pier Installation Augercast piers should be installed with continuous flight, hollow -stem auger equip- ment. Concrete grout must be pumped continuously through the auger as the auger is withdrawn. Often, the augering action may tend to disturb the soils at the bottom of the drilled holes, possibly resulting in a decreased end - bearing capacity. To minimize the effects of this disturbance, we recommend requiring the pile contractor to rotate the auger while pumping the first few cubic feet of grout prior to starting auger withdrawal. This will mix any loose cuttings at the bottom of the hole with concrete, thus developing the end - bearing capacity. In order to maintain the surface of the pumped grout above the tip of the auger, we recommend the following: (1) Maintain.a minimum grout head of 5 feet above the tip of the auger at all-- - times. (2) Ensure that the grout pressure at the grout pump is- in-.the,range of 150 to 250 psi, depending on the length of feeder hose used. (3) Equip the grout pump with a calibrated stroke counter, so pumped grout volumes per pier may be calculated. The completed below- ground piers below cannot be observed. Therefore, judgement and experience must be used as the basis for determining the acceptability of a pier. The installation of all of the piers should be observed by a representative of Geotech Consultants, Inc., who can fully evaluate the contractor's operation, collect and interpret installation data, verify bearing stratum elevations, and understand the implications of variations from normal procedures with respect to the design criteria. Seismic Considerations The site is located within Seismic Zone 3 as illustrated on Figure No. 23 -2 of the 1991 Uniform Building Code (UBC). In accordance with Table 23 -J of the 1991 UBC, the site soil profile is best represented by Profile Type S2. The undisturbed, native soils are not susceptible to seismic liquefaction, and deep instability should not occur on the steep slopes during an earthquake. Some settlement of elements supported in the loose soils can be expected following an earthquake. GEOTECI.1 CONSULTANTS, INC. Dally Homes March 20, 1995 Slabs -on -Grade JN 95062 Page 9 The building floors may be constructed as slabs -on -grade atop the native soils that are under the existing fill and-original topsoil. Where it is• not-possible to remove the unsuitable soils, the floors should be structurally supported to span between the foundations. The subgrade soils must be in a firm, non - yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported, structural fill. All slabs -on -grade should be underlain by a capillary break or .drainage layer consisting of a minimum 4 -inch thickness of coarse, free- draining, structural fill with a gradation similar to that discussed later in Permanent Foundation_ and Retaining Walls. A vapor barrier, such as a 6 -mil plastic membrane, should be placed beneath the slabs and in any crawl space areas. Additionally, sand should be used in the fine - grading process to reduce damage to the vapor barrier, to provide uniform support under the slab, and to reduce shrinkage cracking by improving the concrete curing process. Permanent Foundation and Retaining Wal s Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soils they retain. The following recommended design parameters are for walls less than 12 feet in height that restrain level backfill: Parameter Design Value Active Earth Pressure* 35 pcf Passive Earth Pressure 300 pcf Coefficient of Friction 0.45 Soil Unit Weight 130 pcf Where: (1) pcf is pounds per cubic foot. (2) Active and passive earth pressures _ are computed using the equivalent fluid densities. * For restrained walls that cannot deflect at least 0.002 times their height, a uniform lateral pressure of 100 psf should be added to the above active equivalent fluid pressure. GEOThCI•I CONSULTANTS, INC. coo. W J w o` J' u. a • 0 d;. ,F=w' Oi ;w w;: • :,O ,o •z; • U 2. • z• •t Daily Homes March 20, 1995 JN 95062 Page 10 The values given above are to be used to design permanent foundation and retaining walls only. The passive pressure given is appropriate for the depth of level structural fill placed in front of a retaining or foundation wall only. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above recommended values to design the walls. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharge slopes or Toads, such as vehicles, will be placed behind the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Also, if sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind the walls can typically he accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of the wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The compaction of backfill near the walls should be accomplished with hand - operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill Backfill placed behind retaining or foundation walls should be coarse, free - draining, structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. If the native sand soils are used as backfill, at least 12 inches of drain rock should be placed against the walls for proper drainage. The purpose of these backfill requirements is to ensure that the design criteria for the retaining walls are not exceeded because of a build -up of hydrostatic pressure behind the walls. The top 12 to 18 inches of the backfill should consist of a relatively impermeable soil or topsoil, or the surface should be paved. The sub - section entitled General Earthwork and Structural Fill contains recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof the below -grade walls. If moist conditions or some seepage through the walls are not acceptable, damp - proofing or waterproofing should be provided. This could include limiting cold - joints and wall penetrations, and possibly using bentonite panels or membranes on the outside of the walls. Applying a thin coat of asphalt emulsion is not considered waterproofing, but it will help to prevent moisture, generated from water vapor or capillary action, from seeping through the concrete. GEOT CII CONSULTANTS, INC. z tt w D J U: U O, Di S w: wO. J s O; off': DH w: ILLZ` U �; .O z; • Daily Homes March 20, 1995 Rockeries JN 95062 Page 11 We anticipate that rockeries may be used in the site development. A rockery is not intended to function as an engineered structure to resist lateral earth pressures, as a retaining wall would do. The primary function of a rockery is to cover the exposed, excavated surface and thereby retard the erosion process. Rockeries placed in front of unreinforced fill or the existing fill soils should be limited to a height of 4 feet, and they should be