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Permit 87-03-DR - ST GEORGE PROPERTIES - APARTMENT RENOVATION DESIGN REVIEW
87-03-dr 87-3-DR 14081 58th avenue south 14083 58th avenue south epic-09-87 st george properties Planning Commission June 25, 1987 Page 3 1. A revised' landscape and irrigation plan to submitted which formally illustrates the BAR - approved design. 2. The handicapped parking stall shall be clearly marked and designed.with sufficient width to meet City ordinances. 3. The illumination of the Alucobond strip shall be approved subject to consistency with BAR design criteria as deter- mined by the Planning Director. 4. Approval of two access points on Interurban, but further BAR approval shall be required if traffic studies result in recommending one access point on Interurban. THE MOTION PASSED WITH KIRSOP, LARSON,HAGGERTON AND COPLEN VOTING YES AND MR. SOWINSKI VOTING NO. 87- 3- DR :; ST. .GEORGE PROPERTIES Request for design review for renovation of existing 12 -unit apartment building and the addition of an 8 -unit structure. Jack Pace, staff representative reviewed the application, recommending approval with conditions. Mr. Leon Moore, 9422 S.E. 33rd, Mercer Island, one of the general partners of the applicant reviewed the proposal. MR KIRSOP MOVED AND MR. SOWINSKI SECONDED A MOTION TO APPROVE THE SITE PLANS AND ELEVATIONS FOR THIS PROJECT, 87 -3 -DR, BASED ON THE STAFF'S FINDINGS AND CONCLUSIONS AND THE NINE STAFF RECOM- MENDATIONS AS FOLLOWS: 1. Extend sidewalk to stairway entrance of western units. 2. Provide curb along front property line from curb cut to side property line. 3. Provide four additional large -scale trees along west property line and parking area and a medium -scale deciduous tree in the sidewalk area. 4. Provide an opaque dumpster screen of similar siding and color as building elevation. 5. Locate meter boxes on sides or screen with landscaping. 6. Provide noise relief for the occupants of the existing building created by the basketball court to be reviewed and approved by the staff. Planning Commission June 25, 1987 Page 4 7. Indicate ground cover in all planting areas and add three additional shrubs west of dumpster. 8. Provide pitched roof as shown in Attachment E of Staff Report for existing structure to be issued in conjunction with issuance of building permit for new structure. 9. Revise note on Landscape Plan to read "...second growth and tall shrubs in way of view from apartment units may be trimmed but not removed ". THE MOTION WAS UNANIMOUSLY APPROVED. DIRECTOR'S REPORT Mr. Pace reviewed a number of issues which the Planning Commis- sion will be reviewing revisions of the Comprehensive Plan regarding transportation, land use, the Sidewalk Plan and Flood Plain as well as other issues coming to the Commission in the future. ADJOURNMENT The meeting was adjourned at 10:06 pm. Respectfully ubmitted, panne John Secretary „501. :. ..11.:.11:. ,. 41704r - ....,. •1908 City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 STAFF REPORT to the Board of Architectural Review Prepared June 18, 1987 HEARING DATE: June 25, 1987 FILE NUMBER: 87 -3 -DR: Southcenter Court APPLICANT: St. George's Properties REQUEST: Design review for the renovation of a 12 -unit apartment and addition of an 8 -unit apartment. LOCATION: 14081 thru 14083 - 58th Avenue South ACREAGE: .94 acres COMPREHENSIVE PLAN DESIGNATION: High Density Residential ZONING DISTRICT: R -4 - Low Apartments SEPA DETERMINATION: Non - significance ATTACHMENTS: (A) Existing Plan and Elevation (B) Existing Conditions (C) Site Plan (D) South Elevation (E) Rendering (F) Landscape Plan (G) North, East, West Elevations (H) Unit Layout STAFF REPORT 87 -3 -DR: Southcenter Court to the B.A.R. Page 2 VICINITY /SITE INFORMATION FINDINGS 1. Project Description: Renovation and improvement of .94 -acre site and 12 -unit structure and addition of 8 -unit structure. 2. Existing Development: Gravel and concrete parking lot with 12 -unit apart- ment structure (Exhibit H). 3. Surrounding Land Use: North on Interurban Avenue are commercial uses; south, east and west on the hill are single - family residences. 4. Terrain: The site is fairly flat but drops steeply along the north half of the property. 5. Vegetation: The steep hillside is heavily vegetated with mature trees and undergrowth. Minimal landscaping exists around the building and parking lot. 6. Soils: Dense silty sands, fill soils, and highly fractured silt layer. A geotechnical engineering study of the site has been done which certifies that the site is adequate for the proposal. 7. Access: A curb cut exists on 58th Avenue South and will remain. 8. Utilities: All utilities are available at the site. BACKGROUND The existing development was constructed in 1967 (Attachment A). The site and structure would not presently meet code standards or design criteria. The site has no active or maintained recreation areas and does not meet the minimum landscape requirements. The applicant is proposing to upgrade and increase the intensity of use of the site. DECISION CRITERIA The applicable zoning code review guidelines are listed below, followed by pertinent findings of fact. 1. 18.60.050(1) - Relationship of Structure to Site The site currently has minimal landscaping and does not meet the district's standards. Pavement on the site extends from the edge of the right -of -way, 58th Avenue South, through the parking lot. The existing structure is three stories with the first story slightly below grade. The proposed structure is located to the east of the existing structure at the crest of the hill. Six units are located on three levels; the seventh STAFF REPORT to the B.A.R. 87 -3 -DR: Southcenter Court Page 3 and eighth units are raised above the parking lot and are second and third story units (Attachments B, C and D). 2. 18.60.050(2) - Relationship of Structure and Site to Adjoining Area The new structure is three stories with a pitched roof and composition shingles. The existing structure is flat roof with a mansard roof trim. Surrounding single - family homes also have pitched roof lines. The applicant has submitted a rendering (Attachment E), which shows a future reroof of the existing structure. An evergreen shrub is proposed every 2i feet along the south and west prop- erty lines. The north half of the site is a heavily wooded slope. The contour lines on Attachment B show how the south and west landscape areas slope up in a southwesterly direction. The vehicular circulation pattern will not change with the proposed addi- tion. Sidewalks are shown in front of the new structure and down into the recreation area. The sidewalk does not appear to extend to the stairway leading to the westernmost units. 3. 18.60.050(3) - Landscaping and Site Treatment The heavily wooded hillside to the north is proposed as part of the recrea- tion scheme with a trail and picnic area situated in the northwest corner (Attachment F). The landscaping plan includes landscape islands to help break up the exist- ing and proposed paved area. A row of existing shrubs (pyramadalis) is shown retained along the east half of the south property line. Two street trees are proposed along 58th Avenue South and replanting in front of the existing structure. Sufficient coverage in landscape areas does not exist without ground cover. Curbing, except along the front of the existing structure, does not exist on the site. Curbs are being proposed in the new paved portion of the site. An outline of a dumpster screen in shown on the site plan. An elevation has not been submitted. Round bollard light fixtures and recessed aisle lights are proposed in the rear recreation area. These should enhance the area, provide a safer environment, and be compatible with the design. A standard geometric pole fixture is proposed for the parking area. The fixtures are die -cast alum- inum finished with a dark acrylic enamel. 4. 