HomeMy WebLinkAboutPermit 90-01-R - LINARDIC - NORTH HILL OFFICE BUILDING REZONE90-01-R REZONE ZONING CODE AMENDMENT
COMPREHENSIVE PLAN AMENDMENT
COMPREHENSIVE LAND USE PLAN AMENDMENT
5900 SOUTHCENTER BOULEVARD
90-01-CPA
EPIC-21-90
NORTH HILL OFFICE BUILDING
'February 26, 1992
Leon Grundstein
750 6th Street South, Suite 200
Kirkland, WA 98033
SUBJECT: North Hill Office Building, 5900 Southcenter Blvd.
Utility Permit Application (PC No. 89 -399)
Dear Mr. Grundstein:
The Public Works Department has reviewed and hereby approves the site
plan for the subject development with a few changes as noted on the
enclosed plan.
Please contact Denise Millard, Permit Coordinator, at 431 -3672 to
have the following permits prepared for pickup:
City of Tukwila 1 W. Rants, Mayor
Department of Public Works
Channelization /Striping /Signing Permit (Permit
Fee = $25.00)
This covers the work associated with the raised
median on Southcenter Boulevard.
2. Curb Cut /Access /Sidewalk Permit (Permit Fee =
$25.00)
This permit will cover the sidewalk and
driveway work associated with water main
construction. Sidewalk shall be removed to the
nearest joint and driveway replacement shall
meet commercial City Standards. For the
easternmost 'driveway, a maximum width of 14'
will be permitted.
3. Fire Loop /Hydrant Permit (Permit Fee = $25.00)
4. Land Altering Permit (Permit Fee = $183.00)
This fee was calculated using 4,730 cubic yards
as the total measure of land altering activity.
Ross A. Earnst, P. E., Director
6300 Southcenter Boulevard; Suite #100. • Tukwila, Washington 98188 • Phone: (206) 433-0179 • Fax (206) 431-3665
We do not have a current copy of your Landscape and Landscape
Irrigation Plans in our files. Public Works reviews these plans
prior to approving the Landscape Irrigation Permit which is required
on this project.
Please complete the enclosed Non - Residential Sewer Use Certification
and Business Declaration Forms, forward the originals to METRO and
return copies for our files.
Also, enclosed are blank water meter permit forms. Please fill out
the complete Bill of Sale - sides, have them notarized and return to
Arline McCready, that these permits can be.completed for issuance.
You are referred to other City agencies, including the Fire
Department and the Building and Planning Divisions, for other
requirements and approvals which may affect the commencement of this.
work.
The above permits are being issued in accordance with the work shown
on the enclosed approved plan. Any deviations from this plan should
be submitted for additional review and approval prior to
construction.
If you have any questions or need clarification on any issue, please
call me at 433 -0179.
Sincerely,
John A. Piero g'( P.E.
Associate Eng neer
Public Works Department
Enclosures a/s
JP /amc:10:off ice
xc: METRO
Utility Accountant
City Utilities Inspector (w /copy of approved plan)
Permit Coordinator
Development 'File: North Hill Office Building
Read File
This consists of 2,480 cubic yards of cut and
' 2,250 cubic yards of fill (according. to
conversation with Steve Friedman). Excavated
material used as fill on the site is counted
.based on the total of both. The permit fee
breaks down as follows:
Plan Review Fee = $ 30.00
Grading Permit Fee = 153.00
Total $183.00
5. Hauling Permit (Permit Fee = $25.00)
The following documents shall be provided prior
to any hauling activity:
A. A. copy of the Certificate of
Insurance coverage (minimum of
$1,000,000) naming the City of
Tukwila as insured.
B. A $2,000 bond made out to the City
for possible property damages
caused by activities.
C. A map which shows the haul route.
6. Sanitary Side Sewer Permit (Permit Fee =
$170.00)
This fee breaks down as follows:
Inspection Fee = $ 20.00
Regular Connection Charge = 150.00
Total $170.00
There are no special connection charges due to
prior participation in L.I.D. No. 29.
7. Sewer Main (Public) Extension Permit (Permit
Fee = $25.00)
8. Storm Drainage Permit (Permit Fee = $25.00)
9. Water Main (Public) Extension Permit (Permit
Fee = $25.00)
10. Water Meter, 1 1/2" (Exempt - Water Only)
Permit (Permit Fee = $625.00)
11. Water Meter, 1 1/2" (Permanent) Permit (Permit
Fee = $625.00)
There are no special connection charges
associated with this new water service.
CITY OF TUKWILA
l ilrgl51)1• T!!CI. \TE 1017.11 1'. 4lip. '('1 'h'll' /LA, II';I 'I//.\'GTo,\' 0818;
MINUTES
PLANNING COMMISSION /BAR
OCTOBER 25, 1990
a 12061433.1Mw Grr�• 1.. I 'anbr a n. 1/au,,
The meeting was called to order at 6:20 P.M. by Jim Haggerton,
Chairman. Members present were Messrs. Haggerton, Hamilton,
Kirsop, Malina, Gomez, and Flesher. Mr. Knudson was excused.
Representing the staff were Moira Bradshaw, Darren Wilson, Sylvia
Appleton, and City Attorney, John Colgrove.
With regard to the minutes of September 27, 1990, Mr. Flesher noted
he thought the Larry's Market project was passed by a vote of 3 -2
with Messrs. Flesher and Knudson opposed. Subject to that change,
Mr. Hamilton moved to approve the minutes of the September 27, 1990
and October 4, 1990 meetings. Mr. Flesher seconded the motion;
motion passed unanimously.
Moira noted that the City Attorney had read through the document
and made notes on the draft yellow copy (here in -after referred to
as draft) regarding recommended changes. They also reviewed policy
issues which the Planning Commission may want to discuss. She
referred to a memo from herself to the Planning Commission, dated
October 18, 1990.
In reviewing item number one of the memo, Moira stated that a
"Findings" section had been developed which would be included in
the ordinance, but would not be codified. It would provide the
legal basis if there was any misunderstanding as to the intent of
the legislation.
MR. HAMILTON MOVED TO APPROVE THE "FINDINGS" SECTION, TO BE ADDED
TO THE ORDINANCE. MR. FLESHER SECONDED THE MOTION; MOTION PASSED
UNANIMOUSLY.
With regard to item number two of the memorandum, the draft makes
references to parcel, tract, property, etc., and applicant,
developer, owner, etc. For clarification and consistency, John
Colgrove suggested that, where possible, one word be used to
describe a legal lot of record and an applicant. The Planning
Commissioners agreed to use "Legal Lot of Record" in place of
"parcel" and to use "applicant" or "owner" in place of "developer ",
where applicable throughout the ordinance. They also agreed to add
a definition of "applicant" in the definition section utilizing
King County's recent SAO definition section.
Planning Commission /BAR Page 2
October 25, 1990
Item number three of the memo deals with buffer distances. Moira
referred to another memo dated October 25, 1990, which offers
revised language for Section 18.45.040 "SENSITIVE AREA BUFFERS ".
MR. HAMILTON MOVED TO APPROVE THE SECOND "A" AND SECTION "B ", THAT
A 100 FOOT BUFFER WOULD TRIGGER THE REQUIREMENT OF A STUDY. MR.
KIRSOP SECONDED THE MOTION; MOTION PASSED BY A VOTE OF 5 -1, WITH
MR. MALINA OPPOSED.
Moira stated that for item four of the memo, a permit is not
required for all developments which may impact sensitive areas.
Therefore, use or development has been substituted for permit where
mentioned in the ordinance.
With regard to item number five of the memo:
MR. HAMILTON MOVED TO REMOVE THE SECOND SENTENCE OF ITEM NUMBER
ONE, SECTION 18.45.080, USES AND STANDARDS, PAGE 7 AND MARE IT ITS
OWN SECTION; NUMBERING IT 3. AND ENTITLING IT "A REASONABLE USE
EXCEPTION ". THUS, RE- NUMBERING THE FOLLOWING SECTIONS ACCORDINGLY.
MR. MALINA SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY.
In addition, under the same section:
MR. HAMILTON MOVED TO MOVE ITEM "D" OF SECTION 1. AND MARE IT ITEM
"C" OF SECTION 2. BELOW IT. MR. FLESHER SECONDED THE MOTION;
MOTION PASSED UNANIMOUSLY.
In that same section:
MR. HAMILTON MOVED TO ADD THE WORDS "MAINTENANCE AND REPAIR OF" IN
FRONT OF ITEM 1.E. MR. FLESHER SECONDED THE MOTION; MOTION PASSED
UNANIMOUSLY.
With regard to item number six of the memo:
MR. HAMILTON MOVED TO ADD "COMPENSATORY MITIGATION" TO THE
DEFINITION SECTION, AND ADD IT THROUGHOUT THE ORDINANCE WHERE
APPLICABLE. MR. KIRSOP SECONDED THE MOTION; MOTION PASSED
UNANIMOUSLY.
With regard to item number seven of the memo:
MR. FLESHER MOVED TO APPROVE ITEM SEVEN OF THE MEMO WHICH
RECOMMENDS THE USE OF "SENSITIVE AREA STUDY" WHEN REFERRING TO A
STUDY THROUGHOUT THE ORDINANCE. MR. HAMILTON SECONDED THE MOTION;
MOTION PASSED UNANIMOUSLY.
With regard to item number eight of the memo, the Planning
Commission agreed by consensus to ignore number eight and leave the
draft as is.
MR. HAMILTON MOVED TO MARE "DENSITY CREDITS" ITS OWN SECTION AND
CHANGE THE TITLE OF THE GRAPH FROM "DEVELOPMENT FACTOR" TO "DENSITY
CREDITS ". MR. FLESHER SECONDED THE MOTION; MOTION PASSED
UNANIMOUSLY.
Planning Commission /BAR Page 3
October 25, 1990
MR. HAMILTON MOVED TO HAVE THE CITY COUNCIL SET AN APPROPRIATE FEE
FOR AN APPLICANT TO APPLY FOR A REASONABLE USE EXCEPTION. MR.
FLESHER SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY.
With regard to item number eleven of the memo:
MR. HAMILTON MOVED THAT A SENTENCE BE ADDED TO SECTION 18.45.130
WHICH WOULD READ SOMETHING LIKE "THE DCD DIRECTOR MAY REQUIRE THE
BUFFER LINE BE POSTED WITH THE FOLLOWING SIGNS AND WILL DETERMINE
THE SIZE OF THE SIGNS ". MR. KIRSOP SECONDED THE MOTION; MOTION
PASSED UNANIMOUSLY.
With regard to item number twelve of the memo:
MR. HAMILTON MOVED TO APPROVE ITEM NUMBER TWELVE AS WRITTEN. MR.
FLESHER SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY.
With regard to item number thirteen of the memo:
MR. MALINA MOVED TO APPROVE ITEM THIRTEEN AS WRITTEN AND TO INCLUDE
IT UNDER SECTION 18.45, PAGE 4, OF THE ORDINANCE ENTITLED
"INTERPRETATION ". MR. GOMEZ SECONDED THE MOTION; MOTION PASSED
UNANIMOUSLY.
MR. HAMILTON MOVED TO APPROVE THE ENTIRE DRAFT SUBJECT TO THOSE
CHANGES MADE THIS EVENING, AS WELL AS, THOSE PENCILED IN,
GRAMMATICAL CHANGES. MR. KIRSOP SECONDED THE MOTION; MOTION PASSED
4 -1, WITH MR. MALINA OPPOSED.
The Planning Commission's SAO meeting was adjourned at 8:30 P.M.
Mr. Kirsop was excused from the BAR meeting.
The Board of Architectural Review meeting began at 8:40 P.M.
90 - 8 - DR: Dondero Motel
Darren Wilson reviewed the staff report. He reminded the Board
that this was a continuation from the September 27, 1990 public
hearing. Since that meeting, additional material has been
submitted by the applicant. They submitted an irrigation plan,
which the Board had previously requested. Public Works still
needed to review the irrigation plan. The applicant has also
submitted a letter from the landscape architect, indicating the
replacement of the vegetation and larger street trees on South
146th and along the west side of the development. Darren handed
the Board a revised packet for the signage. The signage will
consist of a free - standing sign and a wall sign. At this time, the
applicant has not provided a name for the motel, therefore, the
signs do not indicate the name. The wall sign will be located on
the west side of the motel. The applicant meets the City Sign
Code requirements for both signs. The colors of the signs will
consist of an opaque blue, bordered with white. In conclusion, the
staff would recommend the approval of the signage package as
Planning Commission /BAR
October 25, 1990
submitted.
Mr. Flesher asked if any
landscape plan.
Darren stated that no other
mentioned above.
Page 4
other changes had been made to the
changes had been made other than those
Michael Mohn, Consultant with "Pannell, Kerr, Forster ":
He stated that hotel /motel business's success or failure is
dependent on a number of factors, only one of them being location.
