HomeMy WebLinkAboutPermit 79-17-W - CAMPANELLA - CEDARWOOD HABITAT WAIVER79-17-W
INTERURBAN AVENUE SOUTH 139TH STREET
SOUTH 137TH STREET
56TH AVENUE SOUTH
CAMPANELLA WAIVER
CEDARWOOD HABITAT
Citc of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
General Discussion:
MEMORANDUM
.r
•
'TO: Edgar D. Bauch, Mayor -
FROM Terry Monaghan, Public Works Director
DATE: September 20, 1979
suBJECT: Traffic Study on 56th Avenue South
In accordance with your request, a traffic study andanalysis
was conducted on 56th Avenue South, between South 137th Street and
South 139th Street. The data used and analyzed for this study was
obtained from:
A. The proposed project plans for the
C.M.B. Development Corporation
B. Twenty -four hour automatic traffic
counts .
C. Field observations and measurements
(cont)
REFERRED BY THE t $!SCI
743
56th Avenue South, is an asphalt paved road in fair to good
condition. The travelled way is about 32 feet wide. There are
no sidewalks or curbs.- There are no significant obstructions to
sight along the right of way ie - trees, shrubs, etc. The grade
of the road is generally north and south to the center, at about
5% (percent). Alignment is such that the verticle and horizontal
sight distance are in excess of the desired minimum of 200 feet.
Traffic control is maintained by three -way stop sighing at the
intersection of 56th Avenue South and South 139th Street. Parking
is prohibited along 56th Avenue South, and no parked cars were
observed during field visits.
56th Avenue South, between the intersections referenced, is
fronted on the west by the Terrace Apartments and on the east by
an existing six -plex and two (2) single family residences. The
proposed C.M.B. project, will also front the east side with two (2)
driveways to serve 28 - 2 bedroom units.
A sketch of the block is attached, which show all existing and
proposed driveways. Also shown, are the peak hour traffic counts
entering and exiting the block.
Traffic Study on 56 ' Avenue South
Findings and Conclusions:
Peak hourly volumes occur between 4 and 5 P.M.
During this hour:
1. 53 vehicles enter 56th Avenue South
northbound from South 139th. Street
2. 28 vehicles leave 56th Avenue South
nortnbound, at South 137th Street
3. 22 vehicles enter 56th Avenue South
southbound from South 137th Street
4. 73 vehicles leave 56th Avenue South
southbound at South 139th Street
Page 2
The peak hour traffic with the proposed development exiting on
56th Avenue South is estimated at 149 vehicles per hour.
The peak hour contribution by the C.M.B. development will
increase traffic on 56th Avenue South by about 15.9 %.
The capacity of 56th Avenue South is conservatively calculated
at 372 cars per /hour.
The average speedsobservedon 56th Avenue South are 18.6 m.p.h
northbound and 15.1 m.p.h. southbound.
The additional traffic which is calculated to be the result of
the C.M.B. project, will raise the level of service of 56th Avenue
South from 0.34 to 0.40 which still provides a level of service
mode of "A" (free flowing traffic)
The support data for these findings are attached for your
review and comments.
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DATA ANALYSIS
Total = 149 vehicles on the street /hour
Percentage added by C.M.B. = 23
- 15.44%
149
(cont)
Maximum A.M. Volumes (hourly) Counts taken 8/16 -17/79
123 - 29 cars ( 11:00- 12:00) - At 125 - 23 cars
125 - 31 cars ( 10:45- 11:45) - At 123 - 12 cars
124 - 38 cars ( 11:15 - 12:15) - At 126 - 16 cars
126 - 27 cars ( 9:00 - 10:00) - At 124 - 19 cars
Maximum P.M. Volumes (hourly) Counts taken 8/16 -17/79
123 - 53 cars ( 4:00 -5:00 ) - At 125 - 28 cars
125 - 39 cars ( 2:30 -3:30 ) - At 123 - 26 cars
124 - 35 cars ( 4:45 -5:45 ) - At 126 - 29 cars
126 - 73 cars ( 4:00 -5:00 ) - At 124 - 22 cars
Maximum Northbound Volume
53 vehicles traveled North pass the proposed site
driveway (A.M.)