constructed entirely of four -man rocks. Taller rockeries will need to be constructed with a geogrid- reinforced fill behind them. This typically requires that geogrids extend behind a rockery in a compacted fill a minimum distance of at least 70 percent of the rockery's height. The . construction of rockeries is to a large extent an art not entirely controllable by engineering methods and standards. It is imperative that rockeries, if used, be constructed with care and in a proper manner by an experienced contractor with-proven ability in rockery construction. The rockeries should be constructed with hard, sound, durable rock in accordance with accepted local practice standards. Soft rock, or rock with a significant number of fractures or inclusions, should not be used in order to limit the amount of maintenance and repair needed over time. Provisions for maintenance, such as access to the rockery, should be considered in the design. Excavations and Slopes Excavation slopes should not be greater than the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soils. The loose soils exhibited caving in the test pits. Based upon Washington Administrative Code (WAC) 296, Part N, the near-surface soil type at the subject site would be classified as Type C. Therefore, temporary cut slopes greater than 4 feet in height cannot be excavated in the loose soils at an inclination steeper than 1.5:1 (Horizontal:Vertical), extending continuously between the top and the bottom of the cut. Deep excavations, or those encountering heavy groundwater seepage, could require shoring and dewatering to be made safely. The above recommended temporary slope inclination is based on what has been successful at other sites with similar soil conditions. Temporary .. cuts are those that will . remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. The . cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that loose soils can cave suddenly and without warning. Contractors should be made especially aware of this potential danger. GEO H3CI•I CONSULTANTS, INC. Z Z w, mo: DO' U0 w w; co ILI w0 = a: I- w;' Z I- o: z �. w w:. O N: ° w w` 1- u' o wz 0 F' z Daily Homes March 20, 1995 JN 95062 Page 12 All permanent cuts into existing soils should be inclined no steeper than 2.5:1 (H:V). Fill slopes should not be constructed with an inclination greater than 2:1 (H:V). To reduce the potential for shallow sloughing, fill must be compacted to the face of these slopes. This could be accomplished by overbuilding the compacted fill and then trimming it back to its final inclination. Water should not be allowed to flow uncontrolled over the -top of any temporary or permanent slope. Also, all permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. Any disturbance to the existing slopes outside of the building limits may reduce the stability of the slopes. Damage to the existing vegetation and ground should be minimized, and any disturbed areas should be revegetated as soon as possible. Soil from the excavations should not be placed on the slopes; this may require the off-site disposal of any surplus soil. Drainage Considerations We .recommend the use of footing drains at the base . of footings, where (1) crawl spaces or basements will be below the structure, (2) the slab is below the outside grade, or (3) the outside grade does not slope downwards from the building. Drains should also be placed at the base of all backfilled, earth - retaining walls. These . drains should be surrounded by at least 6 inches of 1- inch -minus washed rock and then wrapped in non - woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, the perforated pipe invert should be at least_ as low as the bottom of the footing, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this . report . as Plate 6. For the best long -term performance, perforated PVC pipe is recommended for the footing drains. Groundwater was observed during our field work. If seepage. is encountered .in the excavations, it should be drained away by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it.from sumps interconnected by shallow connector trenches at the bottom of the excavations. The excavations and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should slope away at least 2 percent, except where the area is paved. Water from roof, stormwater, and foundation drains should not be discharged onto the slopes; it should be tightlined to a suitable outfall located away.from the slopes. GEOIECH CONSULTANTS, INC. z ' w. JU; UO0 I. W =; :CO TL; . • w O • 2 J. a w. z za • o • • • w: • • • • ,U N . z Daily Homes March 20, 1995 Pavement Areas JN 95062 Page 13 All pavement sections may be supported on competent, native soils or existing fill, provided these soils can be compacted to a 95 percent density and are in a stable, non - yielding condition at the time of paving. Structural fill or fabric will be needed to stabilize soft, wet, or unstable areas. Based on the condition of the existing fill soils in the test pits, the use of structural fill and fabric under at least some areas of the new pavements should be planned. We recommend using Supac 5NP, manufactured by Phillips Petroleum Company, or a non -woven fabric with equivalent strength and permeability characteristics. In most instances where unstable subgrade conditions are encountered, 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in a later sub - section entitled General Earthwork and Structural Fill. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt - treated base (ATB). We recommend providing heavily loaded areas with 3 - inches of AC over 6 inches of CRB or 4 inches of ATB. Heavily loaded areas are typically main driveways, dumpster sites, or areas with truck traffic. The pavement section recommendations and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. Some maintenance and repair of limited areas can be expected. To provide for a design without the need for any repair would be uneconomical. General Earthwork and Structural Fill All building and pavement areas should be stripped of surface vegetation, topsoil, organic soils, and other deleterious material. It is extremely important that the foundations and slabs for the existing structure are also removed. The stripped or removed materials should not be mixed with any materials to be' used as structural fill, but they could be used in non - structural areas, such as landscape beds. Structural fill is defined as any fill placed under the buildings, behind permanent retaining or foundation walls, or in other areas where the underlying soils need to support Toads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the _ _ GEOTECI•I