The primary consideration is the market strength. The Sea -
Tac /Tukwila area has strong market strength. We've got a market
which has the ability to sustain properties which have no frontage
at all and no significant signage on Pacific Ave. The potential
for success is very good. He noted that these comments were not an
opinion as to the feasibility of the project, this is an opinion
with regards to market strength.
Mr. Malina asked if the recommendations and conditions from the
last meeting were still binding.
Darren noted that they were, as a decision by the BAR had not yet
been made. He also noted that the dumpster area is adequate to
accommodate a recycling program.
Mr. Haggerton asked if the BAR would have any say as to what name
will be used for the motel, and what will be written on the signs.
Moira noted that the Sign Code does not cover content, only size
and location.
Mr. Haggerton closed the public hearing at 8:55 P.M.
Mr. Haggerton stated that since he missed the public hearing on
this project, he would be voting on it only if a tie - breaker is
needed.
Moira clarified that there was no name for the motel as yet because
the motel is being built to sell to a larger franchise.
MR. HAMILTON MOVED TO APPROVE THE PROJECT, BASED ON THE STAFF'S
FINDINGS, CONCLUSIONS, AND CONDITIONS; WITH THE PROVISO THAT THE
FINAL SIGN DESIGNS WILL BE BROUGHT BACK TO THE B.A.R. MR. MALINA
SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY.
90 -1 -R - NORTH HILLS:
Darren Wilson reviewed the staff report. The applicant is seeking
a rezone from P0, Professional Office, to Cl, Neighborhood Retail.
Planning Commission /BAR Page 5
October 25, 1990
Mr. Wilson stated that there had been a previous rezone in 1984
from RMH (High Density Residential) to Professional Office. Both
the Planning Commission and City Council approved this rezone.
There have been three different developers which have proposed
office developments on the site. On July 5, 1990 the BAR approved
a building design, to be built on the property. A waiver from the
SAO moratorium was received for the rezone process. (Darren handed
out the Comprehensive Plan Map - attachment of the staff report).
Southcenter Blvd. from the S -Line Bridge to Interurban, has been
redesignated from collector arterial to principal arterial. The
rezone from PO to Cl is consistent with the businesses in the area.
The rezone complies with the Comprehensive Land Use map designation
for commercial. The request is supported by Policies One, Two, and
Eight of the Comprehensive Land Use Policy Plan. In conclusion,
the staff recommends the Planning Commission adopt the findings and
conclusions of the staff report and recommend approval to the City
Council for a rezone.
Steven Freeman, 750 6th Street, Kirkland:
He stated that the character and marketability of the site
determine that the only thing that would work there would be a
single level building. Although the building was approved for
office use, it is acceptable for retail and would only require
internal modifications.
Mr. Hamilton asked if the parking requirements were the same for PO
and Cl.
Moira stated that the parking requirements were the same for PO and
Cl.
Mr. Hamilton asked how that would be policed.
Moira stated that a tenant improvement or business license would
not be approved if it did not meet the parking requirements.
Mr. Haggerton asked the types of tenants they were looking to lease
to.
Mr. Freeman gave examples such as video rental, dry cleaner pick
up, things that would be compatible with a multi - family use.
Mr. Malina asked about the screening of mechanical equipment on the
roof top.
Mr. Freeman noted that it was determined at the BAR meeting for the
building, that a pitched gable would be used for a roof design, and
the equipment would sit below this. One of the conditions of the
Planning Commission /BAR Page 6
October 25, 1990
BAR was that there would be no additional mechanical units.
Mr. Malina asked if a retail tenant were to lease the space, which
in turn would cause a change in the parking design, would that
design change have to come before the BAR.
Moira responded that it would be up to staff, depending on the
extent of the design change.
Mr. Malina asked how the fire entrance and turn - around would be
affected if the parking situation were to change.
Moira stated that the Fire Department would have to approve any
change if it were substantial.
Mr. Malina asked if the BAR could make a recommendation of a fenced
in area that would require them to put in a feasible area for a
recycling program rather than one large dumpster.
Moira said that the BAR could pose a condition that all refuse
disposal areas be screened appropriately. If and when the City
adopts a recycling program, that condition could come into play.
Ed Linardic, 1836 Westlake Ave. N., Suite 204, Seattle:
There is one basic ramp which brings people up to the building, and
one sidewalk. We are not changing the way people get into the
building. The building design which was approved in July will not
change at all.
Mr. Haggerton closed the public hearing at 9:55 P.M.
Mr. Malina asked if Public Works has had any input as to traffic
implications from changing from a PO to a Cl zoning.
Darren noted that the applicant had provided a traffic analysis and
Public Works didn't see a significant change.
MR. MALINA MOVED TO RECOMMEND APPROVAL OF THE REZONE BASED ON THE
STAFF REPORT'S FINDINGS AND CONCLUSIONS. MR. FLESHER SECONDED THE
MOTION; MOTION PASSED UNANIMOUSLY.
During the Director's Report, the Planning Commission agreed to
meet at 6:00 P.M. on December 13, 1990 for a workshop regarding
Multi- Family Standards.
Mr. Haggerton adjourned the BAR meeting and re- opened the Planning
Commission's workshop on the SAO.
Planning Commission /BAR
October 25, 1990
Mr. Haggerton adjourned the meeting.
Respectfully Submitted,
Sylvia Appleton
Page 7
For the record, Jack Flesher wanted his concern with Section
18.06.185, page 2 of the draft noted.
MR. HAMILTON MOVED TO LEAVE THE WORDS, "A PREVALENCE OF IN THE
ORDINANCE, WHERE IT HAD PREVIOUSLY BEEN DELETED, FROM SECTION
18.06.938, PAGE 2. MR. FLESHER SECONDED THE MOTION; MOTION PASSED
UNANIMOUSLY.
COMPREHENSIVE LAND USE PLAN AMENDMENT
COMPREHENSIVE PLAN AMENDMENT
CITY OF TUKWILA
6200 SOUTHCENTER BOULEVARD. TUKWILA, WASHINGTON 98188
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
SERA
DETERMINATION:
ATTACHMENTS:
STAFF'REPORT
TO THE PLANNING COMMISSION
Prepared OCTOBER 19, 1990
PHONE # (2061 433.1800 Cary L. VanDuscn. Mayor
October 25, 1990
90 -1 -R North Hills Office Building
Ed Linardic
Rezone from P -0 (Professional Office) to
C -1 (Neighborhood Retail)
5900 Southcenter Blvd.
1.75 Acres
Commercial
P -0 Professional Office
MDNS Issued on October 1, 1990
A.
B.
C .
D.
Ordinance and Findings & Conclusions
from 84 -11 -R NorthHills Office Rezone
Vicinity Comprehensive Land Use Map
(to be submitted at meeting)
Vicinity Zoning Map
Site Plan
Staff Report 90 -1 -R
page 2
VICINITY /SITE INFORMATION
BACKGROUND
FINDINGS
1. Existing Development:
There are no existing structures on the property.
2. Surrounding Land Use: To the west is the Arco service
station /Mini -Mart, to the east is vacant land, to the north
above the site is the North Hills Apartments and to the
south is Southcenter Boulevard, I -405 and the Southcenter
Mall.
3. Terrain: Due to previous grading activities, the site
contains two "separate level benches" stepping up the hill
with the northern portion of the site containing the steep
slopes and remaining vegetation.
4. Vegetation: Previous grading activities on the site have
stripped the vegetation except for the northern portions of
the site which contains steep slopes with an average grade
of 13.5 percent.
5. Access: This site has direct access from Southcenter
Boulevard. The access is shared with the North Hills
Apartment residence and the AM /PM Mini -Mart.
On April 26, 1984, a request for a Rezone (file no. 84 -11 -R) for
this property was requested by Don Moody, President of Western
Pacific Properties. He requested a rezone from RMH (High Density
Residence) to P -0 (Professional Office). The Planning Commission
recommended approval and the City Council approved the request.
Attachment A contains the Ordinance and the Findings and
Conclusions from the rezone decision.
Since 1984, there has been three different design proposals for
this site. The last project was approved by the Board of
Architectural Review on July 5, 1990 for an office building.
Attachment D, reflects the approved site plan.
On June 18, 1990, the City Council approved the applicants
request for a waiver from the sensitive areas moratorium so that
the rezone request could be processed.
Staff Report 90 -1 -R
Page 3
REZONE CRITERIA
The burden of proof in demonstrating that the change is
appropriate lies solely upon the proponent. Generally, the more
dramatic the change, the greater will be the burden of showing
that the proposed change is in conformance with the Comprehensive
Plan as implemented by the Zoning Ordinance. The proponent must
show in a clear and precise manner why the rezone application
should be granted. The 3 rezone criteria contained in the Zoning
Code and 3 criteria based upon case law are shown below in bold,
along with applicant and staff discussion of relevant facts.
TNC 18.84.030 (1) The use change in zoning requested shall be in
conformity with the adopted Comprehensive Land Use Policy Plan,
the provisions of this title, and the public interest;
Applicant's Response
"While perhaps not unforeseen, rapid multi - family growth in the
immediate area of our proposal has created a need for adjacent
public services."
Staff's Response
The Comprehensive Land Use Plan designates the property as
Commercial. The request is to rezone the property from P -O
(Professional Office) to C -1 (Neighborhood Retail.) Policy #1 of
the Comprehensive Plan states:
Policy 1. Encourage the grouping of uses which will
mutually and economically benefit each other
or provide necessary services.
"Most business land uses, when grouped, complement one
another since the cliental drawn to one will generally
frequent others. Advantages are also present for the
grouping of warehouse or industrial areas. This policy is
intended to encourage this planned grouping of complementary
uses and thereby maximize the drawing power or reputation of
each grouping. This concept could minimize business
failures and promote prosperity in the business community."
(page 60)
Policy #2 of the Comprehensive Plan states:
Policy 2. Allow for the location of new commercial and industrial
areas and the expansion of existing ones when this
expansion is compatible with surrounding land use and
not detrimental to the public welfare.
Staff Report 90 -1 -R
Page 4
"Just as the City strives to provide land for the location
of new business, so should it provide the opportunity for
existing businesses to expand. Due to Tukwila's location,
transportation systems, level land and local services, the
City is an attractive area for the location of commerce and
industry. The City has vacant lands that can accommodate
additional location of new business or the relocation or
expansion of local businesses." (page 60)
Policy #8 of the Comprehensive Plan states:
Policy 8. Encourage a diversity of business uses to promote
maximum occupancy.
"As the economy fluctuates, various segments of the business
community are helped or hindered more than others. This
policy encourages diversity of business uses to promote
maximum occupancy in order to avoid vacant non - productive
building. Vacant buildings slow down the flow of property
tax collections and adversely affect the City and property
owner's ability to do financial planning." (page 62)
The polices encourage the grouping of uses which will mutually
and economically benefit each other or provide necessary
services. This area functions as a self contained commercial
node, the rezone request would enlarge a relatively small
regional and neighborhood retail site.
TMC 18.84.030 (2) The use or change in zoning requested in the
zoning map or this title for the establishment of commercial,
industrial, or residential use shall be supported by an
architectural site plan showing the proposed development and its
relationship to surrounding area as set forth in the application
form;
Applicant's Response
"Please see attached site plan."
Staff's Response
The proposed 9,640 square foot, 1 -story building received Board
of Architectural Review approval with conditions on July 5, 1990.
(Attachment D)
TMC 18.84.030 (3) When the request is not in agreement with the
Comprehensive Land Use Policy Plan, the applicant shall provide
evidence to the City Council's satisfaction that there is an
additional need for the requested land classification.
Staff Report 90 -1 -R
page 5
Applicant's Response
"Following per City of Tukwila Comprehensive Land Use Policy
Plan;
Goal 1; It would seem in the best interest of public welfare to
offer public services in the form of general retail /commercial
easily accessible (within walking distance) to a multi - family
core. Goal 5; In response to extreme topography, we have recessed
our building into the sites hillside. Goal 6; With the viable
Dennys and Arco developments to the west, our proposal follows a
local land use pattern that is balanced in supplying a demand.
Goal 8; Please see Goal 6 response above in commercial
development, effective location with efficient user access will
determine whether a business will succeed or fail. Dennys and
Arco remain very viable businesses."
Staff's Response
The request is in conformance with the Comprehensive Land Use
Policy Plan Map designation of Commercial. However the applicant
has not provided evidence as to the need for additional land to
be zoned C -1.
(4) Significant changes have occurred in the character,
conditions or surrounding neighborhood that justify or otherwise
substantiate the proposed rezone.
Applicant's Response
"Rapid multi - family growth in the immediate region has created a
need for adjacent public services, in the interest of viable
business practice which in turn will serve the public welfare. We
are proposing an attractive, well scaled 9,640 square foot
commercial structure."