Maximum Southbound Volume
73 vehicles travel South pass the proposed site
driveway (P.M.)
Proposed Units which 56th Avenue South will service as entrance
28 - 2 bedroom units
Using 2- vehicles per unit and table 9 from Tukwila's
recent traffic study
The Added Volume from the Proposed Units Would Be:
A.M. = 0.4 (28X2) = 22.4 vehicles /hour
P.M. = 0.4 (28X2) = 22.4 vehicles /hour
Therefore, total peak hour traffic on 56th is between
4:00 and 5:00 P.M. and it would be:
53 vehicles going North
73 vehicles going South
23 vehicles coming from condo
TRAVEL TIME ANALYSIS
Distance of street 770 feet. (add 50 feet for cornor at 137th)
Based upon field observation: Time to go from
139th (stop sign) to 137th (around cornor) = 30
seconds average
Speed limit = 25 M.P.H.
Average actual speed (Northbound) = 820 feet 27.33 ft /sec
equals 18.64 M.P.H. 30 seconds
Average time to go from 137th to 139th (thru stop sign).
Time = 37 seconds
Average actual speed (Southbound) = 22.16 ft /sec = 15.11 M.P.H.
Required stopping distance at 25 m.p.h. = 200 feet
Capacity of 56th Avenue South (Northbound)
Required time for 200 feet stopping distance
at 18.64 m.p.h. = 7.3 seconds
*Therefore every 7.3 seconds a car goes by - Capacity
equals 60 X 60 = 493 cars /hour
7.3
Capacity of 56th Avenue South ( Southbound )
Add 7 seconds to account for full stop at 139th
*Therefore every 14.3 seconds a car goes by - Capacity = 60
equals 251 Southbound cars /hour 14.3 X 60
*These are ideal, must reduced for cars exiting off street
into apartments and houses - a conservative reduction
of 2 is used further on.
Capacity of Street
Reducing the Northbound and Southbound capacities by
z to account for, vehicles exiting and entering on
56th between 137th and 139th.
The total capacity of 56th Avenue South is calculated at:
493 + 251
2 = 372 cars /hour
At 372 cars /hour the average speed = 19.35 ft /sec. = 13.20 m.p.h.
Level of Service
At this use and capacity, the level of service would be
149
- .40 .60
372
Level of service = "A" (see page 19 of recent traffic study attached)
Traffic Flow Performance
Volume -to- Capacity Level of
Ratio Service
* Capacity
19
Field studies consisting of observation of traffic flow operations and
travel delay surveys together with capacity analysis of intersection
traffic turning volumes and other analytical *procedures provided a basis
for appraising current traffic flow performance at arterial street inter-
sections. Figure 8 presents current peak -hour volume -to- capacity (v /c)
ratios for principal intersections. The v/c ratio relates traffic volume
in the heaviest loaded intersecting lanes to the maximum traffic that can
be accommodated, i.e., capacity. The ratios assume that signal timing is
made as efficient as possible and reflect the overall level of traffic
performance for the intersection - -not merely that of the worst approach.
(Intersections under stop -sign control are assumed to be signalized in the
analysis.)