CONSULTANTS, INC. 1 1- Z ncw. u6 D • :0 O; • CO O'.1' w Ww:• w o' • w Q; =d w. o .zI- Do �0 • w w`. H a.' ' z:. • • Iii N .. _.. •0' Daily: Homes March 20, 1995 JN 95062 Page 14 optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill soils is very important and must be closely controlled during the filling and compaction process. The allowable thickness- of the fill lift will depend on the material type selected, the u� v;. compaction equipment used, and the number of passes made to compact the lift. In no c.) o case should the loose lift thickness exceed 12 inches. The following table presents co w recommended relative compactions for structural fill: Minimum Relative Location of Fill Placement Comm ion; co g a` Beneath footings, slabs, or 95% 0 walkways z w, z o, Behind retaining walls 90% w LU Beneath pavements 95% for upper 12 inches 1p N` of subgrade, 90% below 0 �= that level _ Where: u. _p. Minimum Relative Compaction is the ratio, w Z expressed in percentages, of the compacted dry D. density to the maximum dry density, as determined o~ in accordance with ASTPA Test D 1557 -78 (Modified Proctor). Use of On -Site Soils s If grading activities take place during wet weather, or when the silty, on -site soils are wet, site preparation costs may be higher because of delays due to rains and the potential need to import granular fill. The on -site soils are-generally silty and overly moist, .. and they are thus moisture - sensitive. Grading operations will be difficult during wet weather, or when the moisture content of these soils exceeds the optimum moisture content. The moisture content .of the silty, on -site soils must be at or near the optimum moisture content, as they cannot be consistently compacted to the required density when the moisture content is significantly greater than optimum. . The moisture content of the on -site soils was generally above the estimated optimum moisture content at the time of our explorations. The on -site sand soils could be used as GEOTLCI•i CONSULTANTS, INC. Daily Homes March 20, 1995 JN 95062 ,Page 15 structural fill only if grading operations are conducted during hot, dry weather, when drying the wetter soils by aeration is possible. During excessively dry weather, however, it may be necessary to add water to achieve the optimum moisture content. Moisture - sensitive soils may also be susceptible to excessive softening and "pumping" from construction equipment, or even foot traffic, when the moisture content is greater than optimum. It may be beneficial to protect subgrades with a layer of imported sand or crushed rock to limit disturbance from traffic. Ideally, structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three - quarter -inch sieve. LIMITATIONS The analyses, conclusions, and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soils encoun- tered in the test pits are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed. in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil . samples in test pits. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard,recommendation for all projects. The recommendations presented in this report are directed toward the protection of only the structures from damage due to slope movement. Predicting the effects of development on the stability of slopes is an inexact and imperfect science that is currently based mostly on the past behavior of slopes with similar characteristics. Landslides and soil movement can occur on steep slopes before, during, or after the development of property. At additional cost, we can provide recommendations for reducing the risk of future movement on the steep slopes, which could involve regrading the slopes or installing subsurface drains or costly retaining structures. However, the owner must ultimately accept the possibility that some slope movement could occur, resulting in possible Toss -of- ground or damage to the structures and the facilities around them. GEOTCCIi CONSULTANTS, INC. Daily Homes March 20, 1995 JN 95062 Page 16 This report has been prepared for the exclusive use of Dally Homes and its representatives for specific application to this project and site. Our recommendations and conclusions are based on observed site materials, and selective laboratory testing and engineering analyses. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. We recommend including this report, in its entirety, in the project contract documents so the contractor may be aware of our findings. • ADDITIONAL SERVICES Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the intent of contract plans and specifications, and to provide recommendations for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility . of the contractor. The following plates are attached and complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 5 Test Pit Logs Plate 6 Footing Drain Detail GEOTEC11 CONSULTANTS, INC. 0 } N w, CO wo g J: cli. z � I- O ZF ,w w; D 0: 1- iw w' cx o.: Z: Daily Homes. March 20, 1995 JN 95062 Page 17 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. Respectfully Submitted, GEOTECH CONSULTANTS, INC. [EXPIRES • 10 / 2519s Marc R. McGinnis, P.E. Associate .. James H. Strange Geotechnical Engineer MRM /JHS:jcv cc: Kappler Thomas Harkey Architects - Scott Harkey GEOTECI•I CONSULTANTS, INC. ;:ilk :A „iS.:tA.`...A .H .,': i!..: 3,eL ?is�h.f_.x�'ti -a+i9: .•^u `va Ll.' $ 133RD SOUTHCENTER STRANDER S 167TH ST ST VTS • 172ND 173RD CORPORAT DR N CORPORA DR S PAR&I 4 r PLAZA SEATAC 1 MARRIOTT v n TRI IbIHD R VICINITY MAP 57XX S 152nd PLACE TUKWILA, WA Job No.+ 96082 rx...;t�nm.,.r. tnnm na'ir:...�+�' ten• M1 -. ',+ 1.1aly 7if•', .° g1WM1147471 ?' 5mm Drawing# KAPPLER THOMAS HARKEY ARCHITECTS 550 Kirkland Way Suite 406 Kirkland, WA 98033 (206) 828 -2700 January 26, 1995 Jack Pace, Planning Director c/o Planning Department City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Re: Pyramid Point Apartments Dear Mr. Pace: At the preapplication conference regarding the above mentioned project, it was suggested that the issue of critical areas be addressed early on in the design process. It is my understanding from reviewing the sensitive overlay maps, that there are areas of potential landslide hazards shown within the property boundaries of this proposed project. Generally these landslide areas are located on the southern edges of the site, on or close to the property line. The proposed buildings are well back from the steepest portions of the site. It appears that these steep areas are synonymous with the landslide hazard areas indicated on the overlay map. We understand that by virtue of these hazard areas being mapped within the project boundary, the project may