Staff's Response
In 1986, then adjacent site did receive a Comprehensive Plan Map
change from High Density Residential to Office and a rezone from
R -4 (Low Apartments) to PO (Professional Office). The site of
the rezone (File numbers 86 -65 -CPA and 86 -66 -R: Kato) fronts on
62nd Avenue South, is located above the subject site and remains
developed with a single family home.
The road classification for Southcenter Boulevard from the "S"
line bridge to Interurban Avenue S. has changed form collector
arterial to principal arterial.
(5) The proposed rezone is in the best interest of the public
health, safety, and welfare as compared to the hardship, such as
diminution of property value, imposed on the individual property
owner.
Staff's Response
Staff Report 90 -1 -R
page 6
Applicant's Response
"Please see #1 above. Our proposal serves the public welfare in
answering a need. Office demand has leveled off, therefore, the
only hardship in this case would be returning to a larger office
structure."
The request for C -i from P -0 is consistent with the Comprehensive
Land Use Policy Plan Map designation. The C -1 (Neighborhood
Retail) would be an extension of the existing adjacent zoning.
The subject site is also compatible topographically and visually
with the adjacent commercial development.
(6) The unimproved subject property is unsuitable for the purpose
for which it has been zoned, considered in the context of the
length of time the property has remained unimproved and land
development in the surrounding area.
Applicant's Response
"Please see #1 above Re: Land Development, and item #2 above Re:
Office Use. Additionally, this particular site is small and
steep, much better suited to commercial use requiring glazing on
the street side only, versus office which typically requires
glazing on all sides."
Staff's Response
The topography of this parcel separates it from the adjacent
office and residential areas. The commercial business node along
Southcenter Boulevard is adjacent to the subject site which
shares the same driveway or access to Arco -Mini Mart.
This parcel has been zoned P -O (Professional Office) since 1984.
All sites within the P -0 districts along Southcenter Boulevard
are fully developed with the exception of the subject site and
the 1986 Kato rezone site.
CONCLUSIONS
Staff conclusions are summarized below under the six criteria.
1. The rezone request conforms with the adopted Comprehensive
Land Use Policy Plan Map which designates the site as
Commercial.
2. The applicant has provided a site plan, approved by the
Board of Architectural Review on July 5, 1990.
Staff Report 90 -1 -R
page 7
3. The request is in conformance with Policy #1 (page. 60) of
the Comprehensive Land Use Policy Plan since the rezone will
be an expansion of the neighboring commercial zoning
district. The new commercial site will provide economic
opportunities that could mutually benefit the existing
business and the new business will benefit from the
neighboring ones.
This request also complies with Policy #2 (page 60) of the
Comprehensive Land Use Policy Plan because the expansion of
the existing commercial area is compatible with the
surrounding land uses•and will not be considered detrimental
to the public welfare.
4. The request is in conformance with the Comprehensive Land
Use Policy #8 (page 62) the C -1 zone will allow a greater
diversity of businesses on the site either commercial or
office because of Tukwila's cascade zoning. This will
promote maximum occupancy of the new building , the ability
for expansion of new businesses, and the expansion of
relatively small commercial area.
5. The request would allow opportunity for business
diversification due to the cascading nature of the City's
zoning Code and would be an expansion of an existing
Commercial area.
6. The parcel is physically separated by the steep slopes from
the residential development to the north and office
development to the east. The site is suitable for which it
is zoned, the site has remained undeveloped for a relatively
short time as P0.
RECOMMENDATIONS
The Planning Staff recommends that the Planning Commission adopt
the findings & Conclusions of the staff report and recommend
approval of the request from PO to C -1.
LCM /clh
8501110391
CITY OF TUKWII
WASHINGTON
ATTACHMENT A
ORDINANCE NO 1.739
AN ORDINANCE OF THE CITY OF TUKWILA, WASHING-
TON, AMENDING THE OFFICIAL ZONING MAP ADOPTED
PURSUANT TO SECTION 18.08.030 OF THE TUKWILA
MUNICIPAL CODE BY RECLASSIFYING CERTAIN PROP-
ERTY WITHIN THE CITY KNOWN AS THE NORTH HILL
REZONE PROPERTY FROM HIGH DENSITY MULTIPLE
RESIDENCE (RMH) TO PROFESSIONAL OFFICE (P -0).
407.91 B
WHEREAS, the Tukwila Planning Commission conducted a
public hearing for the purpose of considering a proposal to revise
the zoning classification of certain property from high density
multiple residence (RMH) to professional office (P -0) known as the
North Hill Rezone, City File No. 84 -11 -R, and at the conclusion of
said hearing and after deliberations upon the proposed rezone the
Planning Commission forwarded its recommendation to the City
Council, and
WHEREAS, the City Council also conducted a public
hearing on the proposed zoning map amendment which was held on
November 26, 1984, and at the conclusion of said hearing having
determined that the proposed zoning map amendment should be made,
and
WHEREAS, the City's Responsible Official has determined
that the proposed zoning map amendment will not result in signi-
ficant impacts upon the environment and a final declaration of
nonsignificance has been issued, now, therefore,
THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO
ORDAIN AS FOLLOWS:
Section 1. The City's' official zoning map adopted pur-
suant to Section 18.08.030 of the Municipal Code is hereby
amended by revising the zoning classification of certain property
within the City described on Exhibit A, attached hereto and incor-
porated herein by this reference as if set forth in full, commonly
known as the North Hill Property, City File No. 84 -11 -R, from high
density multiple residence (RMH) to professional office (P -0).
Section 2. The findings and conclusions of the City
Council with respect to the zoning map amendment implemented by
this ordinance are attached as Exhibit B and are incorporated
herein as if set forth in full.
Section 3. The City Planning Director is hereby
instructed to revise the City's official zoning map in accordance..
with Section 1 of this ordinance.
Section 4. This ordinance shall be in full force and
effect five (5) days after passage and publication as provided by
law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, at a regular meeting thereof this 17th day of
December , 1984.
ATTEST /AUTHENTICATED:
CITY 'CLERK, MAXINE ANDERSON
APPROVED AS TO FORM:
OFFICE OP' THE CITY ATTORNEY:
BY
FILED ITH THE CITY CLERK: 5/9/84
PASSED BY THE CITY COUNCIL: 12/17/84
PUBLISHED: 12/26/84
EFFECTIVE DATE: 12/_31_/84
ORDINANCE NO. 1339 V
APPROVED:
Y L. VAN DUSEN
EXHIBIT A TO ORDINANCE 1339
THAT PORTION OF LOT 11 OF INTERURBAN ADDITION TO SEATTLE, AS PER VOLUME 10
OF PLATS, PAGE 55, RECORDS OF KING COUNTY, LYING NORTH OF THE NORTHERLY
LINE OF PRIMARY STATE HIGHWAY ROUTE 1, AS CONVEYED TO THE STATE OF
WASHINGTON, BY DEED RECORDED UNDER RECORDING NO. 5473599;
EXCEPT THE EAST 450.86 FEET AND THE NORTH 255.03 FEET THEREOF;
SUBJECT TO AND TOGETHER WITH EASEMENTS AS RECORDED IN KING CO. A.F.
#6007217 AND #7502130412, RESTRICTIONS AND RESERVATIONS OF RECORD, IF ANY.
SITUATE° IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WA.
CO
EXHIBIT B TO ORDINANCE NO. 1339
Findings & Conclusions of Tukwila City Council
Concerning the North Hill Associates Rezone
I.
FINDINGS
A. Western Pacific Properties is proposing to develop a three
story office building consisting of approximately 14,500
square feet on the vacant property immediately east of the •
existing Arco AM -PM Mini Mart at approximately 5900 South -
center Blvd. Currently, the property is being utilized for
an informal parking lot. In order to accomplish the proposal
the applicant is requesting rezoning of the property from the
existing zoning of High Density Multiple Residence (RMH) to
the Professional Office (P -0) zoning classification. The
,4 property which is the subject of the rezone request consists
09 of approximately .87 acre of a 1.94 acre parcel owned by
CI the applicant.
• B. Board of Architectural Review of the specific design of the
G building and site plan will occur subsequent to the final
U5 action on the rezone.
C. The Comprehensive Land Use Plan Map designate the subject
property "Commercial" without specific development considera-
tions.
D. A Final Declaration of Nonsignificance was issued for the
proposal.
E. The property adjacent to the subject property on the west is
zoned Local Retail (C -1) and is designated "Commercial" with-
out special development considerations by the Comprehensive
Land Use Plan Map. The property immediately to the north of
the subject property is zoned Multiple Residence High Density
(RMH) and is designated by the Comprehensive Land Use Plan
map as high density residential without special development
considerations. This property is also owned by the appli-
cant. The property to the east of the subject property is
also designated high density residential without special
development considerations._ The present zoning of this prop -
erty is Low Density Apartments (R -4). The subject property
is bordered on the south by Southcenter Boulevard which is
adjacent to the 1 -405 freeway.
F. An Arco Mini Mart has been constructed on the property adja-
cent to the subject property on the west. Other adjacent
properties are undeveloped. An office building development
is located to the east of the easterly abutting property.
G. A hillside and retaining wall are located at the northern
end of the subject property. The remainder of the subject
property was excavated some time ago and is presently rela-
tively flat.
II.
CONCLUSIONS
A. The proposed zoning reclassification is in conformity with
the City's Comprehensive Land Use Policy Plan, the provisions
of Title 18 of the Tukwila Municipal Code and in general will
serve the public interest. Specifically, the proposed
reclassification is consistent with the following goals and
• policies of the Comprehensive Land Use Policy Plan:
•
•
A.4
r•
itt
1. General Goals: Goals 1, 5 and 6 (pages 12 and 13).
2. Natural Environment: Goals 1, 2 and 3 (page 15); Objec-
tive 1, Policies 1 and 3 (page 24); Objective 3 (page
25); Policies 1, 2, 3 and 4 (page 26); Objective 6 (page
28); Policy 1 (page 29); Objective 8 (page 30).
3. Open Space: Goal 1 (page 16); Policy 1 (page 34).
4. Commerce /Industry: Goals 1, 2 and 3 (page 18); Objec-
tive 1, Policies 1 and 2 (page 60); Objective 3,
Policies 1 and 2 (page 64); Objective 4 (page 65);
Policies 1, 2 and 3 (page 65); Objective 6, Policies
1 and 3 (page 67).
B. The proposed zoning reclassification has been supported by
submittal of architectural site plans showing proposed devel-
opment and its relationship to surrounding areas. The pro-
posed development is consistent and compa; with surround-
ing zoning and development, including the multi - family devel-
opment to the north, as a result of natural separation pro-
vided by the hillside to the north of the property, scale of
the proposed development, access points and proposed land-
scaping.
C. The proposed reclassification is compatible with the City's
Comprehensive Land Use Policy Plan. The applicant is there-
fore not required to demonstrate need for the request pur-
suant to Section 18.84.030(3) of the Tukwila Municipal Code.
• D. The proposed office development will result in less traffic
impact than multi - family development under the existing
zoning.
- 2
May 29, 1984
7:0O P.M.
CALL TO ORDER
and
PLEDGE OF ALLEGIANCE
ROLL. CALL
OFFICIALS IN
ATTENDANCE
REPORTS
Mayor
Dwayne Traynor
Civil Service Com.
Proclamations:
Recreation & Parks
Month and ABWA
Education Month
Grady Way Bridge Bids
Amend Agenda,
Highline Incorporation
Urban Design Study,
Phase I
PUBLIC HEARING
Western Pacific
Property Rezone
Request
TUKWILA CITY COUNCIL
COMMITTEE OF THE WHOLE
Tukwila City Hall
Council Chambers
MINUTES
Council Prs.Phelpscalled the Committee of the Whole Meeting
to order and led the audience in the Pledge of Allegiance.
LIONEL C. BOHRER, MABEL J. HARRIS, DORIS E. PHELPS, Council
President, JOE H. DUFFIE, EDGAR D. BAUCH, WENDY A. MORGAN,
CHARLES E. SIMPSON.
JIM HANEY, City Attorney; MAXINE ANDERSON, City Clerk; BRAD
COLLINS, Planning Director; PATRICK LOWERY, Crime Prevention
Officer; D0N MORRTSON, City Administrator; DON WILLIAMS,
Parks and Recreation Director.
Mayor Van Dusen administered the oath of office to Dwayne
Traynor who will replace Steve Phelps as a member of the
Civil Service Commission.
Mayor Van Dusen read two proclamations, one declaring June as
"Recreation and Parks Month" in the City of Tukwila and the
other proclaiming May, 1984, as "ABWA Education Month" in
Tukwila.
Washington State officials estimated the cost of Grady Way
Bridge Construction to be 6.1 million dollars. The low
bidder bid 4.8 million dollars. Under this proposal, the
City's share will be $500,000.