18.60.050(4) - Building Design The proposed structure is well modulated with a pitched composition shingle roof. The beveled wood siding is stained "Navajo White" with a brown /grey "Beechwood "- colored trim. Each unit has a balcony or patio area with well proportioned windows (Attachment D and G). The existing structure has an STAFF REPORT to the B.A.R. CONCLUSIONS 87 -3 -DR: Southcenter Court Page 4 undefinable surface material, similar to concrete or stucco, painted a cream color; however, the two structures would be similar in shade and bulk. The two structures would not relate well to one another as they exist. The applicant has submitted a rendering (Attachment E) which demonstrates how a new roofline on the existing building can provide compatibility between the buildings. The meter boxes or other mechanical equipment has not been shown. 5. 18.60.050(5) - Miscellaneous Structures and Street Furniture The site is difficult due to the steep slope on the northern half and the existing development. The applicant has worked with the staff in developing very intense usable recreation areas. A practice court with basketball hoop is located in the 20 -foot wide separation between existing and proposed structures; a sandbox and slide and play structure is surrounded by a series of steps, which serve as an informal seating area. From the children's active play area a gate leads onto a trail through the wooded hillside to an open picnic area. Lights with guards will be attached to the structures adjacent to the basketball court which is appropriate for safety. 1. Relationship of Structure to Site: The new structure has been located at the crest of the hill and in such a way as to allow the new parking to be contiguous with the existing layout. Height and scale of the structure relates well with the site. The recreation elements are centrally located between the two structures overlooking the wooded area and away from the traffic and parking areas. The parking area and the new sidewalk area are large due to the placement of the new structure. Softening and enhancement of these areas could be accom- plished with additional trees in the proposed landscape yards and sidewalk. The eye as it enters the site would focus on the canopy of trees at the far side of the parking lot rather than the open paved area. 2. Relationship of Structure and Site to Adjoining Area: The structure is an expansion within allowable density limits of an existing multiple - family development. The roof line of the new structure and the topography of the site create a harmony and transition to adjoining areas. Pedestrian circulation needs to be provided from the end units around to the south side of the new structure. 3. Landscape and Site Treatment: The note on the landscape plan states that existing trees and wooded slope to be preserved, second growth and tall shrubs in way of view from apartment units to be trimmed or removed. The soils report verifies that the existing vegetation on the hillside should, as far as possible, remain undisturbed. Sliding of the hillside along STAFF REPORT 87 -3 -DR: Southcenter Court to the B.A.R. Page 5 Interurban is a continual problem where vegetation has been removed. There- fore the location of the trail and picnic area will be required to skirt any mature trees, which have not been indicated, and shrub clearance will only be allowed as necessary for a path. The note on the landscape plan should be revised to eliminate the last word "removed" (Attachment F). Trimming would still be possible if view corridors are desired. The landscaping improvement in the front yard should be curbed and lawned to protect and enhance the planting area. The curb should extend to the side of the two parking stalls and the curb cut at the entrance. To provide sufficient screening, the flowering shrubs to the east of the dumpster should be increased by three to provide sufficient coverage and screening. 4. Building Design: The quality of the new structure meets the criteria of the BAR and relates well to the adjacent single - family neighborhood. The color of the proposed siding is similar to the color of the surface of the exist- ing structure. However, the design of the structure does not relate well to the design of the existing structure. The applicant has provided an artistic rendering (Attachment E) of a perspective of how the site could look with similar roof treatment. Planning Staff has concluded that this criteria is not met with the flat mansard roof of the existing structure (Attachment A), and the proposed pitch composition shingle roof for the new structure (Attachment G). 5. Miscellaneous Structures and Street Furniture: The practice court, as located between the two structures, is adjacent to ground floor windows on the west side of the existing structure. A three -story chamber created by the buildings will contain and possibly echo noise created by the concrete surface. Various alternatives can accomplish noise reduction such as a synthetic rubber overlay on the concrete, a double -paned window or removal of existing windows. The staff recommends leaving choice of alternatives to applicant to accomplish compatibility between the two uses. RECOMMENDATIONS Based on the above Findings and Conclusions, the Planning Staff recommends approval with the following conditions: 1. Extend sidewalk to stairway entrance of western units. 2. Provide curb along front property line from curb cut to side property line. 3. Provide four additional large -scale trees along west property line and parking area, and a medium -scale deciduous tree in the sidewalk area. 4. Provide on opaque dumpster screen of similar siding and color as building elevation. STAFF REPORT to the B.A.R. 5. Locate meter boxes on sides or screen with landscaping. 6. Provide noise relief for the occupants of the existing building created by the basketball court to be reviewed and approved by the staff. 7. Indicate ground cover in all planting areas and add three additional shrubs west of dumpster. 8. Provide pitched roof as shown in Attachment E for existing structure to be issued in conjunction with issuance of building permit for new structure. 9. Revise note on Landscape Plan to read "...second growth and tall shrubs in way of view from apartment units may be trimmed but not removed." (22/87- 3- DR.1,2) 87 -3 -DR: Southcenter Court Page 6 411 19 1 14P 17111 7R'r illuminance 1110.Tif 1 1 I nglig fillid541Z 'Fan ..4177: 11 1 / • / /1 r---, , - 1 1 ; 1 -- --- /-- Z," -*/ / / 1 1 / / / / 1 / -....._ ! • , --,—.. ... -- .1 / I I 1.-1-1-.1 ■17...•••• Lrav EGAL DE4C2.• rzt So Ztrj •P PLAN. AILIPPR an. - 12.-IJKJIT APARTMENT BUILT 11 FRANK A.7 uLfl ....0•7.71r2■1.121Macsa. E.XISTII.-I(, C,ONID171 IJS AV(. • , TUKWILLA Ls /Ponsiaro and Company Atakil•91• •d Laud A;9Yil 200 9w Zebu wrwi 3.0k, Wridayksb 90102 1706 773-4066 .. d.3- 1.6 Am. by SIT I 5e Av J \\ . Harr/Pansiero and Company Arahit•ot• and Landaaap• Arohit•ct• I 2+ East Edgar Strait Seattle, Washington 98102 (206) 323-4565 data zemik-r87 job no. drawn ATTACHMENT U a ° c 4 r 0 11 . snv» a. x<: su�arrvra :nr.N':rf�rlx:.as:t +tn*t•:Y .'1∎nr .rw; 17., 7;ragvIrc r.V;P.c.-It:�i;s70 7:ti��ti' .111. ;Tr:MY: • II II K 11 1 1 11111 la w 61. 6ta t oP fi AVM. O, , TNKWIL LA s.xv/Ps.d....ad Co...., Arabi t d lull Ar•hIt••t• 700 raw raw rimer rrtl,. Orir_ MIO2 M. 77341• /ate M► w. 4,.n N ATTACHMENT D Harr /Pansiaro and Company Archit•ct• end L•nd•c•p• Archit•at• ".AO E. G1un 5h.., Swul.. W..h.p . 98102 1206) 3214565 .ST. GEORGE PROPERTIES ., Beni. vr�i`t fua% nir«> x' u' �. tL' +:fpr:'rli4�:ty`ai;itr9�1",aS 4...14n •lAnx:rw.:..avr mrawtatif..4 xa .67 :ri taut .a G :: »a¢.OAoTI'' 9c 00,, -La x,r.t.wx,wiatY:srsv F+ i t! i ' .til'fi'" {faliI'all..'E3egrara 1-441■MC.44.1 RAN 5B1N, AVE. 50., VILA, \VA, Hsrr /Psnsiero and Company Arahit•ate and Land••ap• Arahit•ata IL+Eaat rdwr Semi S..tth. wrlinplm 98102 (706) 923-4585 data 27 MAY67 lob do. drawn by Gip 2 o, rn rn r 0 LE-vATI q\1 ST 6� 1•'<z o I Te. 5& A5 1 & , TUKWIL A San /Panaiaro and Company Arahil•at■ •nd L•nd.a•oa Arahit•at. 200 4.1 raw. Sbwl Swill. Washington 90102 (206/ 3234565 data . fob w. drawn by r Q . 0 0 4- ST P...0[ ege=efte-71E4 DO 40' - PL4-1 LA-roLrr Zan/Panaiero and Company Arabi t 4 Laird Arab 230 WI 51cou Ih ijI., Megisolos 90102 (KO 3234565 date • job .o. . " drawn by • 0 ATTACHMENT If: • z a row c61-3.