be required to be approved through a PRD process. Because of the visibly minor impact due to the construction of this project, we are requesting a waiver from this requirement with the condition that approved construction requirements are established by a licensed Washington State Geotechnical Engineer. I've enclosed a concept site plan indicating the locations of buildings, parking areas and drives, and topography contours at 2 foot intervals. From my conversations with yourself and Mr. Jimerson, I understand that this process is an administrative process and is relatively simple. Please contact me and confirm the actual process and estimated timeline that we can expect for this resolution of this issue. Sincer. y Scott Harkey, Principal KAPPLER THOMAS HARKEY ARCHITECTS C0195_79.DOC 1 REcEivr- jai 3 G 199h Get T p�VLa•JJ. .w.... —� o . z 6, a:2 Uo U0` 1.3 w W• o. 2 J; =• d 1- W. z�. I- o: z f-; 2D. tuW' I U . rz o`, z; - 0 Z City of Tukwila Department of Community Development August 2, 1995 Scott Harkey KAPPLER, THOMAS, HARKEY 550 Kirkland Way, #406 Kirkland, WA 98033 John W. Rants, Mayor Steve Lancaster, Director RE: Pyramid Pointe Apartments Dear Scott: This is to acknowledge that I have received the revised set of drawings for Pyramid Pointe and your request to pursue a Council PRD hearing following the adoption of a new Comprehensive Plan and development regulations. At the appropriate time, we will schedule the public hearing after completion of the Plan and regulations. In the interim, I will review the set of revised plans and provide you with feedback as necessary. If you have any questions, don't hesitate to call me at 431 -3663. Sincerely, Jimerson ociate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 mm Drawing# 1'1 Pi t f L 1 gg 1�CA.F•�F -' 1 r H O G - SS • i. f . ,) , b . D8te Feb 13, 1995 Number of payee including cover sheet 4 • • • 5.1; ;; To: • ;s r '•. . • 1oi: L•, •• Steve Lancaster y of Tukwila • r • el °���i. •i. Kappler,Thomas Harkey ArChite is • Ik��i:s{ ''!':;i•�I Is' j ,�.�k,.. s,. is .c;,, r. 4i I' ;w..�; , i i ; • • • 558 kI�klani Waiy� Suite li„ • I gip' .Cat r nl�ii'' • ,J t' .. fi • ' • ',Kirkl�Irid, WA: :From: . i. „. •• 4 ECE l . i ''� �• iii ': '' : t r 1 t COMMUNITY'} : .ci nPMENT : t •. i • • '' • Phone , (206) 828 . 2700' . i1=1. • Fax # (206) 828 -2706; , • iFi,; ;' • , 9: , .••• L. .I •1 i R1-MARKS: ❑ , Urgern .CI .For your tevlevt' • ot• • :4 htl:• .i.. • :1 �• . is k•. . i • •k;' , ! . :it :. • I. U: • • t. Lt i j �.�':. • ,. ,,�; i • ttry. . i . i . is „ •: , }. .;i: _�,, t.. ,:, .,;v't ” .):'• • ' . t 'i I ij • .11r li Jf : t s•'it . I i i ,•,, : ..,,,,, is 1 y.• , t lir:;:l ! it;jI li r • . , : .. ,...,. ,..,„;.....„ . r• i ,,, :::. •.. .. i;.:.LITY NOTICE: i; ;: ..<�sf;; ; car =' r ,1;' , i' .� :4+:, ;CONFIDENTIA The materlal'containecnn this FAX transmission Is private,and.contidenfiai`and Intehdedi • i. i i. i. :4 •,.. only for uae by the indIviduais on this sheet. Use <disc as re ,O'41 n distdbutlo or a ia c u `' '70: "' ' °` "'t'"` :r 11 ' ' i; ,, , : � 'IS a ,; „ 1?yl' 9,• 1 n r I' n a• pen tie fint`o�maticn�co'nta�ne�'�••�•i ,j , .: )n this`FAX by anyone other than the Individuals•pai�ne ':P•f�l,'Ibitad.. if you have received this FAX iii'eyror,' ',jeas'e note :us; =;!'' '1 • . I 4 • • Immediately by calling 206 828=2700 and retur "n:Ihe� i in4I'tr'' ns• issipn to us at Than ,r '' •!,,. :. =i= 'I D C, ) �i(.9. 8 ,ni u s the above' address. Thank yd �'',: '• I M1 ' • .J ic4.:041e.Nekt, c.\:,i.,■',,aN4li .• .r a.. ..d.ir� ..nf�i i'fl 4F aYl {L3T • it 1 ,• ! i ; Z 1 w 6 U O: I "IIJIY .. f � L' G 1"‘.. kJ. ►='Y I HSSC'7G . KAPPLER • '� THO • THOMAS HARKEY ►'iI :; ; • ' s ARCHITECTS • ' : : • 550 Kirkland Wad Suite 406 1 ''• 1 4.. 1• ' i Kirkland WA 98033 ? !' :I ' L i ;ilk,. 3 ; .! . '• • (206)'828.2700 ^';. ' i :� ; • +V,,•t•�- :':•••••• is •ti. 1_. •;° :• •'•_• •t • : ' "....1. ebruary .13,1995 !1: • I; .;..;,: , :: Steve Lane ter :('; :; • i ;:.t: '_ `' Director of Planning c/o a _ • :. ;; l.. stn _ ..1 ! ;, ,t ; .City of Tukwila ` °'' ' !. '• if' :,u'. ' : ' 6300 Southcenter Blvd. ! ;4;.: • ;# : , .• : Tukwila. WA 98188 .�I•; ' " f •. • • !1 • •• i? • , •i • •: j •:..: ''•' ReC' Pyramid Point Apartments- 94144 ; .;,...,. '�1: • 11' :••• • • •t .• , t ,, 1 .1 f 'Y ,.; , • • ',II,• r li: ' ! "�i': :' •i ?' , ::i'. ` f nay� : ; • : ' Dear Mr. Lancaster: :10:: ' if 'f'...1;.. ,...i, }.J •': I amthe Architect representing, the ;owners of the Pyramid Point Apartmients. a ate,. . • !! !''• • '' ter •!i •'s.•• ':t:. ;'�'•. . •.. :. •7i' ,'• :. 1., 11 ..m: , ..,. .•, r , .11 ;_: _'.. :currently planning an expansion of, the ezisting projcpt.froit183 units to 4 n,,�oposefd 123 nits.. ,: • t, ' 11 ' ,: : ' ' .,, r I i, j• •1 t.44: 5, 1 .. • ,.1:11.; : ' °`: The proposed plans are designed, around;�meeting all,•of the current btnildin and z inin .,s•' ', •� • •'+ '!•r-'•• •; : ;: • 1.•' : : • ': • 7. Could 63.ixid • 1- C. J. —• 1 J — J 1`1 kJ 14 ▪ • L �F IS 1'" 1-1 S c ■ G _ • information should be reviewed by a professionally trained staff member or a paid .: 'tT {. L :''consultant. I dp not believe that the.individuais on the Planning Cornni s i�pr are qualified to `••• '' ;;r, make technical judgments' aS wuld;.tie,xequilced of them in this case. If the intett •Of:th0 ' i ` is ::'•(:: ; , Planning Commission is to comment, ort, the aesthetic issues as defined in,.1 e. City's Multi- I' :',•:: '' ':i . • • Fairiily Design: Standards, it need .not gocur,again with the Architectural ROview ,Boardy.At ', 'r • worst, I believe that the requh;ement•fai an Architccural•Revicw Board lie nnn Should'be ... C. ` dropped because of it's duplicate nature. '. • • 1.,:!y' • • i•: • 1).4 : _ •: ti • �• t'' : r: ' `.• As you no'doubt understan by now, I'm•concerned about the way this, proccs §:is,moving • • 4 :f; • '' 1 'i . :.i.• : ' ` along. Over the last 18 months,, theenOent owpers of this property have made a;Cpncetytted, ;; '; •E; ` '`''' effort to'i�evitali7..e this housing tproject from: a very marginal environtnent, io• a decent;.a�2nd , ; ' ' '.....;r; ; t'' ▪ respectable place to live. And fn the lglia wrm:planning for this site, it.is„t1C ow ers. Dal to .a E • '' °• r:' contunue ?sihis process by developing new modern apartments. These new homes are d igned i ;'` • ::....,:::.:..!:::25:L . „to i eet and exceed the requirements oli•tbeclty,: By virtue of their coexistence;on :the.Site i;;� n ...:'.41.:'•:* •:4•••••! _ „ ,iii' • • • 3 • ,• ,: 0.4;!:: • 3 :1 :.