MOVED BY BOHRER, SECONDED BY SIMPSON, THAT ITEM 7C, HIGHLINE
INCORPORATION, BE ADDED TO THE AGENDA. MOTION CARRIED.
Brad Collins, Planning Director, reported that the con-
sultants have met with the Planning Commission and the
Economic Development Committee of the Chamber of Commerce and
discussed Phase I of the Urban Design Study. The consultants
are continuing to analyze the information and will have the
draft ready for staff the first part of June. It should beon
the Council agenda for June 11. Council Member Morgan asked
to have a summary of the Urban Design Study process given
to the Community Affairs Committee.
Council President Phelps declared the Public Hearing on the
Western Pacific Property rezone request open and asked for
any comments.
Brad Collins reported that the Planning Commission, at their
April 26, 1984, meeting recommended approval by the City
Council of the subject rezone. Upon advise of the City
Attorney, the Planning Commission adopted Findings and
Conclusions. The conclusions state: (1) The proposed pro-
fessional office zoning classification is consistent with the
Comprehensive Land Use'Policy Plan; (2) The scale of the pro-
posal and location of the property clearly establishes the
desireable relationship of the development to the surrounding
multiple family zoning; (3) The request is compatible with
the Comprehensive Plan.
Mr. Don Moody, President of Western Pacific Properties, 514
10th Avenue West, Kirkland, Wash., offered to answer
questions for Council. Mr. Moody noted the access to the
property is more than 200 feet from the S -Line Bridge (over
TUKWILA CITY COUNCIL, COMMITTEE OF THE WHOLE
May 29, 1984
?age 2
PUBLIC HEARING - Cont.
Western Pacific 1-405 to Southcenter). The access was put here in case the
Properties Rezone adjacent property needed access and the entrance on the west
Request is to the Arco Station. This would spread the traffic
entering onto Southcenter Blvd. The building would be 15,000
square feet.
Councilman Bohrer asked to have a staff analysis of the
access and its relationship to the adjacent piece of property
when it comes back to Council. He asked about access to the
northern portion of the property.
Mr. Moody said that there is an access on the east side,
however, it is not ideal and they would have to come before
the City before they could develop the property. At this
time, there are no plans to develop that property. A pro-
fessional office building creates the least impact,isthe most
positive image for the City and is realistic from an economic
standpoint for the developers.
Council President Phelps asked about the drainage. Mr. Moody
said they know they have to meet all drainage requirements
before they can get a building permit. He said that they
have planned for a reasonable amount of on -site parking and
did not want to mix the building parking with the Arco
Station or Denny's Restaurant.
Councilman Duffie expressed concern about the additional
traffic this would create. Mr. Moody said there would be 37
cars in total. Usually traffic from a building like this
would leave over a period of time. A professional office
building would blend better with the traffic in the area than
a multi - family development which the property is now zoned
for.
Council President Phelps said the drainage problem concerns
her and also the cut into the north slope. Mr. Moody said
the complex is designed to not go into the toe of the slope.
Mr. Collins clarified that the Planning Commission recommen-
dation is to rezone back to the 175 foot line. Staff, in
reviewing the traffic and the access questions, are
requiring that an analysis be completed prior to building
permit review. A variance has been granted on the front yard
landscaping requirement for this property.
Council President Phelps said the option of opening up the
westerly portion of the parking lot to allow traffic to go
east or west should be considered as part of the traffic
analysis.
There being no further comment, Council President Phelps
closed the Public Hearing.
MOVED BY BAUCH, SECONDED BY DUFFIE, THAT AN ORDINANCE BE
PREPARED CONSIDERING THIS REZONE AND THAT IT BE ON AN AGENDA
APPROVED BY THE COUNCIL PRESIDENT.*
Councilman Bohrer asked to have the report on the access to
this property and adjacent ones and a copy of the Planning
Commission Meetings provided for Council.
*MOTION CARRIED.
...
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GRUNSTEIN
5th Ave S. # 200
Land, Wa. 98033
LEON
,,.,,)NORT FiWESTERN
(. L � •
TM
1. PLANNING DEPT
No further information available.
A Minnesota Title Company
, SUPPLEMENTAL REPORT
1111}1G� r 4� 1�10 NT No. 38851
JUL 17 1990 Your No.
Ci Y ur I tLA
a supplemental_title report covering cha ages since our report
, 19, , at M.
lowing information affects the title to the property covered by our preliminary report, but is no
sent a complete report to date.
Please Note in reference to ]paragraph No 10:
No. i
Reference: KATO
GRUNSTEIN
6th Ave S # 200
;.and, Wa. 98033
1; LEON
SUPPLEMENTAL REPORT
NT No. .
_. XoRt .No:
No.
38851
Reference:
is a supplemental title report covering changes since our report
, 19 . at M.
following informationaffects the title to the property covered by our preliminary report, but is Tic
present a complete report to date.
=graph No.13= has been emended to read as follows:
Matters dependent upon inspei:tion of the premises have been cleared
for ALTA Mortgagee's Policy, except as follows:
We will reinspect and report on clearance of encroachments and
remaining ALTA questions upor. being advised that foundation
forms are in place.
GRANT OP CASEMENT
Dated this ,A7 T' � 4 . day of January, '1574.
1;1 %setae lax Not Required
RCA V. $ 4 Co. C ROM By •
C, • Nty
COURTESY 06
NORTHWESTERN TITLE CQ.
, (206} 825.1952 •
, KNOW Att MAN OV THESE PRESENCKs
Lj
hostaurena Industries, xnc.,,ar corporation, the Grantor,
for valuable consideration, the receipt of which is hereby
acknowledged, does hereby grant' ynto4Ony 6.' Kato and DoUSO 14.'
Kate, husband and wife; an easement over and across a parcel of
land located in Tract 35 o!: Aro*kval. Garden Tracts, as per plot
recorded in Voiumc 10 of Plats on pegs 47. Records of King County,
•'� washington, and of the unplatted strip of land sdloining on the
East, lying between the East line of said Tract'35 (said Cast
lino being also the Cast line of the Southwest 1/4 of Section 23,
Township 23 North, Mang* 4 East, N.M.) and the West line of the
Interurban Addition A$ per plat recorded in Vole a 10 of Plats,
on palls 55. records of said county, deaoribod ass
aeginntn4 at the intersection of the West lin. of maid
Interurban Addition with the Northerly lino of Primary
State Highway No.1. RE as demoribad in King County
Superior Court Cause No. 600726; said point being the true
point of beginning; thence Northwesterly along said
northerly line a distance of 73 foot, thence Northerly
a distance of 60 fast on a line ,p*rail.l to the Weat ,line
of maid Interurban Addition; thence Southeasterly a di4tanee
of 25 feet on a line parallel to the said Northerly Sias
of Primary State Highway No. 1 art thence Southerly
along the West line of said interurban Addition to the true
point of beginning.
for purpose of ingress to and egress from contiguous Lands owned
by the Orenteea.
This easement shell be perpetual in time, shall run with
the successors and assigns of the portico.,
RESTAURANT INDUSTRIES. INC.
rotary
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all
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IMMO
FDA tor R*aard ftwa4.4,
A/
1914 A PM 4 13
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L .S TS OF oR; Ro'V ;
'' coontY, ,O MAMON 1
• r +
• •, thia 8th bay of January, 1974, before met the undersigned,
' a Notary Public: in and for the State of Orogen, duly commissioned
and sworn. personally appeared C. Sabsrt•kitman and Arlen Smith
to me known to be the President and Secretary, resyectivsiy, of
• Restaurant industrial', Inc. its corporation that •xecutod the
• foregoing instrument, and acknowledged the said instrument to
i be the free and Voluntary act apd desd,et said corporation. for
the ulea and purposes therein taentioned,'and on Oath stated this
they authorized to execute the said instrument and that the seal
affixed.is the corporate zeal of acid corporation.
Witness ray, hand and official seal hereto affixed the day
and year first ahove written.
o esy n an . er a a s s
Oregon residing at 1alera
My Commission ettpis'* ..a.4.1 , 1!
• . r
•
.
•
i.
Leon Grundstein
7 6th Ave S. #20
Kirkland, WA 98033
Attn: Leon
NOr WESTERN • • si, y''
• ".,.; TITL',..
"' A AGro ma litle Compa y 1 .
?SO A,qk wwtiw
700 Third Awnw .
Sams* HMaNnptoo 981044449 • 0011125M
Z
PRELIMINARY COMMITMENT FOR TITLE XNSURANCE
Our Order NT038851,
Unit: 3
Your Reference: KATO
Effective Date: May 1, 1990 at 8 :30:a.m.
Policy or Policies to be issued:
ALTA Loan Policy X Amount: Later
Standard `extended X Premium: Later
Tax: Later
Rate: Later
Proposed Lender: Later
TITLE INSURANCE COMPANY OF MINNESOTA agrees to issue on request and on
recording of any appropriate documents, its policy or policies as
: :applied for, with coverage as indicated, based on this preliminary
commitment that title to the property described herein is vested on
i:he date shown above in
SATOME KATO, who is identical with TONY KATO and DORIS KATO, husband
and wife
subject only to the exceptions shown herein and to the terms,
conditions and exceptions contained .in the policy form.
This report and commitment shall have no force or effect except as A
lasis - for the coverage specified herein.
SEE ATTACHED EXHIBIT "A" FOR LEGAL DESCRIPTION.
( CONTINUED )
Jack Hagen, Title Officer i.
Colleen Barnes, Assistant
Phone: 625 -0313 and 625 -1952
FAX: 292 -8057
f"
For Year:
Amount Billed:
Amount Paid:
Parcel No.:
Levy Code:
Grantor:
Trustee:
Beneficiary:
Amount:
Dated:
Recorded:
Recording No.:
IY A Minnesota Tide Company
NORTHWESTERN
[MI
1. GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENCY; 1ST
HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1:
1990
$12,225.92
$ 6,112.96
359700- 0202 -09
2380
ASSESSED VALUATION PER KING COUNTY OFFICE OF FINANCE:
Land: $268,100.00
Improvements: $675,100.00
2. DEED OF TRUST, AND THE TERMS AND CONDITIONS THEREOF:
David Hudesman and Linda Hudesman, his wife
Security Title Insurance Company
Peoples National Bank of Washington
$150,000.00
December 14, 1972
December 29, 1972
7212290083
The address of the lender or the last assignee, as disclosed of
record is as follows:
1903 Third Aveune
Seattle, Washington 98101
2. LEASE, AND THE TERMS AND CONDITIONS THEREOF:
Lessor: Tony Kato and Doris Kato, husband and wife,
Landlord
Lessee: Vip's Restaurants, Inc., Tenant
Disclosed by Memorandum thereof
Recorded: February 13, 1975
Recording No.: 7502130412
(Copy attached)
Lessee's interest in said lease assigned
To: Gencor, Inc., a Washington corporation
Recording No.: 8712030050 and 8712030051
Subsequently assigned to:
North Hills Joint Venture Partners, a Washington joint venture
comprised of Gencor, Inc., a Washington corporation, and North
Hills Apartments, Inc., a Washington Corporation by assignment of
Lease recorded June 22, 1988, under Recording No. 8806220636.
NT038851/813 Page 2
Grantor:
Trustee:
Beneficiary:
Amount:
Dated:
Recorded:
Recording No.:
Lessor:
Lessee:
4. COMMERCIAL DEED OF TRUST AND SECURITY AGREEMENT WITH ASSIGNMENT
OF RENTS, AND THE TERMS AND CONDITIONS THEREOF:
Affects this and other property
S. FINANCING STATEMENT, AND THE TERMS AND CONDITIONS THEREOF:
Secured Party: Key Bank of Puget Sound
Debtor: North Hills Joint Venture Partners, a
Washington joint venture comprised of Gencor,
Inc., a Washington corporation and North Hill
Apartments, a Washington corporation
Covers: Personal property on real estate described
herein
Filed: March 27, 1990, in the office of the County
Recorder
Uniform Commercial
Code No.: 9003271407
Affects this and other property
6. CERTIFICATE AND AGREEMENT:
Dated:
Recorded:
Recording No.:
(Copy attached)
NT038851/813 Page 3
ORTHWESTERN
ITLE
"' A Minnows no Company
North Hills Joint Venture Partners, a
Washington joint venture comprised of Gencor,
Inc., a Washington corporation and North;
Hills Apartments, Inc., a Washington
corporation
Northwestern Title Company
Key Bank of Puget Sound, a Washington banking
corporation
$1,700,000.00
March 1, 1990
March 27, 1990
9003271406
Satomi Kato, AKA Tony Kato, and Doris Kato,
husband and wife
North Hills Joint Venture Partners, a
Washington general partnership
March 1, 1990
March 29, 1990
9003290169
•
Assignor:
Assigne:
Amount:
Dated:
Recorded:
Recording No.:
Assignor:
Assigne:
Amount:
Dated:
Recorded:
Recording No.:
Secured Party:
Debtor:
Covers:
Filed:
Uniform - Commercial
Code No.:
NT038851/813 Page 4
ORTHWESTERN
ITL
E
I.4 A Minnesota Tide Company
7. ASSIGNMENT OF RENTS AND /OR LEASES, GIVEN AS SECURITY, AND THE
TERMS AND CONDITIONS THEREOF:
VIP's Industries, Inc., an Oregon corporation
GeLcor, Inc., a Washington corporation
Not disclosed
December 1, 1987
December 3, 1987
87: 2030052
Affects portion of saic. premises.