- DR , 1. Case Number: Applicant: Request: 2. Case Number: Applicant: Request: Location: 1. Case Number: Applicant: Request: Location: 2. Case Number: Applicant: Request: Location: City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary L. VanDusen, Mayor City of Tukwila PUBLIC HEARING NOTICE Planning Commission Public Hearing s,r,...,.i.. •!� ..i ..• W .•r...+ ; ��:... se. t-.t U?°: Y�::' i� £ ?if;+,�ic.�l.'4N.iS'Y.".iW0.e ..... ail, ���' ia% i4i.., �., i, ciih..... L�i,,. . L:. �. 1 L. .N a.•. v4. �:.._., .::�. }.>,'a�..,,,,..,.��.,,`u.. _�,a_.�: �..m..a . Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will conduct a public hearing on June 25, 1987, at 8:00 p.m. in the City Council Chambers at Tukwila City Hall, 6200 Southcenter Boulevard, to consider the following: 87 -2 -CA - M -1 Code Revision Puget Sound Tire Amend M -1 - Light Industry zone to include manufacturing/ processing of previously - prepared rubber products. 86 -19 -CPA and 86 -20 -R M/M R. Martin Redesignate 1.6 acres from Low Density Residential to Office in the Comprehensive Plan and from R -A (Agricultural) to P -0 (Professional Office) 5665 South 178th Street, Tukwila, WA. Board of Architectural Review Public Hearing 86 -40 -DR Southland Corporation Revise building design for a 7 -11 convenience store. S.W. corner of the 58th Avenue South and Interurban Avenue South intersection. 87 -3 -DR St. George Properties Design review of renovation and improvement of multiple- family site and existing 12 -unit structure and the addition of an 8 -unit structure. 14081 thru 14083 - 58th Avenue South. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Department. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Valley Daily News - June 14, 1987 11 June 1987 Dear Moira, Ms. Moira Bradshaw Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98199 K•rr/P•nni•ro and Company Architects and Landscape Architects 124 East Edgar Street • Seattle, Washington 98102 (206) 323 -4565 RECEIVED CRY OF 1UKWNILA JUN 17 1987 C T Y OF TUKv1Wi PLANNING DEPT. Enclosed is a print of the landscape plan for the St. George Properties project on 58th Avenue South. As you requested, I have noted the type of lighting to be installed in each area. Please refer to the enclosed catalog cuts for detailed information. We believe these types of lighting will meet the goals of providing adequate, glare -free and architecturally harmonious lighting. In the later stages of design development we will make every effort to distribute them on the site with careful regard to the needs of the tenants and neighbors. I have also noted the location of light wells along the south facade of the two triple -level units. As we discussed on the phone, these wells will he accommodated by shifting the building, walk and parking area curb slightly. Thank you for your comments on the design. If there are any other questions I can answer for you, please give me a call. I look . forward to meeting you at the design review. GEOTECH CONSULTANTS 13240 N.E. 20th St. (Northup Way), Suiie 12 Bellevue, WA 98005 (206) 747 -5618 (206) 343 -7959 St. George Properties P. O. Box 1001 Seattle, WA 98009 Attention: Leon Moore MINTED JUN -31987 CITY OF TUKW1 LA PLANNING DEPT. Subject: Geotechnical Engineering Study, Apartment Building Project, 58th Avenue South, Tukwilla, Washington May 29, 1987 JN 87134 Gentlemen: We are pleased to present our geotechnical engineering report for an apartment building project to be constructed at the above referenced site in Tukwilla, Washington. The purpose of our work was to explore site conditions and provide earthwork and foundation design criteria. The subsurface conditions of the proposed building site were explored with three test pits. We found the site to be underlain by as much as twelve to thirteen feet of fill in the upper area and eight or nine feet of residual silty sand with fractured, weathered rock in the lower portion. The entire site is underlain at depth, by weathered to hard intrusive bedrock. In our opinion conventional spread footings may be placed in the dense silty sands or hard bedrock underlying the fill soils and the highly fractured silt layer. However, in the downslope portion of the proposed building, we recommend that the structural loads be transferred into the competent hard bedrock using augered concrete piers. Drilling machinery, used to install the piers, must be able to core into the hard bedrock. The attached report contains a more detailed discussion of the study and recommendations. If you have any questions, or if we can be of any further service, please contact us. Respectfully submitted, GEOTECH CONSULTANTS, INC. 141 ames R. Finley, Jr. P.E. This report presents the results of our geotechnical engineering study of the site of a proposed apartment building project in Tukwilla. The site is located immediately west of 14081 - 58th Avenue South as indicated on the Vicinity Map, Plate 1. Based on preliminary plans furnished to us, we anticipate that the building will consist of eight, three story units to be constructed west of an existing twelve unit apartment. Cuts of approximately eight feet are anticipated along portions of the south building line. SURFACE GEOTECHNICAL ENGINEERING STUDY APARTMENT BUILDING 58TH AVENUE SOUTH TUKWILLA, WASHINGTON SITE CONDITIONS The property is a nearly triangular shaped tract located on a northeast facing slope overlooking the Duwamish River and the Foster Golf course in Tukwilla. Topographically, the site consists of two relatively flat areas separated by a six to eight foot bank. At the north end of both flat areas, the ground surface drops sharply twenty feet or more to the valley floor. An existing 12 -unit apartment occupies the eastern third of the property. The steep slope is heavily vegetated with underbrush and numerous deciduous trees, while the flat areas are in grass or are gravelled for parking. A visual inspection of the north side of the existing apartment building revealed downslope displacement of the surficial soil adjacent to the foundation elements. We also noted that this portion of the structure was constructed using concrete piers and grade beams.. The building line is within . several feet of the edge of the steep slope. GEO'I'ECH CONSULTANTS INC. . �...... �.....:.......... �......... �_..._ �......... �......._....._...,......._ ��_.......... �_.. ��.....,.... u,. Y�...., �, r<. �.. �. �x<.,. xnn.•. c�xw.: rnur.: sirsrsr_.* "trv.:��1.e...,,31�is'�;.',u.X•. P_:'.C7:y ?S$ST ^:" � :i.�n`N:`'itiwYRiv?ivar�+ :�: ^.� .. St. George Properties May 29, 1987 SUBSURFACE The subsurface conditions were explored by three test pits at the approximate locations shown on Plate 2. The test pits were excavated on May 21, 1987 with a rubber -tired backhoe owned and operated by Evans Brothers Excavating. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soils encountered. The Test Pit Logs are attached to this report as Plates 3 through 5. The uppermost soil unit is fill consisting of brown silt and sand with some root and organic matter and occasional concrete rubble and dimensioned lumber. The fill was found to extend to a depth, of nearly thirteen feet in the northwest portion of the building site, six feet in the southern part, and only a foot or so at the northeast corner. A highly fractured tan -gray, medium dense silt, three and one -half to five feet thick, underlies the fill in the two up -slope test pits. The fractured silt and the thin layer of fill in the lowermost test pit are underlain by approximately six feet of residual soil consisting of medium dense to dense reddish tan silty sand with fragments of weathered bedrock. The lowermost unit encountered consists of weathered to hard intrusive bedrock identified as pyroxene andesite and basalt. The rock formation was found at an elevation of approximately eighty feet (using provided topographic information and elevations). The final logs represent our interpretations of the field logs and the results of the laboratory examination and tests of field samples. The stratification lines on the logs represent the approximate boundary between soil types. In actuality, the transition may be gradual. GROUNDWATER Groundwater seepage was not encountered in the three test pits, however, it should be noted that groundwater levels vary with rainfall and other factors. We anticipate that groundwater could be found between the near surface weathered soil and the underlying bedrock formation. CEOTECH CONSULTANTS INC. JN 87134 Page 2 St. George Properties May 29, 1987 GENERAL SPREAD FOUNDATIONS ,......