The term "Level of Service" is used to describe intersection traffic
flow performance and is based essentially on v /c,ratios, as follows:
General Description
Under 0.60 A Free Flow
0.60 - 0.70 B Stable Flow (slight delays)
0.70 - 0.80 C Stable Flow (acceptable delays)
0.80 - 0.85 • D Approaching Unstable Flow (tolerable
delay)
0.85 - 1.00* E* Unstable Flow (intolerable delay)
Over 1.00 F Forced Flow (jammed)
Level of Service A is the top flow performance level. Level of
Service C is often used in urban street design as the lowest acceptable
flow quality. Congestion begins to occur at Level of Service D (v /c from
0.80 to 0.85), while increasingly unstable traffic flow with excessive
delay and congestion occur as Level of Service E -- capacity - -is approached
•
PRINCIPAL LAND USE
Residential:
Single Family DU 0.3 0.6 0.8 0.7 0.4 1.0 10.0
Apartment DU 0.1 0.4 0.6 0.4 0.2 0.7 6.1
Condominium DU 0.1 0.3 0.4 0.3 0.1 0.4 5.6
Lodging:
Hotel Room 0.6 0.3 0.9 0.4 0.4 0.8 10.5
Motel Room - - 0.7 - - 0.7 9.6
Office:
General Building
Office Park
TABLE 9
TRAFFIC GENERATION RATES FOR
SELECTED SUBURBAN LAND USES
AVERAGE VEHICULAR TRIP RATE
AM PEAK* PM PEAK* WEEKDAY
UNIT In Out Total In Out Total TOTAL •
1000 GSF 1.9 0.4 2.3 0.2 1.5 2.1 11.7
1000 GSF 2.0 0.3 2.6 0.3 1.8 2.4 20.7
Retail:
Shopping Center
Small (0- 49,999) 1000 GSF 1.1 0.9 3.5 7.2 7.2 14.7 115.8
Medium (500,000-999,999) 1000 GSF 0.6 0.3 - 1.2 1.3 3.3 .34.5
Large (Over 1,250,000) 1000 GSF 0.4 0.1 0.5 1.1 1.5 2.6 , 26.5
Discount Store 1000 GSF - - - 1.4 1.9 3.3 64.6
Industrial:
General 1000 GSF - - 0.9 - - 1.1 5.4
Industrial Park 1000 GSF - - 1.0 - - 1.2 8.3
Manufacturing 1000 GSF - 0.8 - - 0.8 4.1
Warehousing 1000 GSF - 0.6 - - 1.6 5.0
Miscellaneous:
Restaurant:
Quality 1000 SF 0.8 0.5 1.2 2.8 1.7 3.5 56.3
High Turnover, Sit Down 1000 SF - - 47.5t 9.9 4.0 10.5 164.4
Service Station Station - - 21.0 - - 25.0 748.0
Supermarket 1000 GSF - - - 3.7 3.3 10.9 125.5
DU = Dwelling Unit
GSF = Gross Square Feet of Floor Area
" Peak hour of adjacent street traffic.
t Restaurants which cater to breakfast patrons.
Source: Based on data p °
presented in "Trip Generation", Institute of
Transportation Engineers, Washington, D.C., 1976.
86
August 7, 1979
Mr. Felix Campanella
2900 Eastlake Ave.. E.
Suite 210
Seattle, WA 98102
RE: Cedarwood Habitat Waiver Application
Dear Mr. Campanella:
At their last regular meeting of August 6, 1979, a representative from your
office modified the waiver request from 92 units to 85 units during the City
Council meeting. After due consideration of that waiver request, the City
Council voted to deny the waiver.
The City Council, after denial, indicated that they preferred using the Council
version of the proposed zoning ordinance densities in. calculating the density
that should be allowed on this site.. That method of calculation would allow 66
units on your site. Please find attached a comparison of Planning Commission
and City Council proposed densities. The density guidance given by the City
Council was that staff was to use Alternative #3 in future calculations of this
sort.
Please call me if you have any questions.
Very truly you s,
J
11 Stoknes, Director
C iy of Tukwila
Administration
6200 Southcenter Boulevard
Tukwila, Washington 98188 433 -1845
Office of Community Development
Of ice of Community Development
KS /ckh
Attachment
cc: Maxine Anderson, City Clerk
u'r;;; i 1 a City Counci 1 Comm' ttee of the Whole Meeting
July 30, 1979
Page 3
DISCUSSION - Cont.
Rezone request by
Bruce E. McCann,
Project #352 - Rezone
from R -1 -9.6 to C -1.
North of South 178th
and adjacent to I -5.-
Cont.