8. ASSIGNMENT OF RENTS AND /OR LEASES, GIVEN AS SECURITY, AND THE
TERMS AND CONDITIONS THEREOF:
VIP's Industries, Inc., an Oregon corporation
Ger.cor, Inc., a Washington corporation
Nol disclosed
December 1, 1987
December 3, 1987
87] 2030053
Affects portion of saic premises.
9. FINANCING STATEMENT, A■D THE TERMS .AND CONDITIONS THEREOF:
VIP's Industries, Incorporated
Gencor, Inc.
Personal property on real estate described
hex e in
December 3, 1987, in the office of the Co unty
Recorder
8712030054
Affects portion of said premises.
10. Pending action in King County Superior Court
Cause No.: 89-2-12421-1
Plaintiff: Gencor, Inc., a Washington corporation
Defendant: Ostergaard- Robinson Associates, Inc.,
a Washington corporation; David O. Ostergaard
and Jane Doe Ostergaard, husband and wife;
and Kent L. Robinson and Jane Doe Robinson,
husband and wife., third -party plaintiffs:
Geo- Dimensions, Inc., a Washington
corporation; Ed Green and Jane Doe Green, his
wife; North Hills Joint Venture Partners,' a
Washington joint venture comprised of Gencor,
Inc., a Washington corporation, and North
Hills Apartments, Inc., a Washington
corporation; Key Bank of Puget Sound, a
Washington banking corporation; and M. A.
Segale, Inc., a Washington corporation,'
Third -party defendants
Being an action for: Money due to Engineering malpractice
Attorney for Plaintiff: Robert B. Spitzer
Attorney for Defendant: Dale J. Galvin
NOTE:
Lis Pendens thereof recorded September 19, 1989 $ February 12,
1990 as Recording No. 8909190571 & 9002120667.
TITLE
RTHWESTERN
NOTE: '
Further information will be provided by supplemental report.
11. 'LIEN FOR LABOR AND /OR MATERIAL AND THE TERMS AND CONDITIONS
THEREOF:
Claimed by: Ostergaard - Robinson F, Associates, Inc.
Against: Gencor, Inc.
In Amount of: $10,514.67
Work Commenced or
Material Delivered: June 15, 1987
Work Ceased: February 22, 1989
Recorded: May 17, 1989
Recording No.: 8905171183
12. Unrecorded Leaseholds, if any, rights of vendors and holders of
security interests on personal property installed upon said
property, and rights of tenants to remove trade fixtures at the
expiration of the term.
13, Questions of survey, rights of persons in possession, material,
equipment and labor liens. Upon completion of our inspection of
the premises, we will report by supplemental the matters
disclosed thereby.
NOTE 1:
Address of Property:
To Follow
NT038851/813 Page 5
"
A IL
A Minnesota Title Company
•
NOTE 3:
The language contained in the printed Exclusions from Coverage and
Conditions and Stipulations of the policy committed for may be
examined by inquiry' at the office which issued the Commitment, and a
specimen copy of the insurance policy form (or forms) referred to in
this commitment will be furnished promptly upon request.
NOTE 4:
Investigation should be made to determine if there are any service,
installation, maintenance, or connection charges for sewer, water or
electricity.
NOTE S:
In the event this transaction fails,to close, a cancellation fee will
be charged for services rendered in accordance with our schedule.
NOTE 6:
SEE ATTACHED EXHIBIT "B" FOR FURTHER EXCEPTIONS
BL /hc
813
NT038851/813
Page 6
NORTHWESTERN
'f ITLE
I.
All0
A Mku ota !" Company
• :r
EXHIBIT "A"
END OF EXHIBIT "A"
NT038851/813 Page 7
TITLE
TLE
A Minnesom rn. Company
That portion of Tract 11. of Interurban Addition to Seattle,. according
to plat thereof recorded in Volume 10 of Plats, page 55, records of
King County, Washington, described as follows:
Beginning .at a point on the West line of said Tract 11, distant South
0 ° 35' West 228 feet from the Northwest corner thereof; thence North
89 ° 52'''East.. parallel with the North line of said Tract 11, a distance
of 185 feet, more or less, to .the West line of the East 450.86 feet .of
said Tract 11; thence South 0 °08' East along said West line 260
more' or less to the Northerly line of Primary State Highway No. 1,
R.R. as conveyed to the State of Washington by deed recorded
Auditor's Pile Number 5473599; thence North 70 ° 32'27" West along said
Northerly line 198.57 feet more or less to the West line of said Tract
11; thence North 0 East 194.4. feet to the point of beginning.
SUBJECT TO and easement for ingress egress and utilities over the
West 25 feet thereof;
TOGETHER WITH that portion of Tract 11 of INTERURBAN 'ADDITION TO
SEATTLE, according to plat thereof recorded in Volume.l0 of Plats.,
page 55, records of King County, Washington described as follows:
Beginning at the Northwest .corner.of said Tract 11; thence South 0 ° 35'
West along the West line of said Tract 11, a distance of 228 feet, .
thence North 89 ° 52' East parallel with the North line of said Tract 11
a distance of 185 feet, more,..or less, to the West line of the East
450.86 feet of said Tract 11; thence North 0 °08' West along said West
line 228 feet to the North line of said Tract 11; thence South .89,
West 181.79 feet to the point of. beginning.
•
TOGETHER WITH an easement for ingress, egress and utilities over that •
•portion of the West 25 feet . of said Tract 11, lying South of :the
above - described property and - lying,North of State Highway No.
1, R.E.
A, RELEASE OF DAMAGE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF:
Between: Say :omi Kato, a /k /a Tony Kato
And: • The City of Tukwila
Dated: December 3, 1972
Recorded: August 15, 1974
Recording No.: 7408150422
Releasing the City of Seattle from all future claims for all
damages resulting from the inability of Indemnities to negotiate
the Indemnitor's subject driveway during periods of extreme
inclement weather with any of Indemnitee's service, rescue and /or
firefighting equipment and personnel.
Affects a portion and includes other property.
B. EASEMENT, AND THE
Purpose:
Disclosed by:
Area Affected:
C. EASEMENT, AND THE TERMS AND CONDITIONS THEREOF:
Purpose:
Disclosed by:
Area Affected:
Between:
And:
Dated:
Recorded:
Recording No.:
Affects Parcel B.
E. EASEMENT, AND THE
Purpose:
Disclosed by:
Area Affected:
NT038851/813 Page 8
( j4ORTHWESTERN
TITLE
TERMS AND CONDITIONS THEREOF:
.4 A Minnesota Tits Company
Ingress, egress and utilities
Instruments recorded under King County
Recording Nos. 8012160684 and 8012160685
As described therein
Ingress, egress and utilities
Instrument recorded under King County
Recording No.: 8412311478
The West 30 feet of the East 480.86 feet and
l ying South of the North 280.00 feet of Tract
D. RESTRICTIONS, CONDITIONS AND COVENANTS CONTAINED IN CONCOMITANT
ZONING AGREEMENT, AND THE TERMS AND CONDITIONS THEREOF:
The City of Tukwila
North Hill Associates, a Joint Venture
con;::sting of Western Pacific Properties,'
Inc., a Washington'corporation and VIP's:
Restaurants, Inc., an Oregon corporation
April .29, 1985
May 1, 1985
8505010766
TERMS AND CONDITIONS THEREOF:
Water, sewer and recreational trail purposes
Instrument recorded under King County
Recording No.: 8703190468
Portion of said premises
F. EASEMENT, AND THE TERMS AND CONDITIONS THEREOF:
Purpose:
Disclosed by:
Area Affected:
Fox Parking purposes
Instrument recorded under King County
Recording No.: 8804110076
The description contained therein is not
sufficient to determine its exact location
within the property herein described.
G. EASEMENT, AND THE TERMS AND CONDITIONS THEREOF:
Purpose:
Disclosed by:
Area Affected:
For Parking and Recreational Space Rights
Instrument recorded under King County
Recording No.: 8807210449
The description contained therein is not
sufficient to determine its exact location
within the property herein described.
Said instrument was amended under King County Recording No.
8810170290.
H. EASEMENT, AND THE TERMS AND CONDITIONS THEREOF:
Purpose:
Disclosed by:
Vehicular Access
Instrument recorded under King County
Recording No.: 8807210450
The description contained therein is not
sufficient to determine its exact location
witlin the property herein described.
I. AGREEMENT FOR CABLE TEL:.?.VISION SERVICE AND EQUIPMENT, TOGETHER
WITH A RIGHT OF ENTRY AAD OTHER PROVISIONS:
Area Affected:
Between:
And:
Recorded:
Recording No.:
( , O
TITL RTHWESTERN E
TCI Cablevision of Washington, Inc.
Gen :or Inc.
Sep :ember 27, 1988
880)270333
Affects this and other property.
J. EASEMENT, AND THE TERMS AND CONDITIONS THEREOF:
Grantee:
Purpose:
NT038851/813 Page 9
Pugot Sound Power F Light Company, a
Washington corporation
Undt:rground electric transmission and /or
disl:ribution system
'" A Minnesoa 7i j. Company
Area Affected:
Recorded:
Recording No.:
Recorded:
Book:
Page:
Auditor's No.:
Affects:
A right -of -way 10 feet in width having 5,feet
of such width on: each side of a centerline
de:>cribed.as follows: The centerline of
Grantee's facilities as constructed or to be
constructed, extended, or relocated, lying
wi':hin the abovedescribed as follows:
March 13, 1989
8903130883
Affects this and other property.
Said instrument is a re- recording of instrument recorded
22, 1988 under King County Recording No. 8808221072.
K. PROVISIONS CONTAINED IN DEED FROM STATE OF WASHINGTON:
Recorded: November 17, 1988
.Recording No.: 8811170199
As follows:
The grantee herein, its successors or assigns, shall have no '
right of ingress and egress to, from, and between said SR S and
the lands herein conveyed; nor shall the grantee herein, its .
successors or assigns, be entitled to. compensation for any loss
of light, view, and air occasioned by the location, construction,
maintenance, or operation of said highway.
The specific details concerning all of which may be found on
sheet 6 of that certain plan entitled SR 5, South 178th St. to
South 126th St., now of record and on'file in the office of the
Secretary of Transportation at Olympia, Washington, bearing rate
of approval January 30, 1962.
The grantee as part con:;ideration herein does hereby agree to
comply with all civil r.ghts and anti - discrimination requirements
of RCW Chapter 49.60, a: to the lands herein described.
L. A RECORD OF SURVEY AND NATTERS RELATING THERETO.
Augvst 10 1983
37
30
8308109001
This and other property
END OF EXHIBIT "Jr
NT038851/813 Page 10
.11ORTHWESTERN.
TITLE
'" A Minnesota Trtq'!Comp4nY
:1
NORTHWESTERN
TI 1 U:
A Minoan nu. Ci *w
250 Anti: Building
7Q0 Thin! Avenue
Seattle, lashing= 981041849
0 1°P°6:
L.r / c"
Z ti
G$ w
s o I(
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: L a l s , •
Q 'ti ( J j-
ij allt w;
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4,
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•
Order No. - V13 J
Plat. Vol. /() Page
s. i sr ,1
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41111.0.
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14 i ;$
� S aar � 4 411i 4.4
e NO '\
Dimensions of subject premises are:
This sketc does not purport to show all highways, roads or easemt MS affecting said property. No liability is assumed for variations in dmensioni and
location, a td is not based upon a survey of the property described ii i this order. It is furnished without charge, solely for the purpose of assisting In
locating Ito described premises. The Company assumes no liability for inaccuracies therein.
7 O:�N GRUNSTEIN
750 6th Ave S # 200
Kirkland, Wa. 98033
ATTN: LEON
f..ated as of the
r AWT-43
»QRTI WESTERN
TITLE , W . .
.� A Minnesota Title Company
SUPPI MENTAL REPORT
We will reinspect and report on clearance of encroachments and
remaining ALTA questions upor being advised that foundation
farms are in place.
16th May ,19. 90 , at 8:30
day of
by
Nor Investors Tide Company
NT No. 38851
Your No.
Reference:
KATO
0 This is a supplemental title report coveting ohs' uses since our report
:7� dated l9...�• at_ M.
6J The following information affects the title toll Le property covered by our preliminary report, but is not intended
to r a complete report to date.