«,,...,....., ..,.�- ..oi.��..ice.s.w,:xc.,r.. ran:•.: w«.:. e:. x:`.:: �+ r.:...:; t" i',ct >R- ....t;rr;.}Yi <;v„r "xi M170■11':': +.�.eib'.". CONCLUSIONS AND RECOMMENDATIONS JN 87134 Page 3 It is our professional opinion, from a geotechnical engineering standpoint, that the planned multi residential development is feasible for this site. Three backhoe excavated test pits encountered at varying depths, residual soil underlain by the parent bedrock formation. The residual soil is overlain by fractured silt and uncontrolled fill. In our opinion, the residual soils and bedrock formation may be relied upon to support structural loads normally associated with this type of development. Spread footing foundations may be placed directly on the medium dense to dense, residual soils except along the north building line where all structural loads should be transferred to the underlying bedrock formation. This may be accomplished by augered concrete piers, however, machinery utilized for this purpose must be capable of coring at least five feet into the bedrock. Although the core of the hillside appears stable, we did note evidence of surficial creep in the soils immediately adjacent to the north wall of the existing apartment building. The concrete piers and the bottom of the grade beam have been exposed in several areas. Under no circumstances should surplus soil be loose dumped onto the steep slope, nor should soil be stockpiled near the top of the slope. The existing vegetative cover on the slope should, as far as possible, remain undisturbed. Where the vegetation is removed, the surface should be protected from erosion by plastic until a new vegetative cover can be established. The southern portion of the proposed structure may be supported on conventional continuous and spread footings bearing on the dense residual soil underlying the fractured silt and uncontrolled fill or on structural fill placed above competent native soils.. Overexcavation of the fill soils below the footing will be required in some areas. Structural fill placed under footings should extend outwards from the edge of the footings at least an amount equal to the depth of fill underneath the footings.. Exterior footings should be bottomed at a minimum depth of twelve (12) inches below the lowest adjacent outside finish grade. Interior footings may be at a depth of twelve (12) inches below the top of the slab. Footings GEOTECH CONSULTANTS INC. St. George Properties May 29, 1987 JN 87134 Page 4 founded on competent native soils may be designed for an allowable soil bearing capacity of two thousand (2000) pounds per square foot (psf). Footings bearing on structural fill may also be designed for a bearing pressure of two thousand (2000) psf. Continuous and individual spread footings should have minimum widths of sixteen (16) and twenty -four (24) inches, respectively. A one -third increase in the above bearing pressures may be used when considering short term wind or seismic loads. Lateral loads due to wind or seismic forces may be resisted by friction between the foundations and the supporting compacted fill subgrade or by passive earth pressure on the foundations. For the latter, the foundations must be poured "neat" against the existing soil or backfilled with a compacted fill meeting the requirements of structural fill. A coefficient of friction of 0.40 may be used between the structural foundation concrete and the supporting subgrade. The passive resistance of undisturbed natural soils and well compacted fill may be taken as equal to the pressure of a fluid having a density of three hundred (300) pounds per cubic foot (pcf). DRILLED PIERS Drilled concrete piers should be used to support the north wall of the project and where it is not feasible to remove the fill and /or fractured silt to the underlying residual soils.. It is our opinion that the piers can be installed by relatively simple open -hole methods, although the machinery must be capable of coring five feet into the bedrock. Concrete should be placed immediately after each pier is completed. The piers should have a minimum diameter of sixteen inches and should extend at least five feet into the bedrock formation. Such piers may be assumed to have an allowable bearing capacity of 20 tons each. The piers should be reinforced to resist a lateral load equal to that exerted by a fluid having a density of one hundred (100) pounds per cubic foot (pcf) acting on the upper eight feet of the pier and on an effective width of two times the pier diameter. For structural design purposes, the pier may be assumed to have a "point -of- fixity" at a depth of ten feet. GEOTECH CONSULTANTS INC. St. George Properties May 29, 1987 SLAB -ON -GRADE FLOORS PERMANENT RETAINING AND FOUNDATION WALLS GEOTECH CONSULTANTS INC. JN 87134 Page 5 If piers are to be used for structural support, a decision must be made on whether to transfer floor loads to the pier system. Construction of a slab -on -grade floor over the existing fill involves some degree of risk, in as much as the silt and sand fill is compressible. If floor loads are to low and some irregular settlement and cracking can be tolerated, the existing fill could be used in its present state. One precaution which could be employed would consist of proof - rolling the building area. Any soft areas encountered would then be excavated and replaced with select imported material. The slab should be provided with a minimum of four (4) inches of free draining sand or gravel. In areas where moisture is undesirable, a vapor barrier such as a 6 mil plastic membrane should be placed beneath the slab. Retaining and foundation walls should be designed to resist lateral earth pressures imposed by the soils retained by these structures. Walls that are designed to yield an amount equal to at least 0.002 times the wall height can be designed to resist the lateral earth pressure imposed by an equivalent fluid with a unit weight of thirty -five (35) pounds per cubic foot (pcf). If walls are to be restrained at the top from free movement, a uniform force of one hundred (100) pounds per square foot (psf) should be added to the equivalent fluid pressure force. For calculating the base resistance to sliding, we recommend using a passive pressure equivalent to that exerted by a fluid having a density of three hundred (300) pcf and a coefficient of friction of 0.40. It is assumed that no hydrostatic pressures act behind the wall and that no surcharge slopes or loads will be placed above the walls.. If surcharges are to be applied, they should be added to the above lateral pressures. Retaining and foundation walls should be backfilled with compacted free- draining granular soils containing no organics. The wall backfill should contain no more than 5 percent silt or clay and no particles greater than four inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. Alternatively, a geotextile drainage product such as Miradrain or Enkadrain may be used. The purpose of this is to assure that the design criteria for the retaining wall is not exceeded because of a build -up of hydrostatic pressure behind the wall. i:'.'r'liid: a:t t. /,$k.,:t.:k ovK? nxv.. e+ �+ w. nrrwvs.. o-✓..-. w.:... .............r..�....,,,.�..... St. George Properties May 29, 1987 SITE DRAINAGE We recommend the use of footing drains at the base of all footings and earth retaining walls. Roof and surface water drains must be kept separate from the foundation drain system. The footing drains should be surrounded by at least six inches of one - inch -minus washed rock. The rock should be wrapped with non -woven geotextile filter fabric (Mirafi 140N, Supac, or similar materials). At the highest point, the perforated pipe invert should be at least as low as the bottom of the footing and /or crawl space and it should be sloped for drainage. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where buildings, slabs, or pavements are to be constructed. During construction, loose surfaces should be sealed at night by com- pacting the surface soils to reduce the infiltration of rain into the soils. The slopes should be covered with plastic. No groundwater was observed in our test pits. However, some seepage is possible, and, if encountered in the excavation, the water should be drained away from the site by use of drainage ditches, perforated pipe or French drains, or by pumping from sumps interconnected by shallow connector trenches at the bottom of the excavation. EXCAVATIONS AND SLOPES In no case should excavation slopes be steeper or greater than the limits specified in local, state, and national government safety regulations. Temporary cuts greater than four (4) feet in height in fill or loose soil should have an inclination no steeper than 1:1 (horizontal:vertical). All permanent cut slopes into native dense soils should be inclined no steeper than 2:1 (horizontal:vertical). Fill slopes should not exceed 2:1 (horizontal:vertical). Water should not be allowed to flow uncontrolled over the top of any slope. Also, all permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. GEOTECH CONSULTANTS INC. JN 87134 Page 6 St. George Properties May 29, 1987 PAVEMENT AREAS All parking and roadway areas may be supported on native soils or existing fills provided these soils can be compacted to 95 percent density and are stable at the time of construction. Structural fill and /or fabric may be needed to stabilize soft, wet or unstable areas. In most instances twelve (12) inches of granular fill will stabilize the subgrade except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc. after the site is stripped and cut to grade. The upper twelve (12) inches of pavement subgrade should be compacted to at least 95 percent of the maximum density. Below this level a compactive effort of 90 percent would be adequate. The pavement section for lightly loaded traffic and parking areas should consist of two (2) inches of asphalt concrete (AC) over four (4) inches of crushed rock base (CRB) or three (3) inches of asphalt treated base (ATB). These guidelines are based on our experience in the area and on what has been successful in similar situations. We can provide recommendations based on expected traffic loads and R value tests, if requested. Some maintenance and repair of limited areas can be expected. To provide for a design without the need for any repair would be uneconomical. SITE PREPARATION AND GENERAL EARTHWORK GEOTECII CONSULTANTS INC. JN 87134 Page 7 Any structural fill under floor slabs and foundations should be placed in horizontal lifts and compacted to a density equal to or greater than 95 percent of the maximum dry density in accordance with ASTM Test Designation D- 1557 -78 (Modified Proctor). The fill materials should be placed at or near the optimum moisture content. Fill under pavements and walks should also be placed in horizontal lifts and compacted to 90 percent of the maximum density except for the top twelve (12) inches which should be compacted to 95 percent of maximum density. The moisture content of the on -site soils at the time of our exploration was generally above the optimum moisture content. On -site soils could be used as structural fill provided the grading operations are conducted during dry weather and where drying of the soils by aeration is possible. However, the on -site soils contain a significant amount of fines and thus are moisture sensitive. Compaction and grading operations will be difficult if the soil moisture exceeds the optimum moisture content. If grading activities take place during wet weather, rwe;e.w:rr yarn• �; aiat�art Y? S`7, 'L`�F. ".'�i.4`rY. ". ^'!?if:.'.,. .. 4 :..7 * .:f�`:., _.:ilx.. ?:. .... . St. George Properties May 29, 1987 site preparation costs may be higher because of delays due to rains and the potential need to import fill. Subgrades will be susceptible to excessive softening and "pumping" from construction equipment traffic. Ideally, structural fill which is to be placed in wet weather should consist of a granular material with a maximum particle size of three inches and no more than 5 percent fines passing the No. 200 sieve. ADDITIONAL SERVICES LIMITATIONS GEOTECH CONSULTANTS INC. JN 87134 Page 8 Geological factors such as stratigraphic discontinuities that occur between test pits and soil exposures, or variations in groundwater conditions are not predictable with a limited exploration program or conventional engineering analysis. Such non - quantifiable risks must be borne by the owners. This report has been prepared for specific application to this project and for the exclusive use of St. George Properties and their representatives. Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses. The conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. We recommend that this report, in its entirety, be included in the project contract documents for the information of the contractor. It is recommended that Geotech Consultants, Inc. provide a general review of the geotechnical aspects of the final design and specifications to verify that the earthwork and foundation recommendation have been properly interpreted and implemented in the design and construction specifications. It is also recommended that Geotech Consultants, Inc. be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts, specifications, or recommendations, and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. xaroasa enw19.3.1 eaewba ,v .... ** ,.,.,. .. w...4 ...a 111e∎RA esaverA.rtg ne »tCC +St? 17L*G',I`4C1F3- 0 .9a l r St. George Properties May 29, 1987 The following plates Plate 1 Plate 2 Plate •'6 DBG /JRF /vtv Plates 3 through 5 JN 87134 Page 9 are attached and complete this report: Vicinity Map Test Pit Location Plan Test Pit Logs Grain Size Analysis Respectfully submitted, GEOTECH CONSULTANTS, INC. Dennis B. Green V Geotechnical Engineer hdar James R. Finley, Jr. P.E. Principal GEOTECH CONSULTANTS INC. GA2EL s SIB' "PL S UNNY I isTN In ST 128TH.: - LANG TON 113TH 5T e S BANGOR C RESTON ST N RAINIEII 72Nj1 yr N COOPER RYAN to vi �►'. , ST PANTO r > S m PR N T 1 �a• S �p 1: N N N ■ y is ST 1A2 L •• S a FOUNTAIN C. ST H'T .. 'b.S TM ST to i � fi cufT N f r fiNTM fT 144 H ST SUNS GEOTEC H CONSULTANTS JOB NO.: 87134 VICINITY MAP 58TH AVENUE SOUTH TUKWILLA, WASHINGTON PLATE: DEPTH (FT.) 0 I0 15 4:i.iSC.VWtemmJ• wapv43.44Mna MOIST. ( %) USCS' SM , • • • SM GEOTECH CONSULTANTS TEST PIT 1 DESCRIPTION ELEVATION= .awrnlwseem`s!arrazaYF000P eraVI9eT aanI 57xal+rtnextarbkk +rorcrx LOGGED BY: DBG Brown Silty Gravelly SAND with organic matter, Moist, \Loose (Topsoil) Reddish Tan Silty Gravelly SAND, Moist, Medium Dense with weathered rock throughout highly weathered fractured rock BED_. ROCK (lark Brown /Black to. Red -Brown ANDESITE Test Pit terminated on 5/21/87 at 10 feet below existing grade. No groundwater seepage encountered during excavation. JOB NO: 47134 TEST PIT LOGS 58TH AVENUE SOUTH TUKWILLA, WASHINGTON I PLAT E sIP l,J GEOrl EC1-I CONSULTANTS k TEST PIT LOGS 58TH AVENUE SOUTH TUKWILLA, WASHINGTON JOB NO. 87134 PLAT E DEPTH MOIST. (FT.) 0 10 15 20 ( %) USCS • S • ML Brown SAND and SILT with organic material, Moist, Loose (Fill) becomes very moist to wet small piece of plywood at 6' concrete rubble at 7' and 8' TEST PIT 2 dimensioned lumber at 11' LOGGED BY: DBG DESCRIPTION ELEVATION= Gray and Tan SILT, Highly Fractured, Moist to Wet, Medium Dense Highly Fractured and Weathered ANDESITE becomes harder with depth Test Pit terminated on 5/21/87 at 17 feet below existing grade. No groundwater seepage encountered during excavation. G EO I EC l� 4 CONSULTANTS TEST PIT LOGS 58TH AVENUE SOUTH TUKWILLA, WASHINGTON JOB NO. 87134 PLATE DEPTH MOIST. (FT.) ( %) 0 - 10 15 20 USCS SM- ML . i�l .,......_........_____._�__ __... ___._..__....__. ._......._....,- .�.......,.,... «.- w...,, enesuecmmm�oruac�5cue !!:�rn:lE^�u1tr3T•_3+i7dr'3x TEST PIT 3 LOGGED BY: DBG DESCRIPTION ELEVATION= Brown SILT and SAND with organic matter and some concrete rubble, Moist, Loose (Fill) Tan -Gray Fractured SILT, Moist to Wet, Medium Dense Reddish -Brown Silty_SAND with weathered rock, Moist, Medium Dense becomes more dense and more weathered rock becomes hard Test Pit terminated on 5/21/87 at 17.5 feet below existing grade. No groundwater seepage encountered during excavation. 