McCann Project #353
Revised? er
fiv
request -by Felix '`
Campanella for
property fronting on
Interurban Avenue
between extension
of South 139th and
South 137th.
z 5Z3
MOVED BY SAUL, SECONDED BY VAN DUSEN, THAT THE MCCANN PROJECT =352
AND #353, REZONE REQUEST FROM R -1 -9.6 TO C -1 BE ON THE AGENDA OF THE
AUGUST 6, 1979, REGULAR COUNCIL MEETING. *
Council President Bohrer said he would like to see the topographic ma
for Project #353 as part of the packet when it is reviewed'at the
next meeting. *CARRIED..
Council President Bohrer said this project is in essentially the
same area as Project #352. The location of the property is north
of South 178th Street and west of Southcenter Parkway.
Councilman Traynor said he feels a building with 30,000 square feet
and associated parking would make the area appear to be all blacktop.
Kjell Stoknes, OCD Director, said the Council could indicate how much
land should be left in landscaping or open area. They could state
60 to 70 percent can be put in buildings and the rest in open space.
Mayor Bauch remarked the applicant had accepted the assessment of
LID No. 27, that was when 178th Street was realigned and they thought
they were building at State standards.
Mr. Hunt, McCann Construction, noted that in Project No. 353, the
Planning Commission recommended that there be aset back of 25 feet,
the parking be screened with evergreen screen andset back 15 feet;
that the building be limited to two stories and if there is a base-
ment it be considered one of the two stories; that the land use be
restricted to office use only and no retail allowed; final
development be subject to the Board of Architectural Review, approval
of detailed access plan by the Tukwila Public Works Department prior
to issuance of any building permit. If, in the assessment, traffic
volumes and /or conditions warrant additional traffic improvements to
South 178th Street, the developer shall at no cost to the City
equitably participate in such improvements and /or dedicate the
required property necessary for such improvements. Total building
area shall be limited to 49,200 square feet.
Chris Crumbaugh, Segale Company, said he had stated at the Planning
Commission meeting that the office zoning would buffer the single
family zoning to the south.
Kjell Stoknes, OCD Director, said the revised waiver request is
for a 92 -unit complex on 4.6 acres of land. The previous request
was for a 106 -unit complex on 4.6 acres of land which was withdrawn
by the applicant so it could be revised. Mr. Stoknes said the
revised application was to build a 92 -unit condominium development
with 32 one - bedroom units and 60 two - bedroom units. Density
calculations by staff indicates that a total of 85 units should
be allowed on the property. The proposal consists of 7 four - plexes
on the upper shelf and 4 sixteen -unit apartment structures on the
lower shelf plus a recreational building. The lower buildings appeal
to work their way up the slope in a step -like manner which woula not
indicate a massive amount of excavation into the hillside. Three
curb cuts are proposed along Interurban Avenue.
The distance between Interurban Avenue and the proposed 16 -unit
structures is very tight based on present City parking standards.
He said the conclusions were that combining four - plexes and eight -
plexes on the upper shelf would provide more open space of larger
dimensions while not being inconsistent with the bulk in •tne general
vicinity. The proposed row of buildings on the lower portion would
give the visual impression of one long row of buildings. Some major
separation between buildings of at least 50 feet should be considere
If such items as a deceleration lane or additional right -of -way were
required by the Public Works Department, for Interurban Avenue, it
would cause a significant deviation or alteration to the proposed
site plan. The exterior finish of the building should be of quality
construction, with windows insulated in thermopane and color schemes
in earth tones. The stability of the hillside should be verified
prior to Council authorizing the waiver based on potential slope
ukwi la City Council Co'nirii ttee of the Whole Meeting
July 30, 1979
Page 4
DISCUSSION - Cont.
Revised waiver
request by Felix
Campanella for
property fronting on
Interurban Avenue
between extension
of South 139th and
South 137th.- Cont.
stability problems. An effort should be made to save all significan
or rare vegetation growth on the property. Sidewalks would be
required.