():) Paragraph No.13= has been amended to read as follows:
. Matters dependent upon inspe of the premises have been cleared
for ALTA Mortgagee's Policy, except as follows:
No.
of
LEON GRUNSTEYN
ft): 750 6th Ave S. # 200
Kirkland, wa 98033
ATPN: LEON
NWT43
)NORTHWESTERN
TITLE
4 � •
7
A Minnosoto Title Company
SUPPLI ;MENTAL REPORT
Cl This is a supplemental title report covering changes since our report
dated _ , 19 , at M.
C I The following information affects the title to t :e property covered by our preliminary report, but is not intended
to represent a complete report to date.
(X) Please Note in reference to paragraph No 10:
No further information available.
Ddted as of the 11th day of May , 19 90 at 8s30
by
Nori. hwesten Tick Compwy
No.
NT No. 38851
Your No.
Reference: KATO
RELONE APPLICATI6
I JUL 17 1990
1. BRIEFLY DESCRIBE YOUR PROPOSAL: IE2oLi Finam
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s),
block, and subdivision; or tax lot number, access
street, and nearest intersection)
900
Quarter: 23 Section: 2.3 Township: 4 Range:
(This information may be found on your tax statement.)
3. APPLICANT:* Name: 1=d LA"ZoIc-
Address: ► 362 t...t . rt. G NA. c1S1 9
OWNER
Phon
Signature: J .• - Date: 7/I4/4o
* The applicant is the person whom the staff will contact regarding
the application, and to whom all notices and reports shall be sent,
unless otherwise stipulated by applicant.
Phone:
AFFIDAVIT. OF OWNERSHIP
4. PROPERTY Name: G-W=1.tc.0p..-
Address: - 7'o . vq, . l , o33
I /WE,Esignature(s)]
swear that we are the owner s or contract purchaser s o th?
property involved in this application and that the foregoing
statements and answers contained in this application' are true and
correct to the best of my /our
knowledge and belief.
Date:
7/2/9a
c.
5. WHAT IS THE CURRENT ZONING OF THE PROPERTY? f?v.
6. WHAT IS THE SIZE OF THE PROPERTY?
7. WHAT ZONING CLASSIFICATION IS REQUESTED? C.--111 I
8. WHAT IS THE COMPREHENSIVE LAND USE MAP DESIGNATION? A=?-49 1-41c41-1
Q .Esir:3.
REZONE APPLICATION
Page
rrr
REZONE CRITERIA:
The burden of proof in demonstrating that the change is appropriate lies solely
upon the proponent. Generally, the more dramatic the change, the greater will
be the burden of showing that the proposed change is in conformance with the
Comprehensive Plan as implemented by the Zoning Ordinance. The proponent dust
show in a clear and precise manner why the rezoning application should be
granted. The Planning Commission and City Council will review your proposal
using the following criteria. You may attach additional sheets and submit other
documentation to support your rezone application.
9. The use or change in zoning requested shall be in conformity with the
adopted comprehensive land use policy plan, the provisions of this title,
and the public interest;
RESPONSE: ii_. E. 5� cor..,c t�12�1 -I SIt/C F=LA+.1
10. The use or change in zoning requested in the zoning map or this title for
the establishment of commercial, industrial; or residential use shall be
supported by'an architectural site plan slim/Ng the proposed development and
its relationship to surrounding areas as set forth in the application form;
RESPONSE: 1=L.4EFI 19„4 .
11. When the request is not in agreement with the Comprehensive "Land Use Policy
Plan, the applicant shall provide evidence to the City Council's satisfac-
tion that there is an additional need for the requested land classification.
To respond to this criteria, obtain a Comprehensive Plan Amendment Applica-
tion and submit in conjunction with Rezone Application.
- bp , • 1 ,R.� .. O - - ?
,b�tv t'Tt✓ -M' ` t3 ,c:.8cysr •2.�
REZONE APPLICATION
Page 3
RESPONSE: Tal-m, t° PAL P- MG1.t�t�lt=t� r ,dam '.
12. Significant changes have occurred in the character,..conditions or surround-
ing
neighborhood that justify or':otherwi-se-.substantiate the proposed rezone. ..
RESPONSE: 12 1= nA41- GiRp 't-t 11 %4 "1"-tra tnnvtev�` •zeisitc■
144.5 C €T pG? ��— ^ I.T� 'R -��uG sesavices.
1 F..1 - rt-ia I tsT- PQACT1CM Id\f44 tC14 t t4
TLt t-1 1--11 LL j1
ESN A.r l�l6 , )6V414:31 fit'. FT GEMM tAL.
13. The proposed rezone is in the best interest of the public health, safety,
and welfare as compared to the hardship, such as diminution of property
value, imposed on the individual property owner.
RESPONSE: '1 a ' = ` c t2 AS /Si. . cue.
Sl r - tea✓ R)2 L C. tb.s ,a.mS tz,t s►r�a.
- P 7 4.4t✓ra6 - '1 - NG —
2. 41 P t Li - r&41 S CASE L%IO -1 t 'z3E TAG C UB-t.1 t l� y
14. The unimproved subject property is unsuitable for the purpose for which it
. has been zoned considered in the context of. the. length of time the property
has remained unimproved and land development. in. t.he- .surrounding area.. .
RESPONSE: t2 T i=)t E.L.c 1,4 4,37
- 1141.S '142 - r s rre t5 Stvut.. -L_ 1:7
�St��1 1,ltuCH 8t 'I'�� St.L t� -tt) 'Cncyl vic-g zt4.- t.15a f1E fl i;
et ?-tt.1E1• =KJ - 11-1S STC'' JET Str. . Q.it.''� \2Sc (F.F -tCE
t,- tt-61 GH cr.;
(29 /REZN.APP1,2)
.July 12, 1989
Mr. Leon Grundstein
Mr. Walter Smith
Gencor, Inc.
11801 Northeast 160th Street, Suite G
Bothell, Washington 98011
Re: Tukwila Nort A N
4e Building
Dear Messrs. Grundstein and Smith:
This letter presents newly developed information requested by the City of
Tukwila for inclusion with your permit application documents for your
proposed office building. Earlier reports and correspondence from my
office relevant to the project are dated June 24, 1987, June 16, 1989, and
June 21, 1989. These latest requirements specify that a test boring be
made and that the report be expanded in its explanations of groundwater .
presence, slope stability, bearing pressure, and backslope incline. These
issues were raised in association with the north side of the building.
The test boring was drilled at the location shown on attached page five,
taken from MGA's Sheet A -1 dated June 9, 1988. This is the approximate
most critical temporary cut face location and is' upslope from the
approximate high point of the wall. It approximately coincides with
Section "A" of Sheet A -I4. A truck- mounted mobil drill B -60 hollow auger
was used. Undisturbed samples were obtained at five foot intervals by
means of a 3 in OD Dames & Moore type sampler. In brief, sand was found to
a depth of 16 feet and sandstone bedrock was found below that. The boring
was terminated at 30 feet deep, approximately at proposed first floor
elevation, because the hardness of the sandstone essentially precluded
further drilling by this method. There were no noted indications of
groundwater presence during or immediately following drilling, but a
pizzometer was installed at the depth where groundwater could most likely
be expected; particulars of pizzometer installation are described on the
boring log attached. The driving resistances shown on the log are standard
for Dames & Moore equipment, but are not SPT numbers.
Groundwater
To date, the sand shroud surrounding the pizzometer top remains dry. A
small spring emerges from the cut bank north and west of the test boring;
the seepage flows several yards down the existing road before it
evaporates. Seepage is also emerging from beneath the spoils pile and
*
JAMES EATON, PE _. • GEOTECHNICAL SERVICES
(206) 682 -6942 MI Box 126 • Hobart, WA 98025
I t t .11. . t.!,. t
4
Mr. Leon Grundstein
Mr. Walter Smith
Page 2
July 12, 1989
Slope Stability and 8ackslope Angle
maintaining wet ground in the unfilled area within the proposed building
footprint. This is the same seepage which was noted on page three of the
1987 report, though the presence of the new spoils has caused the surface
wetting to spread.
One can reasonably postulate that development of the North Hill Apartments
above has had some effect on springs and shallow groundwater of the lower
slopes. Most likely the effect has been of diminution during winter
months, but because of. lawn irrigation, the summer effects are uncertain.
There is indication that irrigation water has seeped beneath the board
fence behind the apartment complex. Any natural or unnatural water which
gravitated to the sand /sandstone contact would become a part of the aquifer
system that includes the springs.
Groundwater and /or springs would be important if a sloped soil mass were
saturated in such a way as to become slide prone under the influence of
hydrostatic or pore pressure, if it were present in such quantity as to
hinder construction, or if its presence were not anticipated in the design
of retaining walls or floor slabs. All evidence developed to date suggests
that the only groundwater above approximate elevation 80 is the thin
perched type along the permeable /impermeable contact, and that it will
amount to nothing worse than a nuisance during construction. Typically
permeable /impermeable surfaces are warped configurations and saturation is
present or detectable only in the trough areas.
The reasons that onsite soils are not being used as wall or drain backfill
is that collectively they could obstruct natural.subgrade drainage and /or
permit dangerously high moisture conditions to develop behind retaining
walls. The groundwater becomes effectively free from confinement or
hydrostatic pressure buildings at the point where it enters pea gravel
behind the walls. This is illustrated schematically on page 3.
The sandstone and its weathered variations are vastly superior in strength
to any of the glacial or post - glacial soils, and I suggest that maximum
advantage be taken of this during construction.. Note that 1987 test pit
No. 2 and the recent test boring both fall near Section A of Sheet A -14;
the depths to sandstone are 1 ft. and 16 ft., respectively, suggesting that
some bedrock will likely be excavated. Where possible, you should cut
vertical faces through the sandstone so that slopes through unconsolidated
soils can be kept minimal. Implied by this is that the precise temporary
cut configuration should be determined as the work is in progress.
The recommendations I have provided to your civil and structural engineers,
both in writing and verbally, provides for a worst case, no sandstone is
excavated. Either natural or long - existing slope faces exist east, north,
Mr. Leon Grundstein
Mr. Walter Smith
Page 3
July 12, 1989
and northwest of the building area and expose the same sand layers which
you will excavate. These support varying densities of vegetation and are
stable. at 60 to 70° to the horizontal for 20 vertical feet and higher.
The type of strength upon which such slopes depend cannot be accurately
measured in the laboratory, but where field conditions permit can be
calculated from critical height observations.
I have recommended a 1:4 temporary cut. The wall will not be poured in
place. Note that the 1987 report requires a six -inch granular layer
beneath the slab and filter - shrouded granular wall backfill. The cut,
drain, and wall are shown schematically below:
ye
imove
I have advised your structural engineers not to exceed 30° backslope for at
least IH horizontally behind the wall. Beyond that, steeper permanent
slopes would not influence the wall and, the excavation could merge with any
now - existing slopes for the permanent case. The 30° figure is intended to
be a maximum to which the wall will be designed and for which lateral
pressures have been provided. To whatever the "close -in" angle can be kept
below 30° even in exchange for steeper more - distant inclines, the greater
the stability of the wall beyond that which was designed.
Bearing Pressure
It will not be possible to pour the entire foundation system on soil of a
uniform type. N values for the weathered and slightly weathered sandstone
justify bearing pressures in the order of 20 ksf or higher. In recognition
that it is desirable to design all footings to the same allowable bearing
pressures, I recommended in 1987, that all foundations be designed to 5 ksf
to stay within commonly recognized ranges of strength used for the other
soil types which are likely to be encountered, i.e., dense sand and hard
silt -clay mixture.
•
Mr. Leon Grundstein
Mr. Walter Smith
Page 4
July 12, 1989
I explained that to minimize differential settlement between sandstone -
supported footings and other ,footings, the others would have to be
excavated deeper than specified by code; the bearing surfaces are to be
inspected for compliance before they are poured.
Yours very ly,
ames Eaton, P.E.
71 -3731
JE :ho'r /12
2 Attachments
•
•
�ti
.v .. "
•
t!0
srmx ` ROAO
1 0
ItY
. I�
L
` �
mil"
v4/Pg•
I e.
il . :: ........ ,./N
`v. EA
,. v.* ; •
8
• „J ti
•
•
• SPOILS PI LAS ma i •
ma 1 to
I ta.-. i \\
t
1 to
4
0
9
•
•
14'
(14
(24
(26
24 (20)
50/4 ")
29' (31)
(50/4 ")
GENCOR TEST BORING
Brown F -M sand
(
(7)
(8)
16
(22)
16'
Yellowish brown weathered F -M graied sandstone
19' (15
(26
(45
Completed July 7, 1989; no indications of
groundwater presence by drill cuttings,
drilling progress, during sample intervals,
or in 'the progress of stemming and
backfilling.
Sealed with Bentonite below 19 ft.
Sand plug 14 -19 ft.
Pizometer installed at 18 ft.