• - with, older buildings, the enuretprojectcWill,benefit in a positive way. • I'feel,that:it would' be '° i r • ; `. unfortunate to •3, . }• r.. • r _.: • .. t, is : • • .,,' • I have a great,appreciation or the issucs,,and necessary processes that the cityrnuse go . ' throu • to rrotect the interests of. the community:, nd I'm interested o in; i or �4' ' • • �` g1� p i a w, kin�;w�th'ynu to ,••t • find',the most•efficient and,reaspnable ►ay, q, acgomplishing both of our 49' ds on,this.;'•t ;: t:', project.: Please call me.so.that we may;;di,scuss;this further. I'm anxiotis;to mov4, for, r rd. '.? r' ' ; +l�, �' ;• r: tit. 1 .� • , • Y• r • NE' • 'I: Pr IM i Sincerely,• Sc, tt Harkey, P.ri ipal KAPPL.ER"•THQMAS HAxO'Y Al2C.l CTS, uxt.. " };: • • i . •, 1.:,4,?: .j •= ;•• ; 3• , COIW P3.DOC r,3 • • :ii • t• •3: • • , 31 • i • t ce 2. Wes, JU; UO` UU; :COW Lir co WOE. u. a. Z Z ILI Ili': U 0, •O� ;W W u• z . U Z • 1•.._,,.,_.. ✓,... Gr-:- 'iy�;..}�.4.i.el5itsGir1L:"Yxf City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director January 31, 1996 Scott Harkey KAPPLER, THOMAS, HARKEY 550 Kirkland Way, #406 Kirkland, WA 98033 RE: Pyramid Pointe Apartments Dear Scott: This is to follow up on phone conversations I've had in the past couple months with you and an owner of the Pyramid PoinLe project. As you know, the City Council adopted a new zoning map and ordinance for the property. The Pyramid Pointe project is now under one zoning classification - High Density Residential. The maximum density for HDR property is one unit for orrery 2,000 s.f. of lot area. As a result, the project as reviewed by the Board of Architectural Review /Planning Commission does not meet the density standards. I haven't heard back from either you or the owner since I originally provided this information. I am writing this to ask you about the status of the project. If you wish to proceed with a variation of the project, you should contact me to set up a meeting so that we may review the necessary revisions and discuss the appropriate review process. If you do not wish to proceed with this project, I would appreciate a letter to that effect so that I may close out the files. Thank you for your attention in this matter. If you have any questions or comments, don't hesitate to call me at 431-3663. Sincerely, ohn Jimerson Associate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 .,r.� ''i >a�.i SYiir {rYN » °.t:;A-rte.'y.w'G'Ai.; :uwF: 6:r .r. ;d:•..• �:r4i;rc.�t.r,swf✓c vih S: 7d_ v .4.Alu.:S.vl:S.ia:lulira+:cearb • 4, PLANN SIDENTIAL DEVELOPM : • .,•., • :v. ;••• • • •. • ii.;1:•j. 11.•';• ICATI . , . ; :,..:,!' , ..:.II:,-,,,iL... • ,t,...,t4 .:!..,:,'.;:c:i..,'•;; J'S...:!=y.2:..ii". • ,...::i .. ': 6306 Southcenter Be•Olevir41,. Tuiciv-14,. WA -9$7887.1. .....' . ,. . , i . • relephone'(206).431-36i30•„;1! • ..:, • .,:.: • .,...:!: .t II"- ''....4.N9..::;.4.r...41.:"..4.;•'ili, •.' "4.744'4 (Aro T• : • • NAME OF THE ' 0ROPOSEbi DEVELOPMENT: • NT,/i/lEik atbINELLING UNITS: .6tA tiloyl +9 e-ws si ZONING OF'4113JECT SITE: g M • PROECTI4C.A..TION: .(Give street aiiti./e. • • • division; or ta)t lot rturnber, access street, a' 1:' :::i.3.f. • .: '.I,'•'''. ' 'coij: Xt acapt, indicate lot(s), block, and .Su •,. • .7F,,,, i'.; • *.t4,: ilea:test intersection) •. p. IC .,, Quarter : • , Section: ToWtShip:).-3 f\i Range'', • • • • •(This information rimy be If° d tour tax statement) •••• ;. • .': • .. ••..lt . : ....••. I.: 1 .. ...::. • .:Il• ! • .,': . ": 31. : •.•'. : .:'•;: ... • •I' 1 '• 4;. ' • ,:iii ::...!:: . . ,.. : ... 4 1-.. 1 I.,5 ,.. ti.'.,t• :::1: to,..• • • . 2 . 0,i44(e.)1 ::/,•.;:' ..P.'.:. :6Wear• , .1... , re e owner ii, c .. fact pigc aser s o -te property invo ved .. - . .ii., • i.'. it :... • 4n,;tli. iOn..and that the fbogo3.16 •st4feitentS and•ansWers'otitained,Ft thtp •• •• • ; •,,. • , • ....-: - . :....; • -,•,,,,•• '.•:' "It'PpliattOii'ai true and correct to!thiti st.4iity ./otir knOwledgeOid. belief , . ' .• ■• ..! :.:.;. . ...!... • ; “ " • .. ' • • . Date:. 1. • ..241,1 .----7.•„••! •• : .: ....L .. ..., '.1.. . . • . .:.:.; ..... •N: ':-.';... 3.. • . '..i 0 .1.. .CI . . " ' C.. .0 .W 0 .-1 i ...I -.I -0 A G e : e. a i-i ..1. ' c.`;- T `. - • -...,,,, :,. 41, • ,-...,;•...• • • " • •.• • •'• • t - i , .• • ., • • . I ,1 2; x• '' •• • '• ' • • • 641 ;APPLICANT:."'..... g_• P Pt • • .• 046i,v, • Ave- F- • SCA fii-c_S.Wit. Address: 3 3 lte 0 ! r : .. .. . • ' . igOature: • . 77."' r(dow.. -F 1( 1.q. , • ili.• .. , • : .. ..:„ !,:i!.:i; • • .1;, • .Ph net rrhe a licant is the pe son Whotrtihe'S Of contact rega ding the application, an , .F-• - • ., to whOiiiili itotiCes and reports sliall is OritUitless'otherwise stipulated by NopilCart , v: • . . .. • . , ..,. 1„, , • . „.. , .• . .;, . h. I'l . AFFIDAV.Ii 00' 0Wgiit.SHIP . ''• • I'l i.: • ..; ' W'' OWNER '..': 1 ''''.. : ' . •• • i• : I -: : • : .. :s; • i i.i...,•.• V :,•ii . :,..: :.: ii.;: ...:., ....:•:, i;'.• , Address: 33/(a R:t.ki .0 ii. Aii&. F7) Se.4 fife,i IA/A-% 1.501. .T.,:. . . • . . . , , 11.j . .. . 1, 1. : .;•"..i.'. • :I • . •.: ":. ,.1 .,.':'..'...,t !.: :,.‘,s.;:::.,,::. :, :,. : .• .1 . . . .., 1':: ':::..,;•I .•14 .:11.11 '1 • Phone 2g- -70 :2. i. • . ' l .1 I ! ‘ 7 • ••••• : •• ' pROPERTY D . z < 11- • 1.■ Z •IC 6 5 - o • o co 0 (o11.1 WI - i • u_ W0 u. D. a w g. I-0 z w ui 2 n o - • up X b . z Cu u) - 0 17 z • • °P.P APPLI9ATION 11M/MMOAMMMINVIPPOO.11••••••■••■■•••■••••■••••••••••M4*~•••••■ •,• ; Ppgb 2 . 1 .:- . . • : • • • ' ' ' REQUIZTEP, PLEASE EXPLAIN FloW.THE.P.EQUESTED DENSITY BONUS FOR T • r • , t!, •k • I PROPOSAL MEETS TI-IgFOLLOWIN CRItERIA. . . . . .• 1' : : • , .. A. •: ;; At 404 fifen percent of the iiatti'iat-iegetatitin is retained (in ca:ieS‘vheieSigiiiiiCan .: . • :i is.' Stand exit) t) .s. . • - , . .. • ti: • '!. 1;:i,i;': . • ,:* P •,: •':?; -.: :•,:i . i. 8§roNsp,:. ! --rh.p.. nro FDSA, _ '1i ., ,:•• , • a d(-: • (41"1_ (.17 " 't • ;• C.'r • •:5, ;! s: le : +b. A • 40 - ''-f-Dil .. . ,., . • . , .. 1- .: . . . ... i, .. .., . . ...*: : 4)10f.47f-11/1:41.-Aglor_e_.6k. sj 4-c ..• A-V : f.ovirhe.te-r- Lot vtats'. ' 1 .:., .4:4-i wc,i .k.s a.- rvIcL,3 or •ct 1 • • 2.__Ect stivi j v-ede-fri* . • , , I. .., .■ toe. trI-E g • I • 1•11 1. • ,7,:111; , • • 1 . .5.1 • II , . • ' ; . , • . , isineware • A ' 114 - spo 8E1:: t Airic\s ikw j4.2 12t( .s -P-( .41-khcA") .e-AcL5 .1 - • 7auch as vie*s; streams, or other cltaracteristics. ; • • v:AdVantagte taken or enhantelneitisichieyed of unusual or significant slii,te • \ tt.t,t) ')+0 SO(4÷1)\ V anrivICtelltne-7-1,,L VtS I A:e/Aiticii-- Vvirrc ) utfe4( , .: t • . • • • . • • . • •i •••,‘ . • • • i• • 1Q:. • •:••ip• • • .1 ••• ••••••:•;•,1 •i.'•.• • ••••,% •-•,•., • •■••••:1 ' • 1 I. . . .1• .C. Sepa6atikm:0 auto and p edes Wan inOventenV e'specially in or near areas of recreatiOn: „..:..i. • aiK-C-ctil-- 4, Ve..