Mr. Stoknes said recommendations prior to Council consideration
should be: submission of the development plans to the Public Works
Department for an access permit. The development plans submitted
to the Building Official and a review and analysis of the foundation
design made by the Building Official to assure that the foundation
design is suitable to the type of soils and slopes on the site.
After the above two items have been accomplished, the site layout
modifications and foundation design modifications done, staff
would recommend approval subject to the following conditions: that
buildings No. 1 and 2 be combined into eight -plex and the same be
done with buildings No. 3 and 4 as well as buildings No. 5 and 6.
The buildings are to be staggered so that each four -plex extends
further forward or further backward from the other. The four
major buildings on the lower shelf and the recreation building be
set back a minimum of 50 feet from one another. No building permits
or grading permits be issued until applicant has flagged all trees
that are to be removed. Building exteriors to include shingle
roofs, cedar plank siding, insulated window in anodized aluminum,
or better quality. Equivalent quality shall be the interpretation
of the Community Development Director. Specifically plywood siding
or T -1 -11 or other similar materials are not allowed. Maximum
density allowed be 85 units. Construction of a five -foot sidewalk
to City standards. Location to be approved by the Public Works
Department.
Councilman Traynor said he looked at the property and there are
two homes adjacent to this property and one to the south. His
concern was what those residents thought about the apartments and
the density. He asked if these people were notified about the
planned development.
Mr. Stoknes said the property is zoned R -4 and C -2 and, except for
the waiver ordinance, they could apply for a building permit without
a public hearing. People have not been notified and they will not
be unless the City Council calls for a public hearing on this.
Mr. Campanella asked if there was a public hearing when the Terrace
Apartments were built with 180 units.
Councilman Traynor said the Terrace Apartments were built a long tiny
ago. The developers presented to the City a low profile project
with several tennis courts, several swimming pools. He said he
did not want these people stuck with something they are not aware of
Mr. Campanella said he was totally confused. He said they had
redesigned their project the way the staff had suggested and it
appears it is not satisfactory and now a public hearing has been
suggested. He said he would be happy to go out and talk to the
residents. He said the delay is very costly to him. He said they
had spent a great deal on the engineering and would like direction.
They had started out with 106 units and now they are asked to cut
it down to 85 units.
Council President Bohrer said he felt Mr. Campanella was asking for
too many units on the property which is environmentally sensitive.
Mr. Campanella asked if they were to comply with the request for
85 units, would there still have to be a public hearing.
Councilman Harris asked where the units would be eliminated in order
to meet the 85 -unit requirement. Mr. Campanella said he thought
he would eliminate one unit in each of the apartment structures on
the lower bench.
I
cut :v.1 t a Cl ty Counci t Cotinml ttee of the '',no i e Meeting
''July 30, 1979
Page 5
DISCUSSION - Cont.
Revised waiver
request by Felix
Campanella for
property fronting on
Interurban Avenue
between extension
of South 139th and
South 137th - Cont.
RECESS
8:50 - 9:00 P.M.
Property zoning for
Crestview Annexation
Councilman Van Dusen asked about ingress and egress to Interurban
Avenue. Mr. Campanella said he and Mr. Fraser, Public Works
Department, had tried all of the entrances at different speeds at
about 9:30 a.m. Mr. Fraser had not seen the need for a deceleratic•
lane.
Mr. Campanella said they had no qualms about the recommendations of
quality buildings, the type of shingles, siding, glass, etc. He
said they intended to preserve all of the trees.
Councilman Van Dusen said the mass and density of the project
bothered him. Mr. Campanella said the Planning Commission had
recommended a total of 53 units on the original. He said he had
almost doubled the site in terms of area. The ratio of units has nc
been commensurate.
MOVED BY HILL, SECONDED BY SAUL, THAT THE WAIVER REQUEST BE ACCEPTE:
NUMBER OF UNITS BE LIMITED TO 85, AND IT BE ON THE AGENDA OF THE
AUGUST 6, 1979, REGULAR COUNCIL MEETING. *
Kjell Stoknes, OCD Director, said if the density is cut to 8t5 units,
the waiver will be needed for the steep slope.