Sealed with Bentonite above 14.ft.
STORM DRAINAGE CALCULATIONS
FOR
GENCOR
NORTH HILL OFFICE BUILDING
SOUTHCENTER BOULEVARD
TUKWILA, WASHINGTON
BY •
BUSH, ROED & HYTCHINGS, INC.
2009 MINOR AVENUE EAST
SEATTLE, WASHINGTON 98102
(206) 323 -4144
BRH JOB NO. 89176.02
JUNE 22, 1989
Rev tse 6 -2 -43 q X58
D58
. .........
14 (1o),4-7.61 = 43148 SF. ol.i icres.
IMP AtS 35x90 r. 271(
GrurukS °*1(34-64° - 4....USE
• ‘911 - • - -• •-
270
1° 4 "/SeG (20 . 5
= 1.32 in /kr.
Ex = 0f olct I
_Oct _0.991 c."CS /Ass..4
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:.ACLU L. AT! ON5
6.28-88 ��
June 16, 1989
Mr. Leon Grundstein
GENCOR
11801 N.E. 160th Street
Suite G
Bothell, Washington 98011
Re: Tukwila Office Building
Dear Mr. Grundstein:
Since my June 24, 1987 geotechnical report for your combined office•
and apartment project, you have made revisions in the design of the
office and are now in the process of applying for a permit. The test
holes dug in 1987 still bracket the building area and the page 3 and 4
recommendations from 1987 are still appropriate so far as the
foundation is concerned. However, slight shifting of the building .
location and completion of design of certain exterior improvements
require that retaining walls be included which were not anticipated in
1987.
I had discussions with Messers. Friedman and Smith of your office and
with your architect, your structural engineer and your civil engineer
and I met with Messers. Friedman and Smith onsite earlier this week.
At my request, Mr. Smith drew a series of cross sections to show both
existing and future configurations. I have examined the sections and
concur with the use of retaining walls as they are shown in permit
applications as of this date. Those recommendations for retaining
walls on page 7 of the 1987 report are valid with the following
additions or comments applicable to the currently proposed building.
o Onsite soils are unsuitable for use as wall backfill and for your
north wall, I am recommending pea gravel for the full- height wedge
against that wall.
o Passive resistance will be greater for the sandstone than was
recommended for the "other" walls in 1987. Unless your structural
engineer wishes to pursue the issue further, exploration and
quantification of Pp will not be done at this time.
o The high angle bluff near your east property appears stable and
has evidently been at its present configuration for several
decades or more. That steep face is outside the influence of your
JAMES EATON, PE GEOTECHNICAL SERVICES
(206) 682 -6942 ' Box 126 • Hobart, WA 98025;
building or the retaining walls you now propose. I. understand
that the bluff may removed by the neighboring owner to the east
or by Gencor in cooperation with the neighbor although for the .
purposes of this letter I have assumed that it will remain.
° I am continuing to coordinate with your structural engineer, your
civil engineer, your architect, and your structural engineers and
will provide them with additional design parameters if needed.
I will be out of town for approximately one week beginning June 21, but
' will bein touch with the answering service, 682 -6942, daily should
questions arise.
Very truly yours,
es Eaton
JE /dbm /11
71 -3731
SCIENCES
June 24, 1987
Mr. Leon Grundstein
11801 Northeast 160th Street, Suite G
Bothell, Washington 98011
Re: Tukwila Apartment and Office Project
Dear Mr. Grundstein:
With your authorization, I have investigated the subsurface conditions as .
they relate to proposed construction of 57 apartment units and an office
building in Tukwila. We met at the site on 14 May, at which time you
showed me several preliminary site plans and the approximate ground limits
of the property. I sent you a proposal dated 18 May, and on the same day
summarized the proposal to you by telephone and informed you that it was my
intention that the office site be included in the scope of work covered by
the proposal, although the document did not specifically say so. You gave
verbal authorization to proceed on 28 May, and I received your written
proposal on 30 May. On 1 June I picked up additional site plans at your
office; these provided ground control points from which field measurements
could be made. Field access preparation and subsurface exploration were
accomplished on 1 and 2 June.
This report describes the property the project proposed, the investigative
procedures and summarizes conclusions and recommendations applicable to
site grading, subgrade drainage, foundation and retaining wall design, and
mitigation of earth - related hazards, whether those hazards are the result
of development or not.
Considering the steepness of terrain, generally favorable conditions were
found. Exception is in the vicinity of Building "A "; there a combination
of steep terrain, shallow groundwater, and erosion - cavitated sand which
require that Building "A" be supported on augercast piles. Surface
evidence suggests that there has been a continuing problem of poor surface
drainage, sloughage and erosion in that vicinity, especially toward the
west end of the property. The pile- supported building will be as secure as
those on flatter terrain and more favorable subgrade conditions . and to some
minor degree, will bring about improvement of downslope surface flow and
sloughage.
JAMES EATON, PE GEOTECHNICAL SERVICES
(206) 682 -6942 Box 126 • Hobart, WA 98025
I am also advising you that have an.. accurate ;topographic survey made as a :-.
logical next step and that you and your architect consider revisions in the
site and grading plan.
With this letter are three copies of my report
Yours very truly
EARTH SCIENCE
INTRODUCTION
The property slopes moderately to steeply to the south and southwest;
elevation differential is in the order of 100 feet. It lies north and east
of the intersection of Macadam Road and Southcenter Boulevard. Your south
property line represents the approximate toe -of -slope and common property
line with Denny's Restaurant and the ARCO AM -PM Market. It appears that the
lower reaches of the slope were artificially steepened beyond their natural
grades at some time in the past. This is especially the case behind the
AM -PM market and around the north and east peripheries of the trapezoidal
parcel proposed for office development.
Page nine of this report was prepared from a 22 May 1987 site plan prepared
by Azaria Rousso /Architects and from an 18 June 1986 office site plan
prepared by Mithun- Bowman- Enrich Group, P.S. Note that page nine consists
of two separate plans, each to different scale; one is of the residential
portion and one applies to the office portion. An earlier undated site
plan study prepared by Milbrandt Architects was used for its location of
the existing apartments to the north. Some of the test locations plotted
on page nine were measured from a demolished house which, for field
purposes only, was scaled from a 1" =100 partial top sheet which you
provided.
Presently, the only improvements on the property are the basement floor and
walls of the aforementioned house, the driveway which served the house, and .
several rockeries along or near the toe of the slope. A variety of trees
exist in clusters at various parts of the property. The areas between
clusters support a dense growth of blackberry bushes and other brush. Part
of that brush, especially in the vicinity of Building "B" and "C ", was
removed in preparing access for test equipment.
At the time of field work, a spring emerged from the toe -of -slope area
immediately north of your proposed office building. It ponded in a small
artificially created depression near the northeast corner of that building
area. Water was also noted emerging from the south of Building "A"
location and north of Denny's. This water appears to originate as spring
water from the general area around and north of Building "A ". It appears
that shallow groundwater and associated surface drainage has been a problem
for the existing apartments to the north since construction there.
Several small ditches undermine the perimeter footings and transect the
yard areas all directed to an asphaltic-cement lined swale which parallels
your common property line.- Some of the small ditches carried water when
last observed less than a week ago and it can be presumed that flow varies
seasonably, but that it continues to some degree through the summer.
As now proposed, the 57 units would be divided among five buildings. The
present grading plan shown as before and after contour shows Buildings "A ",
"B ", "E ", and part of Building "C" on cut with an apparent net removal of
borrow from the. site. The apartment buildings will be of wood frame
construction with slabs on grade. The office building will consist of
three stories of wood frame construction with a first floor slab on grade.
-1-
SUBSURFACE CONDITIONS
Page nine shows the approximate locations at which 12 test pits were dug
using a rubber -tire mounted construction backhoe. Log descriptions of
conditions at each location were maintained from direct examination of the
freshly exposed strata. With recording of soil descriptions and
groundwater conditions, the pits were backfilled in the interest of safety.
Summaries of the test pit conditions are presented on pages ten to twelve.
The stratigraphically lowest material found and of relevance to development
is sandstone bedrock, which was found essentially at the surface of
locations one and two, representing the north portion of the office
building. The sandstone is fine grained, friable, and varies in color from
white to gray . or yellow - brown. It grades increasingly hard with depth, and
within a yard of its upper surface it could be further penetrated only by
repeated raking with the bucket teeth under the full weight of the backhoe.
It appears that the uppermost one to two feet within the general area of
the office building have been disturbed or artificially modified in
association with unknown past utilization.
To the depths explored, the entire residential area and part of the office
area are underlain by glacially associated soils. These soils are highly
variable across the property, but range from clean sand or gravelly sand in
the bank behind the AM -PM market and at locations 9, 10 and 12 to silt or
clay hardpan at locations 3, 4, 5, 7, 8, and 12. Most of the test pits
exhibited layering of more than one type of glacial soil. Between the
extremes of granular and find - grained are loam and mixtures of course and
fine - grained soils; some of these mixtures include cobbles and .boulders.
In general, the glacially associated soils exhibit moderate to high bearing .
strength and good slope stability. Exception is in the very shallow range
of depth -- generally less than on yard - -where weathering and root action have
diminished the soil's strength and where the granular or partially granular
soils are saturated either by surface or subsurface flow. Also in general, .
after wasting the topsoil and root - ladened soils, the excavated borrow will
be suitable for compaction either on this site or on another. Most of the
borrow generated will contain a sufficient fraction of fine - grained soil to
place serious seasonal restrictions on compaction and to some degree on
fresh cuts.
Where there are alternating layers of permeable and highly impermeable
soils as on your site, there is potential to accumulate thin layers of
saturation either seasonably or at more -or -less random locations.
Groundwater was observed at locations 8, 10 and 11. The number 11 location
was significant.
CONCLUSIONS AND RECOMMENDATIONS
Conditions are favorable for conventional footing support of Buildings "B ",
"C ", "E ", and the office building. A deep foundation is advised for
Building "D" because of the proximity to a steep slope and the highly
erosive nature of the soil. Unfavorable soil and hydrologic conditions .
were found in the vicinity of Building "A "•, and terrain there appears .
steeper than shown by the topographic map. Because of the steep slopes and
the erosive nature of the soil, unusual measures should be taken with
respect to surface drainage and pressurized utilities. In its present
condition, these are risks of falling rocks and accumulations of sediment
or sloughage on downslope properties; surface evidence suggests that debris .
removal is routine, especially on the Denny's parking lot. Due to the
considerable earthwork involved in this project and the potential risk to
neighboring properties, especially those downslope, review of appropriate
plans and conscientious inspection during construction are imperative
aspects of development.
Office Building
The foundation along the north side of the building will, necessarily, bear
on sandstone. At a depth of about two feet below existing grade in that
area, the sandstone is sufficiently hard to support conventional spread
footing, yet it can be excavated by means of an ordinary construction
backhoe or tracked loader. Moving south across the building area, the
sandstone gets deeper and it becomes overlain by over - consolidated glacial
silt. Considering the relatively high structural loads and the
desirability of having all footings bear on generally similar material, 1
recommend that all footings be excavated either into hard sandstone or
glacial hardpan; this would require excavating to 4.6 feet at location
three. Allowable soil bearing pressures of 5 ksf are advised, subject to
inspection of the bearing surfaces. The 5 ksf figure could be increased by
one third to accommodate seismic and similar loads.
Those areas which are to support slabs must also be graded down to firm
native soil, subject to good judgment and common sense.
Near the toe of the slope behind the office building, granular glacial
deposits rest on relatively impervious silt and sandstone. This
permeable /impermeable relationship is the cause of spring emergence in that
area. The footing drain should be laid with its invert at least one foot
below slab grade; the drain and its granular washed backfill should be .
shrouded in filtering fabric, and along the west and north sides of the
building the backfill should rise to finished grade. A similar drain
should follow the toe -of- the -slope and should parallel the east edge of the
parking lot to insure that the paving does not fail because of softening
subgrade.
A six -inch thick or greater layer of sand or pea gravel should separate the
flow slab from natural soils.
You or your architect should provide me with a copy of the foundation,
grading and drainage plans for review when they are complete. I may advise
removal of some of the existing rockeries, the collapse of which could
damage the building.
You mentioned the possibility of raising grade on the office building
parcel using borrow generated from the residential area. If that is done,
I recommend that the building still be supported by footings which bear on
hard undisturbed natural earth. Fill which is to support paving or any
other improvements should be placed and systematically compacted under
inspection to assure quality.