■ . 19 coin J.: ... O. tityh) ti0J41., -1a) • barAgi.a. • 1. 1 • , • • •W .G V -4 .2. I all G BrI.1. 1.4 •• • (' .• • • ...,••••••• 14 •5;. 1• • a• ;:'F D:APPLICATION Page 3, • D.:..: e'verolirne.nt aspects of the PRD coinplenie it the land use policies of the • • •.Coiinirehensive Plan. ee qff rSrONSE:: • ;r iADDrr ) N;IORZVIU LTIPLE- FAMILY'DUNSITY :O11■1USREQUESTS: P. • A va i4:t f. housing types are offered. • R #SPONSE:.. • • • d .4 .? I J ../ 1, ?i .Z 't : 5 3 f7 .L - I - :J'!J W .z re 2. • 0 0' N W =: WO • LL Q . z O ZF-!. 0 H . W H U. • Q • z. U N O z PAD APPLICATION 8.. .i:::.WILL.THE PROJECT 13E COMPLETED IN PI-IASS? E]Yes tZ No i• i • 1:1. :1 •:,, • .. . , :%••• i,.. • . •I: ' '`.... ••• ..••'e .i. • . . . .....i If yes, please deScribe proposed phases andltiine blames. ., •,:. • .. • . i.:. .., omps■••■■140•••••••1111144■■•,.•.1■.■•••■■oromeae. t .1 i ' ' ‘• . . ' . I '. ... ' ..: .$ 1••':: • • • Page 4 ... • • 1 ' • • „1•••••; 7 I • ••••••■•■.*.esNallm.**116.64.4.•■•••, • I • • 4.01....1.1•11•16 ■. • ... i• , .1 h • • '.:. . If no, *That is the proposed start date arid :finish iliate'LLir -t— ' Att US i- 1 .:5•I . . V. ..■t l• 0da..42.1r.e.t.1.9n —ILVL.0.,_f:.....iacisJ_................. . . •‘, - i... ...... 1..• .:.• • ik: !..• .. . •.., .:•, ::. :...,••:••• , .i ...... r•.•••:: •:„.• " ...„. ,::. .: •••, .•:. .,:,:;: v,,s :..i• 4 ,c. • '. •.:... ,,, • . i , 9. ':;..;' PLEASE` DESCRIiIE THE OWNERSHIP PATTE". FOR THE PR .f. -CAA) (0 -c c. (4)1(1 :1 :ay ,..LVI&K___.1/\ ....pA>lej..4. ...., . . . . i :i Y.,:i• , i •4, . 10.•:r; ,PLEASE DriscRinE THE DETAILS 01t!LISTIANY RESTRICTIVE COVENANTS PRO- Tj • i c.rosEptoR TI-IE PROP2CT. (This inust be lincorp tilted into your proposal arid rnay **1;.;;• i ;i ,.. .• ' • ). 1/bnly beiecorcled after review and approval by the ty Attorney and City Council) • • Z:. 41 9.1........*•••••■■•••••••■••••■••••••••••••4•••••••••••••••4••..i..................... • • I.. ' • :e . . 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P . 02 • • •1;1;I • • :si•Ii +• 1,.I,�,L..•J•::5f .. :' ' ;rrl!+' '1{ rift,'"' • • • '50 Pit.rak r. } CI '•N • • Y��Mj•'Y�'*''A,.1!51K.h�.�.. {Y I.1� -, •«r••1••LM1- ..�•!•4- •,t . • :,!.,.r,,. r • c ♦ s.�. r.a ..,..:. .r ..I w. • •1 1•..F:1..I.\.I ir.�l�I w.,x 34141....1.1. {. t` 4, •..•... .! ,.. • • • r.. -..!.. 1............ .. • 7••••• 1•• .•a.. .•.i, •. .._ ;i • ...wl+.- ah�1�•M1... • sl • ii F:wn.R.�C..r•�...1ir.j..•• .. r ..r, ,.r • • Yr!! ai4":' +!nr/7Mri§`*•- wannh+a.•w.+v,'. �••• I. r••... a:..»... v+,•• mve• r. r... w,.. w• rs nww. v.,,.. r•... oenrima�• n•.;- �nw•.•.+ ssz,:` r-• q, nsr ,.u1•!xEw>fit'i?i:p7Q.T,.�,.�, /l.�i�'SSXSYI�Iitb'aA�x,yE� AFFIDAVIT XNotice of Public Hearing Q Notice of Public Meeting Board of. Adjustment Agenda Packet Board of Packet Planning Packet Appeals Agenda Commission Agenda : O Short Subdivision Agenda Packet O Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit O F D I S T R I B U T I O N hereby declare that: 0 Determination of Non - significance fl Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice 0 Notice of Action 0 Official Notice O Other 0 Other was mailed to each of the following addresses on FM)-1 -t1) "fi'vm-s t)1( oo€P--1/1,e Chi WV mil Name of Project t4V!ik l giVA.) Signatur File ~Number LAS- OCAS" p%zi> City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will be holding a public hearing at 8:00 p.m. on June 15, 1995, in the City Hall Council Chambers, located at 6200 Southcenter Blvd. to discuss the following: PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: LOCATION: L95 -0018: Planned Residential Development, Pyramid Pointe Apts. L95 -0011: Design Review, Pyramid Pointe Apts. Charles Laboda for K.D. Associates Planned Residential Development (PRD) and Design Review approval for a 28 -unit addition to an existing apartment complex. 15304 57 Ave. S., Tukwila. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: 'Seattle Times June 2, 1995 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property . Owners, File. 6300 Southcenter Boulevard Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 * ** METROSCAN LABELS Date: 02/14/95 Report: Laser 3 Across Sort: Parcel Number Count: 183 * ** Labels LAVISTA ASSOC LTD PTRSHP 200 W Mercer St #403 Seattle, WA 98119 -3958 Robert & Linda Tjossem P-10522 NE 187th St Bothell, WA 98011 -3016 Tom & Kazue Kato .15419 62nd Ave S Seattle, WA 98188 -2506 Mar.garete Wilson 15249 Sunwood Blvd #A -1 Tukwila, WA 98188 -2443 Edwin & Treloar Burrus 15255 Sunwood Blvd #A -11 Tukwila, WA 98188 -7854 Maureen Anne Clark 15255 Sunwood Blvd #A -21 Tukwila, WA 98188 -7854 Don & Kay Lowman ..15255 Sunwood Blvd #A24 Tukwila, WA 98188 -7854 Gary Cassidy 15255 Sunwood Blvd #A27 Tukwila, WA 98188-7854 MULTI .COMMUNICATIONS INC 402 S 333rd St Federal Way, WA 98003 -6309 c,j,vtiJomt o� RSA ASSOCIATES LIMITED P 444 NE Ravenna Blvd #414 Seattle, WA 98115 -6467 HAMPTON HEIGHTS ASSOC 33430 13th P1 S #300 Federal Way, WA 98003 -6383 .Tony Kato Lvng Trst Doris PO. Box 23669 Federal Way, WA 98093 -0669 Gregory Dewar 15249 Sunwood Blvd #A -2 Tukwila, WA 98188 -2443 Sherryl Gunnels • 15255 Sunwood Blvd #A -12 Tukwila, WA 98188 -7854 Ellen Marquardt 15255 Sunwood Blvd Tukwila, WA 98188 RECEIVED FEB 2 41995 • DEVELOPMENT NORTH HILL APTS INC 85 S Washington St #308 Seattle, WA 98104 -3407 Kenneth & Gloria Levy Family Levy 160 Rio Robles San Jose, CA 95134 -1813 Hisako .Kato 9316 39th Ave S Seattle, WA 98118 -5211 Don Wilson 15249 Sunwood Blvd #A3 Tukwila, WA 98188 -2443 Sharon Pieper 4317 Forest Ave SE Mercer Island, WA 98040 -3911 • Beth & Ensign Stanley #A22 15255 Sunwood Blvd #A -23! -7854 Tukwila, WA 98188 -7854 Donell & Hideko Tekawa 9923 Beacon Ave S Seattle, WA 98118 -5623 Rosa Santos 15255 Sunwood Blvd #A -31 Seattle, WA 98188 -7854 . Eugene & Dona Waage 15255 Sunwood Blvd #A -34 Tukwila, WA 98188 -7854 • Mary Sharon Williamson -6319 9th St E Tacoma, WA 98424 -1486, Clifford Bate Katherine Bate 15255 Sunwood Blvd #A -32 Tukwila, WA 98188 -7854 Gordon Abshire 15255 Sunwood Blvd #A -36 Tukwila, WA 98188 -7854 W O. 0, t,. w F- O • Z 2 D; M p: 0 1-: :11.1 w, LL 0, Z:. L_ 0. H± James Hykes • 15255 Sunwood Blvd #A -37 'Seattle, WA 98188 -7854 Thomas Lee , 15255 Sunwood Blvd #A43 Tukwila, WA 98188 -7854 June Wang • .15203 Sunwood Blvd #B -2 Tukwila, WA 98188 -2443 Luenna Ann Pullman 399 Olympic View Ave NE Ocean Shores, WA 98569 -9552 ..Astrid Harmer. 