Council President Bohrer remarked this property cannot be treated
as flat ground.
Don Richmond, 14800 Interurban Avenue, asked why this property is
so unique, except it is across the street from Foster Golf Links.
He said he did not understand the relationship of the golf course
being used to make this property special. He asked why
Mr. Campanella could not develop to the fullest.
Council President Bohrer said Foster Golf Course is only one
consideration. Councilman Van Dusen said it is the steep slope
that is of great concern and the mass and density.
* CARRIED WITH VAN DUSEN AND BOHRER VOTING NO.
25Z 5
MOVED BY HILL, SECONDED BY VAN DUSEN, THAT THE COMMITTEE OF THE
WHOLE RECESS FOR 10 MINUTES. CARRIED.
The Tukwila City Council Committee of the Whole Meeting was called
back to order by Council President Bohrer, with Council Members
present as previously listed.
Council President Bohrer said he would like to see the Council
consider the property of those who had come to the meetings.
Kjell Stoknes, OCD Director, explained the difference in the
existing King County zoning and the proposed zoning by the staff
Councilman Saul said in referring to the property along South 164th
there is a filling station on two corners and a restaurant and
then the Crestview School. There is also a day care center that
could become a six -plex.
Mr. Stoknes explained the recommendations of the Planning Commissic.
and the property it would affect.
Councilman Van Dusen said the area where the Chalet is located is
R -3. He thought it should be R -4 rather than R -3.
MOVED BY VAN DUSEN, SECONDED BY HARRIS, THAT THE AREA ALONG SOUTH
164TH EAST OF ZONING INDICATED AS C -2 BE CHANGED TO C -1 AND INCLUDE
THE DAY CARE CENTER. CARRIED.
MOVED BY VAN DUSEN, SECONDED BY TRAYNOR, THAT THE C -1 AREA AT THE
CORNER OF 42ND AND SOUTH 164TH BE EXTENDED NORTH TO INCLUDE THE
NEXT TWO LOTS INCLUDING THE CLINIC AND BE ZONED C -1. CARRIED WIT; -
BOHRER VOTING NO.
78 -19
24 July 1979
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington 98188
Y : t,, ti ti ; i •
`JUL 2 7 i979
Attention: Mr. Al Pieper - Building Official
REGARDING: CEDARWOOD HABITAT CONDOMINIUMS
Dear Al:
Terry T
President
Thank you for your help and cooperation with this project.
Yours very truly,
<Z)Ial
urakami, AIA
CITY o.c J Murakalmi Drummitt Inc
OF architects • consultants • planners
2900 eostloke over ue eost • suite 200 • seattle. wo 98102
(206) 322-0810
The following is a summary of a meeting at the Tukwila City Hall on 4 -13-79
and a subsequent telephone call from you on 4 -18 -79 regarding the above
referenced project.
1) Building Data
a) Fourplex units on 56th Avenue South - OK for 3 stories built into
slope per answer to an inquiry received from I.C.B.O. Occupancy
is R -1 and Building Classification is V -I hour.
b) Units along Interurban - under maximum allowed by new zoning, OK
to build 3 -story frame above Type I parking garage, per 1302(b)
and 1102(a). Occupancy is R -1 and Building Classification is
V -1 hour.and car storage is B -1.
2) Sound Transmission Control Chapter 35 is enforced.
3) Exit Requirements - not a problem because all units have individual
exits to the exterior (not corridor type).
4) Sidewalks required along Interurban Avenue.
5) We will endeavor to keep in contact and work out any problems as the
project moves into its final phases.
1 believe these were the main topics during our review. If you have any con-
cerns regarding the foregoing, please let me know immediately so that we can
resolve them. Unless I hear from you to the contrary, I am assuming that you
concur with the summary as listed above.