Topography and Grading, Residential
It appears that the contour maps on which the site plans to date have been
imposed was constructed from air photos and, in some cases, the contour
lines do not accurately describe actual conditions. I recommend that a
o d sure y BI Unrductetl -earl -- on-- aftvi —th t— revisions be made in the site
and grading plans based on the better information. There might be
advantages to making major site plan revisions to avoid situating buildings
near the sides of steep bluffs and thereby eliminating the need for drilled
or unusual foundations. It appears that Building "D" and at least part of
Building "C" are now proposed to rest on structural fill. I recommend that
either floor grades be adjusted or that building locations be shifted to
place all buildings on cuts. In view of the severe topographic as well as
subsurface restrictions at Building "A ", I am assuming that no part of the
construction area will be filled and that no significant part of the
building area will be cut below existing grade. Adjusting of locations may
or may not necessitate additional testing or explanation.
From the onset of earthwork, you are advised to contain all
construction - related runoff within the property until it is
control - released into the public .stormwater system. Generally similar
containment applies to the post- construction period.
In accordance with usual good construction practice, the areas which are to
support improvements of any type must be stripped of organics, topsoil,
fills, or soft materials. It appears that there will be some filling in
connection with parking lots. No unretained finished fill surface should
slope at steeper than 2i :1 and then only if it is compacted to at least 95
percent as defined by ASTM D1557. Compliance with this necessarily requires
engineer inspection beginning with the stripped, unfilled surface. Cut
slopes through any of the soil types described herein should be secure at
1i:1. Existing slopes steeper than that and falling outside the
construction area are to be left as they are.
The basement walls of the demolished house must be removed and the basement
and surrounding area should be reshaped to a saucer- shaped section to
facilitate placement of fill in feather -edged lifts; this, of course,
applies only if grade is to be raised above the existing basement floor
level. Septic tanks, buried fuel tanks and similar voids if they exist are
to be similarly removed, shaped, and filled under inspection.
-4-
Slope Stability
The site is believed stable -with respect to deep or shear -type sliding.
That generality applies to the effectively unweathered and nominally
weathered soils below the depths of dense roots. With respect to surface
raveling, sloughage under adverse'climatic conditions, and erosion, those
slopes which are now steeper than about 35° are no more than marginally
stable under present conditions. It appears that both sandy sediment and
rocks gravitate onto the existing parking lots, particularly the Denny's
lot from time to time. The only way in which human activities are seen to
contribute is that the toe of the slope appears to have been steepened in
association with past commercial development. An asphaltic - cement lined
shallow ditch appears to be effective at intercepting surface runoff from
neighboring property to the north and to all appearances, the present
hydrologic condition is either natural or slightly drier than natural.
With implementation of . all recommendations herein, the following
objectives will be accomplished:
o There will be no slope movement beneath foundations, parking
lots, or other artificial surfaces; under natural conditions
these soils will be retained, confined, or graded to safe
inclines.
• With respect to unnatural conditions, these are seen as
incursions of surface water from offsite or from breached
pressurized underground lines either onsite or offsite to the
north. Both categories of water will or would be directed to and
confined within subtle swales designed into the asphaltic
surfacing, where it would be directed to a relatively harmless
location along or near Southcenter Boulevard.
The steepest slopes will be unaffected by development, except
that they will be slightly desiccated by the upslope artificial
surfaces and that hazardous -sized rocks and other materials which
might roll or slide toward the south property line would be
intercepted by a chain link fence. The slight desiccation would
translate to a slight improvement in stability.
• During the construction period, runoff from altered surfaces will
not be permitted to enter unaltered surfaces. It will either be
contained and pumped from temporary basins or sumps within the
improved areas or it will be directed to a holding pond on the
office building parcel.
Underground Utilities
Earlier reference was made to unnatural contributions to slope instability,
and it was explained that this included accidental breaches of pressurized
piping. For practical' purposes this refers to water .lines but could
include sewers if they are pressurized and effectively have infinite
reservoirs. The imaginable ways in which breaching might occur include,
but are not necessarily limited to, faulty materials, faulty workmanship,,
seismic induced strain, impact by drilling or excavating equipment, and
water hammer or pressure surges caused by human carelessness or-equipment
malfunction.
Several design alternatives have been considered in designing protection
against any of the above mishaps. Those include location of the largest
pressurized lines at unusual depth of burial or at plan locations where
some of the causal factors could be partially mitigated, using particularly
flexible or durable materials, and using concrete or other conduits or
barriers. No one would provide protection against all causal conditions.
I recommend that the water system be so designed that the soil at depth is
protected from both saturation and scouring by an impermeable synthetic
barrier in the form of a trench lining and that the force of leaking water
be directed to the . surface where it can be contained in subtle open
channels in the parking lot and driveway I would expect to coordinate
details of design with your civil engineer. Necessarily, the largest
diameter lines would have to fall outside or near the edges of paving.
Small diameter pipe might be exempt from location restrictions but would
confine and channel leakage with the synthetic barrier.
Apartment Foundations
Building "A" will require an augercast pile foundation. For now I am
assuming that this building will be terraced and underlain by crawl space.
Terracing the building is not intended to mean terracing the slope. I
anticipate that there will be no retaining walls for reasons we discussed.
I will coordinate with your structural engineer about lengths, vertical
capacities and horizontal design. Depending on the outcome of your
topographic survey, other units including "D" will require deep foundations
to afford protection against undermining, which might be associated with
encroachment of the nearby high angle bluff. To determine the proper
foundation type for each building, I recommend that a 20 -foot horizontal
distance be maintained between the foundation and daylight, measured
through native soil. Judging from existing topographic data, conventional
spread footings will be appropriate for most of the buildings. With the .
diversity of soil type from point to point, I recommend that all footings
be sized to building code specifications or to 2 ksf soil bearing pressure.
If, after topographic mapping and revision of the site plan, the 20 -foot
condition cannot practicably be met using spread footings, I will provide
your architect with parameters for pile design. These would derive
capacity from both friction and end bearing; it would be assumed that
there was no friction through fill or through erosion or slide susceptible
soils. The piles would be in the order of 14 to 16 inches in diameter and
would penetrate beyond the depths explored for this project.
For either type of foundation, inspection during excavation is essential to
verify compliance with the intent of these recommendations and to confirm
continuity of soil conditions between and outside the test areas. In
general footings will be poured on stripped soil in place. Under some
circumstances, it would be acceptable to support footings on compacted
fill, and the recommended 2 psf allowable pressure is within generally
accepted limits for such fill. It appears that, even after anticipated .
site plan revisions, it will not be necessary for any foundations to bear
on fill.
Retaining Walls
All of the soil types found within the residential area are types which
would exert lateral wall pressures of magnitudes within a,commonly assumed
range for this locality. Silt and silt- containing soils found at various
locations across the site would exert pressures well beyond the assumed
range if used as backfill. Selectively, the cleanest of onsite spoils .
generated would be satisfactory as retaining wall backfill.
For walls which are free to deflect sufficiently to assume an active
condition, for which the backslope angle does not exceed 20 °, and which the
full height backfill is free draining, I recommend that P be taken as
35 pcf. P as 300 psf, and that the coefficient of friction between soil
and concrete be taken as 0.5. For the nonyieldable case, p would increase
to 55. Neither the 35 nor the 55 figure includes any surcharge load other
than the assumed 0-20° backslope angle. Your structural engineer should
coordinate with me about other parameters and assumptions. I anticipate
that daylight basement walls will be of reinforced concrete and that
cantilever timber bulkheads would be more practical in exterior areas.
Rockeries, where used, will be limited to 4 feet height by City ordinance .
and they, of necessity, will not and cannot be engineered.
Property Line Hazards
Several unlikely but potential hazards could transcend property lines where
the property bounds are in general proximity to steep slopes. In some
cases they represent natural hazards, such as gravity movement of earth
materials across natural slopes, and in other cases they could include
collapse of already existing rockeries along the south edge of your
property or the effects of a breach in a water main such as the one that is
understood to run parallel to but outside your north property line. ,
One of the objectives of this report is to provide recommendations for
development without creating new hazards. To some degree both natural and .
unnatural existing hazards will be reduced by development. The amount of
water which percollates into the soil across the property will be greatly
reduced, having a positive effect on spontaneous sloughage and superficial
slope instability. Plumbing mishaps from upslope properties, if not
controlled by the existing asphaltic -lined ditch, would become contained by
the paving, curbs, and gutters of this project, designed specifically for
such purposes.
The fence recommended for protection of the Denny's and ARCO properties
would be installed prior to any grading above. Hopefully it can be
installed along the edge of existing paving irrespective of whether it
coincides with the property line. The fence is not intended as a retaining
wall but as a catcher. Debris which assimulates behind the fence must be
periodically removed to preserve the effectiveness of the fence.
LIMITATIONS AND USE
This report was prepared for the exclusive use of the addressee and his
design :teams . for use on the specific residential and office projects
described herein. It is not public information and is not to . be used by
real estate agents, lenders, future owners, or neighboring owners. In case
of significant revisions of the types of construction, finished grades, or
building locations, the findings and recommendations of this report may be
•inappropriate. The undersigned should be consulted about the implications
of any revision.
Partly in recognition of the potential for creation of hazardous conditions
by not strictly .following the intent of the recommendations herein,
inspection of all earthwork and related construction is imperative.
Another reason for close inspection during construction is that the
undersigned assumes no responsibility for work performed at variance with
the recommendations . of this report or which is of uncertain compliance;
with foundations and earthwork it is usually not possible to determine
compliance after the fact.
The only express or implied warrant carried by this report . is that the
professional efforts in .developing and presenting the information in it .
were performed conscientiously, in good faith, and to recognized standards
of engineering practice as understood by the engineering comunity in this
area and at this time.
24 June 1987
James N. Eaton, PE
JNE/rlb
TUKWIL A APARTMENT & OFFICE PROJECT
DENOTES
TEST PIT
_1-
#1'
#2
#3
#4 •
0.5' -
1.2 -
White to yellow weathered sandstone (hard)
5.3' Completed and backfilled June 2, 1987; no groundwater
encountered; dug with difficulty beyond 4'
1.4' -
1 -
.White to yellow weathered 'sandstone (hard)
4.3' Completed and backfilled.June.2, 19871:11o groundw
encountered; dug with difficulty beyond 3.5'
2.
ONO
4.6' -
TEST PIT LOGS
Dark brown topsoil and organic matter (soft)
Yellow -brown severely .weathered clayey standstone (soft to
medium)
Brown silt associated' with past excavation and. rockery .
construction'(soft)
Yellow brown severely weathered clayey sandstone (soft to
medium)
Brown silty fine to medium sand (
Brown fine to medium sandy silt (stiff .to hard)
Gray clayey silt with sandstone inclusions (ha
6.4' - Completed and backfilled June 2, 1987; no groundwater
3.3'
Brown loam with fine roots throughout (soft)
Brown fine sandy silt with occasional sandstone cobbles .and
small boulders . throughout (medium to stiff)
#5
#6
#7
0
#8
5.9' -
Gray to tan clayey silt (hard)
8.8' - Completed and backfilled June
encountered
7.4'
0.9' -
5.6' -
SIN
3.0' -
Brown fine sandy silt with occasional roots in upper 5',
sandstone and .hardrock cobbles and boulders throughout
(medium dense)
8.8' Completed and backfilled June 2, 1987; no groundwater
encountered.
Brown loam topsoil with roots (soft)
Brown silt (soft to medium stiff)
Brown thinly bedded, silt (hardpan)
5.6' Completed and backfilled June 2, 1987;
encountered
0.8' -
2.1' -
0.5' -
1.9' -
Brown silty clay_ (hardpan)
'.Completed and backfilled. June
.encountered
Brown slightly organic topsoil with roots (soft)
Brown fine to coarse sand (medium dense)
Brown loam with fine and course roots throughout. (soft)
Brown sandy loan topsoil with roots (soft)
Brown fine to medium sand (medium dense)
1987; no groundwater
1987; no .groundwater
no groundwater
Brown slightly clayey silt (hardpan)
5.6' - Completed and backfilled` June 2, 1987; slight . groundwatei .
seepage. from. 1.9 feet
-11
#9
#10
#11
#12
0'
0.7' -
Brown silty fine to coarse sand with sandstone and hardrock
gravel, cobbles and boulders (loose at 0.7' to dense at 4')
5.9' - Completed and backfilled June. 2, 1987; no groundwater
encountered
Brown sandy loam topsoil with roots (soft)
Brown fine to coarse sand (medium dense)
Brown fine sand with trace of silt (medium dense)
7.6' - Completed and backfilled June 2, 1987 minor groundwater
flow from 4/8'
0.8'
4.8' -
0.4'
Brown fine sand with thin silty strimers (medium to dense)
6.8' -. Completed and backfilled June 2, 1987; moderate to severe
groundwater flow from 3.5' to 5.5' depths
2.6
4.7' -
Brown gravelly loam topsoil with fine roots (soft)
Brown sandy loam with roots
Brown fine to medium sand (medium dense)
Brown thinly bedded silt (hardpan)
Brown fine to medium sand (medium dense)
6,3' Completed. and backfilled June 2, 1987.; no .groundwater
encountered; surface water across steep :slope in near.
vicinity