15209 Sunwood Blvd #B23 Tukwila•, WA 98188 -7855 Martin Overmyer 15209 Sunwood Blvd #B -26 Tukwila, WA 98188 -7855 -Yoshio Shiota 4422 S Myrtle St Seattle, WA. 98118 -3831 Tetsuo Noyama 125 Hanapepe Loop Honolulu, HI 96825 -2109 'Phillip Keller 15209 Sunwood Blvd #B -41 Tukwila, WA 98188 -7855 Lowell & Janet •Bieber 1601 Ten Mile Rd Everson, WA 98247 -9605 Kim Dobbs 14251 58th Ave S Tukwila, WA 98168 -4526 Roger Galicic 3263 S 137th St Seattle, WA 98168 -3963 Beverly Lindemann 15203 Sunwood Blvd #B3 Tukwila, WA 98188 -2443 Joel Davison 21123 SE 137th P1 Issaquah, WA 98027 -8489 _.. Mimi Malgarini • 15209 Sunwood Blvd #.B -24 Tukwila, WA 98188 -7855 Don Tsuboi 11003 SE 60th St Renton, WA 98056 '' Robert Koyamatsu 15209 Sunwood Blvd #B33 Tukwila, WA 98188 -7855 Joan Parish 15255 Sunwood Blvd #A -42 Tukwila, WA 98188 -7854 Patricia Gratton 15203 Sunwood Blvd #B1 Tukwila, WA 98188 -2443 Jose.Valdez -15209 Sunwood Blvd #B -11 Tukwila, WA 98188 -7855 • David Kazumora 15209 Sunwood Blvd #B22 Tukwila, WA 98188 -7855 • Rosalie Delora 8489 Whispering Oak Ln Orangevale, CA 95662 -3867 Terry Pugh 317 Lake Desire. Dr N Renton, WA 98055 Glenda Bang 15207 Sunwood Blvd #B34 Tukwila, WA 98188-2443 Michael & Louise Maley Yoshio & Betty Shiota 15209 Sunwood Blvd #B -36_ __4422 S Myrtle St Tukwila, WA 98188 -7855 Seattle, WA 98118 -3831 Roxanna Walker 15209 Sunwood Blvd #B -42 Tukwila, WA 98188 -7855 David & Susan Bell 15278 Sunwood Blvd #C -11 Tukwila, WA 98188 -7851 Naomichi & Eriko Ono 15209 Sunwood Blvd #B43 Tukwila, WA 98188 -7855 Jill Irene Lunn 15278 Sunwood Blvd #C -12 Seattle, WA 98188-7851 Larry Hulvey 15278 Sunwood Blvd #C -13 Tukwila, WA 98188 -7851 Donald Fuller 15278 Sunwood Blvd #22 Tukwila, WA 98188 -7851 Charles Sandifer Barbara Sandifer 15278 Sunwood Blvd #C31 Tukwila, WA 98188 -7851 Gordon & Joann Elder 15278 Sunwood Blvd #34c Tukwila, WA 98188 -7851 Lynn Radtke 15278 Sunwood Blvd #C14 Tukwila, WA 98188 -7851 Jon Alan Nagasawa 14818 SE 181st St Renton, WA 98058 -9649 Rusalyn Melone 626 W Elm Ave El Segundo, CA 90245 -2956 Kazue Tagami _..15278 Sunwood Blvd #C21 Tukwila, WA 98188 -7851 David &•Sarah Owens 15278 Sunwood Blvd #C -24 Tukwila, WA 98188 -7851 John Dexter 15278 Sunwood Blvd #C -33 Tukwila, WA 98188 -7851 Herb Baylin John Kosich 15266 Sunwood Blvd #D11.. ..---1821 101st Ave NE Tukwila, WA 98188 -7852 ' Bellevue, WA 98004 -2704 -.Kenneth & Dorothy Thynes - .Bonnie Molsberry 15266 Sunwood Blvd #D -21 213 4th St S Tukwila, WA 98188 -7852 Kirkland, WA 98033 -6614 Victor Tarver Carolyn Love 2997 142nd P1 SE #A .Bellevue, WA 98007 -6419 - George Nakamura Marilyn Nakamura 15254 Sunwood Blvd #E -21 Tukwila, WA. 98188-7853 Robert Myers PO Box 163.9 Tehachapi, CA 93581 -1639 :dames' Simonson 1718 41st Ave SW Seattle, WA 98116 -2057. Alice Minster Coday 15236 Sunwood Blvd ' Tukwila, WA 98188 -2444 Geraldine Tarver 15254 Sunwood Blvd #E -11 Tukwila, WA 98188-7853- Walter Hermann Hannelore Hermann 1623 W Anderson St Elma, WA 98541 -9004 Joseph Parente Jr. 15242 Sunwood Blvd #F -11 Seattle, WA 98188 -2444 Marlene Rodriguez 15248 Sunwood Blvd #F22 Tukwila, WA 98188 -2444 Eileen Chikamura 15238 Sunwood Blvd #G -3 Tukwila, WA 98188 -2444 Doris Bassan 15266 Sunwood Blvd #D -31 Seattle, WA 98188 -7852 Henry & Karen Warner 10380 Rainier Ave S ---Seattle, WA 9817.8 -2614 Daniel & Susan Shames David 6817 Seward Park Ave S Seattle, WA 98118 -3451 Robert Fort 15246 Sunwood Blvd #F -12 Tukwila, WA 98188 -2444 Janice Rusk 15234 Sunwood Blvd #G -1 Tukwila, WA 98188 -2444 Carolyn Marie Rolfes 15240 Sunwood Blvd #G -4 Tukwila, WA 98188 -2444• W, 00, W' a 0: J u. a' N1 Z (1 Z �, 1- O Z H; 'la la iO N: ,0 H'.. 'WW X U" IL' 10'. ili Z, Z Ryan Thrower 15232 Sunwood Blvd #H1 Tukwila, WA 98188 -2444 Gerald & Lilian Smith 15226 Sunwood Blvd #H -4 Tukwila, WA 98188 -2444 William & Mary McLean 15230 Sunwood Blvd #H -2 Tukwila, WA 98188 -2444 Christina Gordon 14405 25th Ave SW Seattle, WA 98166 -1014 Richard Hernandez Vern & Glenita Aarhus 15224 Sunwood Blvd #I -21 15220 Sunwood Blvd "Tukwila, WA 98188 -2444 -"Tukwila, WA 98188 -2444 .Michael Steiner.• 15212 Sunwood Blvd #J2 Tukwila, WA 98188 -2444 • Aubrey Haworth 15185 Sunwood Blvd #Aa -11 Tukwila, WA 98188 -7895 Margaret Pertricek • 15185 Sunwood Blvd #A -21 Tukwila, WA 98188 -7895 L.-Ruth Virginia Taisey' 15185 Sunwood Blvd #A31 Seattle, WA 98188 -7895 Joseph & Bertha Hasson 15195 Sunwood Blvd #B11 Tukwila, WA 98188 -7896 Mutual Washington 1201 3rd Ave Seattle, WA 98101 -3000 Catherine Rocchi 15185 Sunwood Blvd #Al2 Seattle, WA 98188 -7895 Michael & Linda Rismondo 15185 Sunwood Blvd #Aa -22 Seattle, WA 98188 -7895 H & Marjorie Painter 15112 104th Avenue Ct E Puyallup, WA 98374 -3703 Perry Gorman 15195 Sunwood Blvd #B -12 Tukwila, WA 98188 -7896 Mary Theresa Lollino Gregory Lew 15195 Sunwood Blvd #B -21 15195 Sunwood Blvd #B -22 7-"Tukwila, WA 98188 -7896 • Tukwila, WA 98188 -7896 Anna Lavelle 15195 Sunwood Blvd #Bb -31 Tukwila, WA 98188 -7896 Eric Miyamoto 11743 36th Ave NE Seattle, WA 98125 -5634 Penny Monahan 15228 Sunwood Blvd #H -3 Tukwila, WA 98188 -2444 Alexis Davison 21123 SE 137th P1 Issaquah, WA 98027 - 8489.' Wayne & Wendy Farmer 15210 Sunwood Blvd #J -1 Tukwila, WA 98188 -2444 Silvia Steed 15216 Sunwood Blvd #J -4 Tukwila, WA 98188 -2444 ('Kathleen Hutchinson 15185 Sunwood Blvd #Aa -13 Seattle, WA 98188 -7895 Erika & Canaday Lochow 15185 Sunwood Blvd #A23 Tukwila, WA 9818:8 -7895' George Soranaka Jr. 15602 139th Ct SE Renton, WA 98058 -7816 Nicholas Kuzovich 15195 Sunwood Blvd #B -13 Tukwila, WA 98188 -7896 Susan Kido 15195 Sunwood Blvd #B -23 Tukwila, WA 98188 -7896 Douglas Joy' E -3540 Mason Lake Dr W Grapeview, WA 98546 Lisa.Jauregui 975 Murrieta Blvd #311 Livermore, CA 94550 -4065 Carol Mathis 15165 Sunwood Blvd #C -21 Tukwila, WA 98188 -7893 ...Gary Henson 15165 Sunwood Blvd #C -31 Tukwila, WA 98188 -7893 .John. P.oetker 15020 -SE 145th P1 •Renton, WA 98059 -7310 Dennis Hostak 15175 Sunwood Blvd #D22 Tukwila, WA 98188 -7894 Leslie Berg 15141 Sunwood Blvd #E11 Seattle, WA 98188 -7891 Nancy Jane Hofferber• 15141 Sunwood Blvd #E22 Tukwila, WA 98188 -7891 Robert McGrath 15153 Sunwood Blvd #F -11 Seattle, WA 98188 -7892 Kathleen Barton 15153 Sunwood Blvd #22f Tukwila, WA 98188 -7892 Carol Richardson 15123 Sunwood Blvd #G11 Tukwila, WA' 98188 -7890 Dorothy Judge 15165 Sunwood Blvd #C -12 Tukwila, WA •98188 -7893 Morgan Simonds 15165 Sunwood Blvd #C -22 Seattle, WA 98188 -7893 Robert Murrell Lee .15165 Sunwood Blvd #C -32 Tukwila, WA 98188 -7893 Paul Hardin 15175 Sunwood Blvd #Dd -12 Tukwila, WA 98188 -7894 Richard Reisinger 15175 Sunwood Blvd #D -31 Seattle, WA 98188 -7894 Steven Autio 15141 Sunwood Blvd #E -12 Tukwila, WA 98188 -7891 John Hammons Jr. 15141.Sunwood Blvd #E -31 Tukwila, WA 98188 -7891 Benny Anderson 3901 56th Street Ct E Tacoma, WA 98443 -2012 - Deborah Chu 15153 Sunwood Blvd #Ff -31 Tukwila, WA 98188 -7892 Richard Burleigh Jr. 10247 Waters Ave S Seattle, WA 98178 -2544 Robert Mays 15165 Sunwood Blvd #Cc -13 Tukwila, WA 98188 -7893 Pamela Stevenson 15165 Sunwood Blvd #C23 Tukwila, WA 98188 -7893 -Lois Marie Logue 15165 Sunwood Blvd #C -33 Tukwila, WA 98188 -7893 Thomas Beatty .15175 Sunwood Blvd #D -21 Tukwila, WA 98188 -7894• Lynne Brady 15175 Sunwood Blvd #D32 Tukwila, WA 98188 -7894 Joan Gessner 15141 Sunwood.Blvd #E -21 Tukwila, WA 98188 -7891 OLD STONE BANK OF WASH • 3605 132nd Ave SE #214 Bellevue, WA 98006 -1333 Thomas & A E Milligan 15153 Sunwood Blvd #Ff -31 Tukwila, WA 98188 -7892 James & Sharon Masterman 15153 Sunwood Blvd #F -32 Tukwila, WA 98188 -7892 Delbert Murphy 15123 Sunwood Blvd #G -13 Tukwila, WA 98188 -7890 00 O cp W }o J' LL Q' co d I- w. 2 Z� Z I— LL! uj- 0; v 176''; Z;. 