90 80 -0 TO P1 0 Z 60 --I - n 5 0 Z 40 co 30 rn 20 10 SIEV ANA YSIS 1■ML. 4 .1 1J ME'! 1■111111'1 :1 ■,011!.1:12:aul111V1• al :x:11 :an,rw:1•1s.- s..140 III 1111 11111111 111111111 IIIIIIIIIII 11111 1111 I I I i1,�liiuI uaiiiliiai_ i� aiifm 11 I 1 1 11 1 4 1 1 1 I 1 1 i 11 1 1 CO m c 100 Q1 W N 0 W O O 0 0 0 0 0 0 4A p N• ro 01 CTI 0) CO CO 0 v0 O 0 0 0 0 0 0 m A Cry N 5 c 01 . W N 0 O1 A W N = 0 0 0 Q1 A CM N GRAIN SIZE IN MILLIMETERS HYDROMETER ANALYSIS boo bb b - 00 00 Co al A Cry COBBLES COURSE 1 MEDIUM SAND 1 FINE COURSE l FINE GRAV L FINES • 0 O 0 I0 20 30 40 0 50 Xt cn m 60 TO C) 80 = 90 100 O O w BORING /TEST PIT DEPTH 3 ELEV. SAMPLE 1 Z MOISTURE 2.5.2. 13. SYMBOL ML 5\ni KEY 9--0 SOIL CLASSIFICATION C...IVEY SILT G� 1 5J4N ) 29 May 1987 Mr. Jack P. Pace Senior Planner Planning Department City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Jack: KerrlPonsiero and Company Architects and Landscape Architects 124 East Edgar Street • Seattle, Washington 98102 (206) 323 -4565 Enclosed are revised Site and Landscape Plans for the St. George Properties project on 58th Avenue South. We have tried to address the concerns you raised after the initial Design Review Committee meeting of April 29th. Among the changes we have made are the following: 1. The proposed building has been moved west to provide a 20 foot separation between it and the existing building as suggested by local fire officials. 2. We have followed your suggestions for improving the safety and appearance of the existing parking area and we have relocated the handicapped stall to a more convenient spot. 3. As you suggested, we have enlarged the level recreation area and provided amenities including seating, practise basketball court, terraced play area and screening of lower level apartment units. The play area includes climbing equipment (see enclosure), slide and sandbox. 4. Access to the recreation area has been improved by the addition of an exterior walk and stair at the south end of the practise court and a covered public stair at the east side of the covered parking. A rail is now indicated atop the retaining wall at the recreation area. Access to the wooded trail from the play area is controlled by a gate. 4 v:vJt" 3.n,•..... . "Y ...�L..._.�.,'.�..t. ��.✓,_.. ...... .,r., � r .. '�7y+" .aas ^.,..� �,.3 ?;i�.P" .: _ ..•.x.a �',1:i. ., .2^ u. �` "vi`, ai ..... .. .4`:..1. .M..w. ....sir.:. i!:s.".1. �. -2- r•• ",zt 'rt�� ..u.,..•�.. ;SJ.:: �. a" 5;:.';a: l�., Q�: s. �..: T �_ a2 :�', "i;:t...i7^J ±,..1•�wu�? >,�: ,:i.�a..,,z -...: aa:::.,; ��k�: . K rrIPonstaro and Company Architects and Landscape Architects 5. We have extended the trail in the wooded area to the north corner of the property where a level, grassy picnic area is to be established. 6. The landscape plan has been revised to reflect the above changes. In addition we have indicated that mature existing trees on the wooded slope are to be preserved, but second growth trees and shrubs will be trimmed or removed to establish view corridors for the recreation area and apartment units. We have also added two street trees south of the entry on 58th. 7. Although we do not yet have a comprehensive topographic survey of the site and therefore cannot provide specific, detailed information about the disposition of retaining walls, we concur with the limitation of rockeries to four feet in height and we share your concern about large expanses of concrete retaining wall. Our approach to detailed design will minimize the impact of retaining walls through appropriate use of articulation and screening with vines and shrubs. 8. We will forward the geotechnical report on the site to you by Monday, June 1st. Our appologies for failing to obtain it by today. We hope the above changes address your concerns in the manner you envisioned. The site presents many challenges and the suggestions of you and your staff have been very helpful in developing a plan which will provide a pleasant, practical living environment for the tenants. If you have any further comments please give us a call. We look forward to meeting with the Committee .again on June 25th. Sin / C a le's A. Conway Kerr /Pensiero & Coipany Karr/Pansiaro and Company A,chtt•ct• •nd L•nd•e•p• Archit•et• 4,•••• w.alluovue, 54102 .206) 323-4565 ST. GEORGE PROPERTIES 1 EXlSTIk-JG COQ X 1 EOf IeTI �5 AV . . , TUKWIWA Lars /Panaiaro and Company Ar•hit•OI• •w■ L•d Arahit. to 200 4M t4 •u 01,w1 644514. Wrb1•Na 96102 17561 723-4565 d�1• 1. . 40 Low by ` yy' Q $;u :+La (4 i:.7 .4V :; �vi'.i :69''m4 S,7 6Trita,aSVia hH.i4.1 rrnu: xr.. e :kW k xrrN. +.ti.msvec:ew.una•. K..xvsrt..ar• 112,41 xv..579 +.41 sum',w*_azaaw RYWZgA L LVFM:V :'+.1*.I Xi '*Y.P.MITPWT?;T ST. col- fli TUI<WILLA t rr /P.n.i.ro .nd Coapany Ar•hU••■• •d 6•g...p• Arabit..t. 700 OM u.n ss.l smith, w.shimpra 66107 t2061323.4365 d.t. lob ... thews br (�IF •.• •_ +�P.v.u�SMwxt�4+;srr• ti raM!s f'auAZU� HaMC!!LIAVAi .:VVIO M 1161.. w« u,.. n... u...uv..., w.. u.. w.. n.+ 1.. 1.+.... m.. vM....... .r.. KV.v� 1)1.MMPAC r'.v6I .'3t"a"s'CW :!1: T LC£MI OntrA4.Y•. q'VI.Si 5T eee)re maw-1i fi AV. 60. I J -WILLA O® g u I th a LAWDSA l.A4.1 • Lon /Ponaioro and Company Arahll•ol• •ad Lima Ar.hIS••■• • 100 r..t •dw awl Ln11I., w..Ynpa• 90101 110.1 323-47!5 d.1. fl 4&.l4I S7 Iob .o. amen by �� 0. 0. C 'O x E 0 9 C n Pu 4-J LA'ro it ST C�EORG - t� P -m E4 t . Ave.:S=, Lat., Corr /Ponadoro and Company .::. . 09}.!68 'Arokit.nt. •ng Long Ar•hiteeto 900 766 LW Simi 76616: 71nb1..1a. 98102 13061 4.11 b loo. dva.. 6► • "Wit Aaf .atar/AtaakVNCK.'kMa!I/21g,Tt Skkwuroam W1eM&xiWr He..... o: 0 � 0 | | / • / | | |i./!i/ . ' /!i: ' !!| |. x !| UU nn • , .. 1: || UU| � ||\ U � � COMMA | | / / ||.0 h'* ;U • | / | 7-7.7 |/ u Arabi 00000 Laud Arab 2110 USW alma Soak, Vielnilos 1111101 QOM 323411111 *^ w~ ��by ..... oar „ ...•- rn ( LE-N/A7 TIS 5&*Ay , , TLIKWILLA Karr/Panaiaro and Company Architocts and Landscape Architect. 200 46 6144, 50441 5.4104. 102 12040 323-4565 d41411 lob au. Jima by ;e%:,:7�1;xgat.Og :Yt4F.c..r,gr- ,.l.mt: "b:;.. ..'2:;.:c .....ammo-:- re:aas1xia..ra+r;he 19.1.. .v wax.rwT.mssrx3. It. 2 k*t rLY.` Y4 WIt N:r 1= 0 00. 17 17 :aCT:11 UTnkaRRtrreNtGZaCitirs latriY.1 ;45V....t 1*g °•4 1811 Play Area Includes a 1228 and 1258 Play Stack, a 1534 Swing Structure, a 1612 LogRoll, a 1830 Slide Pole, a 1640.14 Slide Chute, a 1644-6 Wide Chute, a 1657 Clatter Bridge and a 1666-8 Double Ladder. 1812 Play Area Includes a 1228 and 1278 Play Stack, two 1600 SpringPads, three 1630 Slide Poles, a 1640-8 and a 1640.10 Slide Chute, a 1648 Cargo Net, and a 1657 Clatter Bridge. 1C R 11111 1 1.11111110ffinumffin 48' (.! 28' - 1r 1814 Play Area 1E1 41' Includes a 1214 Play Stack, plus 1501 and 1522 Stepping Column groups. 1815 Play Area Includes a 1070 Play Plank, two 1630 Slide Poles, and a 1640.8 Slide Chute. 46' 7 INDIRECT BOLLARDS Round-Square 1. t.t : t•tfi•:! PRESCOLITE U1117 • 11=0111111•0111 1 • ••••...11•.1',N Panorama Bollards All aluminum tamperproof construc- tion, textured gray finish. All Mercury Vapor fixtures supplied with L.P.F. -20° Ballasts. NOTE: For Special Paint Finishes on Panorama units, see page 103. marine lensed bollards 62010, 62011 round cone reflector bollards 100 62030, -M square cone ref lector bollards 62010/11 Cat. No. Description 62017 Marine lensed enclosure 5 dia. post x 42" high. 62010 M.V. WOW, E -23'/: or BT -25; Surface Mount 62011 Incand. 150W, A -23; Surface Mount 22816 Replacement lens only Marine lensed enclosure 5 1/2" dia. post. 173/4" dia. cap. 42" high. 62012 M.V. 100W, E- 23'/s; Surface Mount 62013 Incand. 150W, A -23; Surface Mount 22816 Replacement lens only Marine lensed enclosure 5 dia. post. 10 " dia. cap. 24" high. 62014 M.V. 100W, E -234 or BT -25; Surface Mount 62015 Incand. 150W, A -23; Surface Mount 22816 Replacement lens only Round - clear acrylic enclosure 6 " dia. post x 36" high. Round - clear acrylic enclosure 8" dia. post x 48 " high. 62029 62029M 23163 Square - clear acrylic enclosure 6 " sq. post x 36" high. nd. 150W, PAR -38; Surface Mount eplacement Acrylic lens assembly only 62028 M.V. 100W, E -234, Surface Mount 23111 Replacement Acrylic lens only Height above ground 27 Head 8 /8" dia. x 8 high. 3 O.D. post extends 18 /8" above ground, 18" below ground. lncand. 