TTM:cs
cc: Kjell Stoknes, CMB Development
principals: felix m. companello, oio • terry t. murokami, aio • charles w. brummitt. oio • robert s. burns, csi • chos b. chisom. oia
0
ui
ILA
1908
4 Ci4 of Tukwila
TO: Mayor Bauch
FROM: Kjell Stoknes
6200 Southcenter Boulevard
Tukwila Washington 98188
Edgar Q Bauch, Mayor
M EMORANDUM
DATE: 23 July 1979
SUBJECT: Revised Waiver Request - Campanella - File #79 -17 -W
This is a waiver request from Ordinance #1109 for the following reasons:
1. The proposal is inconsistent with the Comprehensive Plan Map. (85
units are allowed and 92 units are proposed.)
2. It is a proposal for building, clearing, and excavation in an area
identified as an area of constraint. (Ref. Environmental Base Map
in Comprehensive Plan.)
BACKGROUND:
The group represented by Mr. Campanella is submitting a revised&waiver
application for their property located at approximately 138th and
Interurban Avenue South, directly across from the Golf Course. They
have made at this point, three (3) such requests as follows:
1. Applied for August 9, 1978 - The request was for a 62 -unit complex
on 2.4 acres. This request was denied.
2. May 22, 1979 - Applied for a 106 -unit complex on 4.6 acres. The
applicant withdrew this application at his own request.
3. July 18, 1979 - Applicant submitted revised waiver request for a
92 -unit complex on 4.6 acres of land. This is the present request
to the City.
FINDINGS:
1. The proposed action is to build a 92 -unit condominium development
with 32 one - bedroom units and 60 two - bedroom units.
2. Lot coverage and density calculation comparisons between this appli-
cation and the earlier application in May are attached in the appli-
cants request.
3. Density calculations by staff would indicate that a total of 85 units
should be allowed on this property.
4. The proposal consists of 7 fourplexes on the upper shelf and 4 16 -unit
apartment structures on the lower shelf plus a recreational building.
Memorandum Page 2
Mayor Bauch 23 July 1979
5. The lower buildings appear to work their way up the slope in a step -like
manner which would not indicate a massive amount of excavation into the
hillside.
6. Three (3) curb cuts are proposed along Interurban Avenue.
7. The distance between Interurban Avenue and the proposed 16 -unit structures
is very tight based on present City parking standards.
8. Type of construction information readily available to me does not indicate
if the type of construction and exterior materials are available.
9. The Sidewalk Plan requires sidewalks on all new pedestiran oriented commercial constructio,
CONCLUSIONS:
1. Combining Fourplexes into Eightplexes on the upper shelf would provide more
open space of larger dimensions while not being inconsistent with the bulk
in the general vicinity.
2. The proposed row of buildings on the lower portion would give the visual
impression of one long row of buildings. Some major separation between
buildings of at least 50 feet should be considered.
3. If such items as a deceleration lane or additional right -of -way were required
by the Public Works Department, for Interurban Avenue, it would cause a signi-
ficant deviation or alteration to the proposed site plan.
4. The exterior finish of the building should be of quality construction with
the following types of minimum standards:
a. Roof - Shingle construction or better.
b. Outside finish - Cedar siding or equivalent planking materials, no
T -1 -11 or other plywood type finish.
c. Windows to be insullated or thermopane types in anodized aluminum.
d. Color schemes to be in earth tones.
5. The stability of the hillside should be verified prior to the Council
authorizing the waiver based on potential slope stability problems.
6. A major effort should be made to save all significant or rare vegetation
growth on the property.
7. This is a pedestrian oriented type of construction and sidewalks should be required.
RECOMMENDATION:
Based on the above findings and conclusions, staff would recommend this waiver
application be approved in the following manner:
A. Items that must be completed prior to Council consideration of the preliminary
waiver request;
Memorandum Page 3
Mayor Bauch 23 July 1979
1. Submission of the development plans to the Public Works Department for an
access permit. The applicant is to provide the Public Works Department with
such traffic and other related information as may be necessary to determine
how many curb cuts may be allowed, whether a deceleration lane will be
required, if any dedications will be required for future lanes on Interurban
Avenue, etc.