'Z Ronald Fetter. 1.5123 Sunwood Blvd #Gg -21 Tukwila, WA 98188 -7890 Mark Schueler E' J Koster 15123 Sunwood Blvd #Gg -22 Tukwila, WA 98188 -7890 Jeffrey & Melinda Mikus Lisa Best 15123 Sunwood Blvd #G -31 15123 Sunwood Blvd #G -32 Tukwila, WA 98188 -7890 Tukwila, WA 98188 -7890 Susan Stark - .,5113 Sunwood Blvd #H -11 Tukwila, WA 98188 -2447 - Carolyn Day Seideman 15123 Sunwood Blvd #Gg Tukwila, WA 98188 -7890 Todd & Laura Berry 15123 Sunwood Blvd #G -33 Tukwila, WA 98188 -7890 Jeffrey. Anderson ! ; , Joanne Davis 15115 Sunwood Blvd #H -12 15117 Sunwood Blvd #21 Tukwila, WA 98188 -2447 iL_Seattle, WA 98188 -2447 Sandra Ault Jo Etta Smith .15119 Sunwood Blvd #H -22 15105 Sunwood Blvd Tukwila, WA 98188 -2447 Tukwila, WA 98188 -2447 Julie Marie Lemay •15109 Sunwood Blvd #1i21 Tukwila, WA 98188 -2447 1 • • Jean Dickson 15103 Sunwood Blvd #J -12 Seattle, WA 98188-2447 Barbara Mjelde 15111 Sunwood Blvd #1-22. Tukwila, WA 98188 -2447 Gunnel Brydolf 15102 Sunwood Blvd #K -11 Tukwila, WA 98188 -2446 Hung -Chung & Nancy Ho • Adrienne Theophilus •15108 Sunwood Blvd #L -11 15110 Sunwood Blvd. Tukwila, WA 98188 -2446 .Tukwila, WA 98188 -2446 Alan & Teresa Frank 15128 Sunwood Blvd #Nn -12 Tukwila, WA 98188 -2446 Jacqueline Stratton 15120 Sunwood Blvd #0 -11 Tukwila, WA 98188 -2446 Laura Erwin 15132 Sunwood Blvd Elsie McCart #Pp -11 15134 Sunwood Blvd #Pp12 Tukwila, WA 98188 -2446 Tukwila, WA 98188 -2446 Maria Corzo .15140 Sunwood Blvd #Q -12 Tukwila, WA 98188 -2446 Carolyn Laviolette 15142 Sunwood Blvd Tukwila, WA 98188 -2446 Denise Wilham 45 -784 Pookela St Kaneohe, HI 96744 Henry Nichols 5917 Frances Ave NE Tacoma, WA 98422 -1430 ' Richard & Judy Walker 15104 Sunwood Blvd #K -12 Tukwila, WA 98188 -2446 William & Bonnie Rogers 15126 Sunwood Blvd #B -43 Tukwila, WA 98188 -2446 Marland &Muriel Larson 15122 Sunwood Blvd #012 Tukwila, WA 98188 -2446 William Robert Brownell 1415 Nob Hill Ave N Seattle, WA 98109 -3140 Gloria Alamar Toni Lee Goin 4452 Eastway Dr SE East Port.Orchard, WA 98366 -8804 z OC W U. UO U w 9 cn W 0. Q; - 0 D H- U 00 Z .V _CO; Z ;. Mario Corzo 15148 Sunwood Blvd #R -11 . Tukwila, WA 98188 -2446 .Frances Gariglio 1515,0 Sunwood Blvd #R -12 Tukwila, WA 98188 -2446 James Goers 15154 Sunwood Blvd #Ss. -11 Tukwila, -WA 98188 -2446 Linda Kimura 1.15156 Sunwood Blvd #Ss12 Tukwila, WA 98188 -2446 Paulette Foster 15158 Sunwood Blvd #21s Tukwila, WA 98188 -2446 William Dobson 15160 Sunwood Blvd #S -22 Tukwila, WA 98188-2446 Records .Processed = 187 Dups screened = 4 CRs'Screened = 0 Bad addressees = 0 :Labels produced = 183 a`Od�:::.•mG:Li TO: FROM: DATE: SUBJECT: City of Tukwila John W. Rants, Mayor Department of Public Works MEMORANDUM John Jimerson, Planning Division Joanna Spencer, PW Development Engineer April 18, 1995 Pyramid Pointe Apartments SEPA and BAR Review Activity No. L95 -0011 and E95 -0005 Review Comments The above application was reviewed by Public Works at the plan review meeting. Our comments are as follows: Ross A. Eamst, P. E., Director Ps ,- (7 ' 1 8 1995 DEVELOPMENT Fa, Z 111f Vi O 0 U) 0. WuJ w • 0' J u. Q' co 0. Z Page 3 Item A.10. PSAPCA permit for demolition of existing house. 2 p Page 4 Item B.1.e. Specify area of clearing '0 ; Quantity of both cuts and fills _ W Maximum number of feet cut(lesu"` `� w Maximum number of feet fill u. 'Z Item B.1.g. Provide a detailed tabulation of impervious surfaces with a dimensional U N plan. 0_ F t Page 5 Page 7 Page 8 Item B.1.h. Define temporary erosion control measures A4f44 Item 3.a.1) "NO" is an incorrect answer. The answer should state: "Associated wetland across Southcenter Boulevard to Gilliam Creek is one mile discharge into Green River ". Item 3.c.1) Source of runoff are not catch basins but parking lots and roofs. Surface water will be detained and metered out at pre - development flow rates (25 year /24 hour per K.C. Surface Water Design Manual). Water will flow to city system in Macadam Road. Item 3.c.2) Oils and heavy metals from vehicles Item 3.d. "NONE" is an incorrect answer. Catch basins, bioswales and coalescing plate separators. 5 Show existing utility easements on plan. Maintain )d foot distance between the easement line and edge of new building foundation. Driveways need to be less than 15%. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax (206) 431-3665 •ys..unaz.,.,... VIO N+em9+7t. Memo to John Jimerson Apr. 18, 1995 page two Traffic Public Works recommends that the Pyramid Pointe Apartments expansion project be constructed as shown on the site plan with the following traffic impact mitigation measures: 1. Considering the low number of accidents and the low accident rate at the South 152nd St /57th Avenue South intersection, we recommend that the following improvements be made to the intersection to improve traffic safety: JS /cd A. Remove landscaping obstructions in the southwest corner of the intersection down to the curb elevation. Install a Side Road warning sign (W2 -2) on the eastbound approach to the intersection. Install an Advance Pedestrian Crossing warning sign (W11 -2) on the eastbound approach to the intersection. Install a Pedestrian Crossing warning sign (W11A -2) on the southeast corner of the intersection. Replace the street name sign located in the northeast corner of the S. 152nd St./Macadam Rd. S. intersection to read "S 152ND ST ". No other traffic mitigation should be necessary. Pyramid Pointe development file jimerson.mem ... s. _. :.. • • ••■ 4.• ---.111111111111 N 175,000 'J5 a3 u Cultivated e1d :..•• • ;7, Slga Paved N 174,000 /98.5 / N 174.000 S7. 173.0 1/4 Cor. N 173,525.07 51,650,134. 94 .. 'Fi•F�FYiII(7�ir1�� N 173,000 1220, •7851: Paved N 172,000 N 172,000 1335 \\ SOU7110EN7ER Paved Pareinq 11 Paved N 171,000 11 171,000 ee.0 27 • Sec. Cor. N 171,026.25 E 1,644,763.12 OVERLAP SEC. •26 ..s.14I • 'v •K1 new 23 'PwA 23 AC, • '? �G:.•. 1..x.1 .' ur,v r': • 1'tn Nl Ir11 v 5., t d�•I, .. 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