100W, A -19; Burial Mount M.V. 100W, A -23; Burial Mount Replacement Acrylic lens only 62027 Incand. 150W, PAR -38; Surface Mount 75238 Replacement Acrylic lens assembly only Height above ground 32 ". Head 13" square x 13 high. 4" O.D. aluminum post extends 18 above ground, 16" below ground. 62034 M.V. 175W, E -28 or BT -28; Head and Ballast only 62035 M.V. 175W, E -28 or BT -28; Complete with Burial Post 63744 Replacement Acrylic lens only Height above ground 27 Head 8 sq. x 8 high. 3 O.D. post extends 18 /8" above ground, 16" below ground. 62030 Incand. 100W, A -19; Burial Mount 62030M M.V. 100W, A -23; Burial Mount 23164 Replacement Acrylic lens only 62030/30M Ship lbs. 22 17 13 6 20 16 6 19 15 6 104 1 17 27 ' 30 25 1% 1''/ security, column, stairway, entrance, school MERCURY VAPOR SURFACE SF ^'FS. The perfect solution fC t' -cost security lighting, the mercury vapor wall brackets offer diecast aluminum construction and the economies of long life and high lumen output. 93049- WG8100W, A -23 Med.Base Wall bracket with guard. Integral transformer housing. White polished guarded Thermopal glass diffuser. High quality brushed aluminum. 120V standard. Suitable for wet locations. Photo cell available (see Product Selection Catalog for details). 93048 100W, A -23 Med. Base Integral transformer housing. 8" dia. sphere of white polished, Thermopal glass. High quality brushed aluminum. 120V standard. Suitable for wet locations. Photo cell available (see Product Selection Catalog for details). prescolite 11 4L -1 T 5V/:• 1 ALF -1 9690 r L • .�._ /. "-4 F-3 " r-- 42 prescolite Oh" T 1 3 ......} t-3 "-4 "ECESSED AISLE LIGHTS. _ icandescent and Fluorescent. 3" recessing depth allows installation in steel stud construction. Screw type, diecast louvered faceplates with diffusing glass back panels. Textured gray finish. Housing of welded steel construction with gloss white baked enamel finish. Housing 73" long x 4 high x 3" deep. Faceplate 51/4" x 81/2", AL -1 15 -25W Incandescent. (15W std. —25W w/o glass. Lamp not included.) ALF -1 4W, 1 -F4T5 Fluorescent. (Lamp not included.) RECESSED AISLE LIGHT Incandescent. Screw type diecast, hinged louvered faceplate. 3" x 7 "x 4 /e" recessed housing. Matte white finish (std.). 9690 25W, Incandescent. ,:.r..::rat + +x'. ^�ut�a . uyrt �:; 5' �; CL-: sr::.; i.'..,. �::' 2Yy' s r�i! e71- rf' inY�`.`•, T, t:!`% t�+:. �; �f,`•°,' �. SfiG:: t�7ti 'fsyru- �"� step, walk & aisle lights corridor, night light, stairway, walkway • RAL -4 LEC Fixture 400W HPS Type II RAL -4 LEC Fixture 400W HPS Type III, Medium, Cutoff n'rec RAL The Series RAL cutoff luminaire has been designed to meet new or retrofit Roadway and general off- street area lighting applications. Combining aesthetics with durability and energy efficiency the RAL is constructed with a die cast aluminum housing, door and lampholder bracket and is finished with a dark bronze thermoset acrylic enamel. The hinged door encloses the gasketed luminaire bottom for a tight fit and clean appearance. The RAL utilizes a wide variety of HID lamp type and wattage combinations. Two die cast door latches, allowing the opening of the door without the use of tools, and a swing down ballast assembly significantly simplify maintenance. Work on the internal electrical components can be accomplished without removing the ballast assembly or lamp from the fixture. When the ballast tray is removed from the fixture the hinged portion becomes a carrying handle. The entire unit is prewired for ease of installation. 0 5 1.0 1.5 2.0 2.5 3.0 Lateral Distance in Mounting Heights Main Candlepower Beam of Type II RAL unit with clear lamp source 1.0 1.5 2.0 2.5 3.0 Lateral Distance in Mounting Heights Main Candlepower Beam of Type Ill RAL unit with clear lamp source • • • SUGGESTED RAL LUMINAIRE SPECIFICATIONS GENERAL Luminaire shall be Crouse -Hinds Company series RAL, catalog number for use with watt lamp. MECHANICAL The maximum weight shall not exceed pounds and its maximum effective projected area (EPA) shall not exceed 1.66 square feet on the side and 1.24 square feet in the front. The housing, door and lampholder housing shall be die cast aluminum. The main housing shall be provided with integral gussets for wall strength, integral bosses for ballast assembly and reflector mounting, and with integrally cast lugs for the door hinge pins. The door shall be provided with integrally cast hinge pins, ribs and bosses to retain the combination optical system and lens gasket. The gasket shall be extruded silicone rubber. Plated steel lens retaining strips shall be provided to retain the lens and also the die cast door latches having integrally cast pivot pins. Coil springs shall be used to provide tension on the door latches. It shall be possible to open the door without the use of tools. The door shall be provided with a tempered, impact resistant glass lens. FEATURES AND DIMENSIONS ARM ASSEMBLY TENON ADAPTER 25)i" PROFILE VIEW 12" 1 A hinged and readily removable ballast assembly complete with carrying handle shall be provided to simplify pole top and /or bench top maintenance. The ballast assembly shall swing down to leave both hands free for maintenance. The removal of the ballast assembly shall be accomplished without removal of the lamp. The hinged portion of the ballast assembly shall have a handle to facilitate carrying the assembly. The standard unit shall be U.L. listed (and carry a U.L. label) suitable for outdoor wet location application. OPTICAL The reflector shall be of one piece Alzak aluminum, with the flange designed to accept the combination gasket, and to tightly seal the optical system. The reflector flange shall be provided with reinforced slots to accept the two door latches. The lampholder housing shall be riveted to the reflector, gasketed to maintain the optical system seal. The lampholder housing shall be provided with 3 integrally cast sets of bosses for pre- setting the lampholder position, depending upon the lamp used. FINISH Luminaire will have a dark bronze thermoset acrylic enamel finish. G /i' - 0 WALL PLATE °Prre 4- law FRONTAL VIEW WALL BRACKET ASSEMBLY i 0 GENE el II isi ..o( 9, y ;. , 1 I 3 .•.•44 I OTH 140TH ST ♦ !i.hv/.$) !I "' w .+* • \ - 1..I,sr . T •. S. • 142ND ST. 5 , • �— s n 26 L : • M ♦♦ I M J. 0 4$ : .. I .; I,, 4 10 I • 12 # :1 . $44:1:".? I I 't ./ v at • • • 10 11% • /II • it . • 11. v. i 0: 'fo n: 1 ‚yd. I P 07.. A. 13 1 .111 • . AT" s 14 OS Ile*. Ig 13 • * 69° ,41 0 Is • • 0, s o ate 40 • 4 4 00 17 ' t 15. 3 04/1. le t* • HI I I 074' r--- . 4 • . a 1 • ° it. 4% I 0 I .41 111 ;o , 4, off r. • 4 i ......t. 1 seP p to/ . It ... ...1. .4 ivt• c's ./. • • e 9 • 7 4 Vot• • 7 if #./ 0/0411 1 OTH. 140TH ST 4 le 3 4 s. • 142ND ST. 10 •14 • r 15 i 17 lb •:. - • 4 ' • . •.. 1 12 • 4 4. 0 17 •: 6 ; •••ze 11 • !0.11 . . . . 7I a A4ee..cau8i7 .00„ teo N It• e>. • 11 Nty 1 1/4 116' \ "S \ . # P • (0; • 1 + "sou pof; 16 I r t !, 4 4 0 o c, I 41gt.jt S I " CITYOFTUKo-dLA 041 Central Permit System PRE - APP- 16 -87: St. George Properties PREAPPLICATION ADVISORY FORM NAME OF INQUIRING PARTY Kerr /Pensiero & Co. Architects & M. Leon Moore /Robert Torgerson PROPERTY SITE OR LOCATION 14081 -14083 58th Ave. So. THIS FORM HAS BEEN DEVISED TO HELP YOU BECOME FAMILIAR WITH THE CITY'S REQUIREMENTS AS THEY PERTAIN TO DEVELOPMENT OF YOUR PROJECT. A CHECK MARK IN THE BOX OPPOSITE ANY OF THE FOLLOWING ITEMS INDICATES THAT THE ITEM MAY BE REQUIRED IN ORDER TO PROCEED WITH THE PROJECT YOU DESCRIBE. SECTION 1 -- LAND USE (for additional requirements, see page -2 -) 0 FILE SUBDIVISION /SHORT PLAT /B. ^,IP /BLA (TMC TITLE 1 0 CHANGE OF ZONING CLASSIFICATION OR COMP. PLAN DESIGNATION (TMC 18.80; 18.84) O OBTAIN CONDITIONAL OR UNCLASSIFIED USE PERMIT (TMC 18.64; 18.66) Egl COMPLY WITH LANDSCAPE SETBACK, HEIGHT, LOT SIZE, DENSITY AND PARKING REQUIREMENTS OF THE R -4 ZONE (TMC 18.50 18.52 AND 18.56) 0 OBTAIN SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT PERMIT AND COMPLY WITH SHORELINE MASTER PLAN POLICIES (TMC 18.44) O OBTAIN VARIANCE (TMC 18.72.020) COMPLY WITH POLICIES OF THE COMPREHENSIVE LAND USE POLICY PLAN OBTAIN B.A.R OR INTERURBAN SPECIAL REVIEW DISTRICT APPROVAL (TMC 18.60) FILE SEPA CHECKLIST AND FEE (ORDINANCE 1211) FILE APPROPRIATE APPLICATION FORMS AND FILING FEES (TMC 18.88) ® Submittal of additional environmental information (soils report, geological information) 0 critical to making SEPA determination and public review timeline ® Provide more usable recreation space, relocate more recreation area from sloped area to flat areas SECTION 2 INFRASTRUCTURE ® PROVIDE SIDEWALKS PER ORDINANCE 1158, 1217 AND 1233 OR OBTAIN WAIVER PROVIDE CURB, GUTTER, PAVEMENT, DRIVEWAY APRON AS REQUIRED ® PROVIDE UTILITY COMPONENTS AS REQUIRED; 0 WATER MAIN EXTENSION M WATER METER KI DRAINAGE OR RETENTION ji,l SEWER MAIN EXTENSION 14 SIDE SEWER ❑ CHANNELIZATIOII /STRIPING /SIGNING IN PUBLIC RIGHT -OF -WAY Public Works concerned with gravity of available utilities O REPAIR UTILITY COMPONENTS AS REQUIRED ....PROVIDE EASEMENTS OR DEDICATION OF RIGHTS -OF -WAY AS REQUIRED ® FILE APPROPRIATE APPLICATION FORMS AND FEES ® Provide hydrological and geotechnical reports and information on unstable soils conditions ® and mitigations taken previously. Review 58th Avenue report (obtain from Public Works). Identify rockeries and retaining walls. Public works is concerned with arrangement and use of rockeries and retaining walls, unstable soils conditions and slide potential. SECTION 3 -- CONSTRUCTION PERMITS ® COMPLY WITH PROVISIONS OF THE UNIFORM BUILDING CODE i EDITION (AS AMENDED; TMC TITLE 16) ® PROVIDE ACCESS AND EQUIPMENT FOR ACCOMODATION OF HANDICAPPED PERSONS ® COMPLY WITH STATE ENERGY CODE energy calcs and lighting budget required 0 OBTAIN PERMIT FOR HOUSE MOVING ®OBTAIN HAULING PERMIT $2,000 bond and certificate insurance required Ed OBTAIN DEMOLITION PERMIT OBTAIN SIGN PERMIT (TMC TITLE 19) ❑ PLANNING COMMISSION ACTION REQUIRED FILE APPROPRIATE APPLICATION FORMS AND FEES Structural calcs stamped by a licensed engineer required Soils report required. Bldg Div. cannot make comments on this project until report is reciev Rockeries over 4' will not be allowed. Retaining walls must be engineered. Special inspector required for footings or pilings ©Use of plastic pipe not allowed. SECTION 4 -- MISCELLANEOUS AND OUTSIDE AGENCIES OBTAIN STATE FLOOD CONTROL ZONE PERMIT (KING COUNTY SURFACE WATER MANAGEMENT) OBTAIN FLOOD CERTIFICATE, FEMA (ORDINANCE 1220, 1225) OBTAIN STATE ELECTRICAL PERMIT AND INSPECTIONS (DEPARTMENT OF LABOR AND INDUSTRIES) OBTAIN PLUMBING PERMIT AND INSPECTIONS (SEATTLE KING COUNTY HEALTH DEPARTMENT) ® OBTAIN CITY OF TUKWILA BUSINESS LICENSE (TMC TITLE 5) ® CONTACT TUKWILA FIRE DEPARTMENT FOR APPLICABLE REQUIREMENTS ® Several factors may require bldg(s) to be sprinklered (i.e. s•. ft. of bldg, distance from es allowed ■ - 1 . 1 . .1 - • - 4"I • . II WI I- . ' - •, • - •II• , 1 rdinanc- ;1636 Tom Ki ben 433 -1806 t a ess El No elastic THE FOREGOING ADVISORY CHECKLIST WAS PREPARED ON THE BASIS OF REGULATIONS IN EFFECT ON THIS DATE AND IS BASED ON THE INFORMATION WHICH YOU PROVIDED DURING THIS INTERVIEW. CHANGES IN THE CONCEPT OR SCALE OF YOUR PROJECT, AS WELL AS CHANGES IN THE VARIOUS REGULA- TIONS OR JURISDICTION OF OUTSIDE AGENCIES MAY AFFECT THE APPLICABILITY OF ANY OF THE FORE- GOING ITEMS. CHECK WITH CITY STAFF TO OBTAIN THE LATEST INFORMATION ON APPLICABILITY OF SPECIFIC REQUIREMENTS OR IF YOU ARE IN •• BT AT ANY TIME AS TO YOUR PERMIT OBLIGATIONS. STAFF INTERVIEWER STAFF INTERVIEWER f• r • DATE ' -‘1 .7 2 ! x. '? Caj.L. DATE ` SgitaN' Lti1' G2 5. S.$" �v., Aw. 1�MIS�4:' �3''''.+. �itl G:; s4r. 9:wri, t�1^,' t�`. �al-A "c `1ob:.Kilit' S Page -2- pRE- APP- 16 -87: St. Geo ge Prperties DRC 4 -29 -87 Section 1 -- Land Use 13 Suggest silver maple for screening purposes Suggest rail on retaining wall located near recreation area s `1" ` nn"`' orme :'3�r` v i i.'rtrea '' �°�11 msso�ko�"= 3 [�X Redesign handicap space layout to make more usable [) Landscape plan needs to be revised FE May need to reduce number of units based upon required site modifications Attachments: Fire Department Construction Information checklists Permit applications Building Code Ordinance Fire Department Ordinances MASTER LAND DEVELOPMENT APPLICATION FORM PLEASE WRITE LEGIBLY OR TYPE ALL REQUESTED INFORMATION -- INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED FOR PROCESSING. SECTION I: GENERAL DATA TYPE OF APPLICATION: O BSIP O O SUBDIVISION OSHOREL,NE 0 PRO O PMUD PERMtT CONDITIONAL USE/ OUN O O CHG. OF OCOMR PLAN COOPERATIVE PARKING vwRl USE ZONING AMENDMENT (Cop..rr cr ; M. LEON MOD1z,E APPLICANT: NAME ST. o `e. PRo PEle.- ) & S G TELEPHONE (20!0 4S3- Z 1 0 0 ADDRESS 2 Z-2-? - 11 AVE. NE B8ULeV1Jt OVA ZIP 98a 't PROP. OWNER: NAME SAME- kS APPL /CANT TELEPHONE ( ) PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT / BLOCK) 14081 - 140133 58711 AVE. 'TUTA \V, L. \VA , ; La So, 3o 'PLAT of 441 Ls -MRtiJ' S 9-.TWE ■' • GTS SECTION II :. PROJECT INFORMATION 4) DESCRIBE BRIEFLY THE PROJECT YOU PROPOSE CONSTRUCTION OF A MNcl.v $ - Ut4IT APAcTht ENT Ab 1AC. ►T Tb ex1 Sri Nc- 12- UN 1"r A PAI77IEiu T 5) ANT I C I PATED PERIOD OF CONSTRUCT I ON : FROM f ZM 1T ISSUE TO 1cND of SW tIEIC' $7 6) WILL PROJECT BE DEVELOPED IN PHASES? OYES CLNO IF YES, DESCRIBE: PROJECT STATISTICS: A) ACREAGE OF PROJECT SITE: NET 0,474,44:. GROSS 0 , IC , EASEMENTS ) E B) FLOORS OF CONSTRUCTION: TOTAL #FLOORS 3 INCLUDES: 0 BASEMENT DMEZZANINE TOTAL GROSS go x, 5F I NCLUDES: BASEMENT [J MEZZANINE FLOOR AREA c) - CITY OF TUKWILA Central Permit System ADDRESS SITE UTILIZATION: ZONING DESIGNATION COMP. PLAN DESIGNATION BUILDING FOOTPRINT AREA LANDSCAPE AREA PAVING AREA TOTAL PARKING STALLS: - STANDARD SIZE - COMPACT SIZE - HANDICAPPED SIZE TOTAL LOADING SPACES AVER. SLOPE OF PARKING AREA AVER. SLOPE OF SITE 8) IS THIS SITE DESIGNATED FOR SPECIAL MAP? ... DYE S' K, NC SECTION I11: API':_1n4r'r'!: I, M . L 1= o n( NI 6c/eE , BEING DULY SWORN, DECLARE THAT I AM THE CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE- GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWITH SUBMITTED ARE IN ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF. ~" A. Sib' ^. DATE 4�I 7 X (SIGNATURE OF CONTR4C'1n° VRCHASER SUBSCRIBED AND SWORN BEFORE ME uifik THIS DAY OF EXISTING —R -4- �2 -4 4378 SF 30 ,!_x_° 406,45 5F o 14. S 2 % N/A CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE 19 �� ?tieeQ V e7'( ( £ iie -44.e ) NO jiARY PUBL I C: IN AND FOR THE STATE OF WASH I NGTON RESIDING AT - ( S 2 90 Control # File #(s) X31-3 -C 2 Fee(s) $ Receipt # ZIP tin I NTERURBAN BAR PROPOSED NOTES 7359SFD 21,651 Fo 1 1,' 135 SF° I SEE SITE- R.A?4 ) • LEGEND 0 TP-2 APPROXIMATE TEST PIT LOCATIONS 5' SCALE 20 40 50 / / / , /,/ / /I / / / / / / / / / , / / / / / / • / .�. / / / / / / / / / / / / / / / / ∎4 1 : " / — - - 9 �/ / DTP -3 ids ' 7 I p0 EXISTING RETAINING WALL. / i 1 1 .1 l I / rl / / / / 1 / l I/ loo / // �' / P/ j , I / // � -- / - 101// 1 / i //' /' / / _// — — -- - --" — / / i / - — . / / ./ 1 0 , 1 I y I.� / 4 ( EXISTING Ii ROCKERY • . i I to /�i1tYrp ��I��b��`1 }Fx�t3 0 10THSINCH 1 2 3 OE 6Z ee LZ 9Z sZ bZ EZ 1 ZZZ IZ 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111III I 1111'111 1111111' 11I111I111 II1111111111111111111'\! 111 I1III11 I I 1 1 _ t `1 1 I I I J! h l i 11111j1 I i11 1111 1 1111111 1' '1 111 1' 11 1 111 1 111 I 111 1 1111111 I _ 4 5 6 '7 8 9 10 11 MAKINGUM I 12 IF THIS MICROFILMED DOCUMENT IS LESS I CLEAR THAN THIS NOTICE, IT IS-DUE TO THE sUALITY OF THE ORIGINAL DOCUMENT 1 e 8 L 9 s e z �WWO 111 1111 1111 111111111111 i1 Ill�141i7111I1lhi 111 - 1 - 111 1111 11i1 1111 111iIn11111111uJ1I 11111 1 11111111111111111111111111111111111111I1111111uI1111I1111I111111111( • • ••• • ' .1: ft ? 0 0 16 THS INCH 1 I -4 - 5 ... 6. 8, 9 10 11 MADEMEMANY 12 OE 61 e LF GZ • CZ ZZ THE QUALITY OF THE ORIGINAL 1 1 r \IIFLETAI'llfic727117.1 • A t 4 ' ■.‘1' • I II 11111 I II I II 11111 '7=:;,';',.,:"..r,:re.t.t.:••at.'2TrAL.t.:I.T.:4::,;:::.,:r2.717"P.Mlati/VMSVITMSZ,Ttrgerta-.' k . . : 1 • • • • l i 1:— " :'';'..r;':'://f:111114!111111.111.11111 " ..13.1m' \\7405 gittt:4-1;7 4, • ; fir ..,17.1f: Igif I ......__I , .i.-..,:dist:::.4.1,77, ,......, ., ! .,,.....1046,41,449peotiT:::::1:472.:,/;/.::: ,!7,::„4....",, ,,,:•:-.r.:16":::::::*::r....:..-Iimm,,;:?,:(:,.. 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