2. The development plans are to be submitted to the Building Official and a review
and analysis of the foundation design made by the Building Official to assure
that the foundation design is suitable to the type of soils and slopes on the
site. The Building Official is authorized to accept this information and to
send it to a consultant for review of the foundation design. The applicant
is required to pay all fees of this consultant.
B. After the above two items have been accomplished, the site layout modifica-
tions and foundation design modifications done, staff would recommend approval
subject to the following conditions:
1. That buildings 1 and 2 be combined into an eightplex and the same be done
with buildings 3 and 4 as well as buildings 5 and 6. The buildings are to
be staggered so that each fourplex extends further forward or further back-
wards from the other.
2. The four major buildings on the lower shelf and the recreation building be
set back a minimum of 50 feet from one another. This may cause building 8
to be needed to be moved southward parallel to the south property line and
may require the moving of building 11 northward.
3. No building permits or grading permits be issued until the applicant has
flagged all trees that are to be removed. This is to be reviewed and approved
by a staff person prior to issuance of any of the above permits.
4. Building exteriors to include shingle roofs, cedar plank siding, insullated
window in anodized aluminum, or better quality as may be substituted for these.
Equivalent quality shall be the interpretation of the Community Development
Director. Specifically plywood siding or T -1 -11 or other similar materials
are not allowed.
5. Maximum density allowed be 85 units.
6. Construction of a five foot sidewalk to city standards. Location to be .
approved by the Public Works Department.
KS /ckh
Attachments
f \,G,
,p
(Please type
or print)
Date of Application:
CITY OF TUOILA
(1 APPLICATION FOR WAIVER
FROM THE PROVISIONS OF
ORDINANCE NO. 1109
18 July 1979
O.C.D.
CITY OF TUt;MA
ri11 is 1979
Permit applied for requiring a waiver: Building Permit for Construction
1
Name of Applicant: CMB Development Corp., By Felix M. Campanella
Mailing Address: 2900 - Eastlake Avenue East Suite 210
City: Seattle Zip: 98102 Phone: 325 -2210
Ownership Interest in Property: owner
Legal Description of Property Affected:
See attached
General Location of Property:
(Sheets, number 1, la, lb,
See attached (Sheet number 3)
Fronting on Interurban Avenue between the extension of
South 139th Street and South 137th Street and extending
westerly to 56th Avenue South. (See Map)
1. State specifically the action in Ordinance No. 1109 to which you are request-
ing a waiver: Development of the property in accordance with
submitted proposal for buildings and grading.
2. Briefly and generally describe the action you are proposing, including demen-
sional information about the development:
See attached (Sheet number 2)
3. Does your proposal represent a unique condition which is insignificant in scale?
If so, please explain:
4. Are other reason( development alternatives a
a waiver? If so, what are these alternatives?
• See attached (Sheet .Number 4)
5. If the request for waiver involves building, grading, clearing, excavation, or
filling in a geographical area generally' identified• by the Environmental Base -
map as an area of high natural amenity or development constraint, what mitigat-
ing measures are provided?
See attached (Sheet Number 5)
6. What goals and policies can .you identify which would support your request for
waiver, if any? •
See attached (Sheet Number 6)
7. In your opinion, do the requirements of Ordinance #1109 impose a special hard-
ship to a site which a waiver of the provisions would not necessitate a major
policy commitment prior to the adoption of the Zoning Ordinance and Map?
• See attached (Sheet Number 7)
OWNER'S SIGNATURE
Zelix panella
-2-
BELOW THIS LINE IS TO BE FILLED IN BY THE CITY:
Date application is complete and accepted for filing:
Date SEPA review complete:
.ble which would not require
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Order No. 406280
SHEET NUMBER 1
EXHIBIT "I"
That portion of the Stephen Foster Donation Claim No. 38, Township 23
North, Range 4 East, W.M., in King County, Washington, described' as
• •follows :
Beginning at the intersection of the Westerly line of the Puget Sound'
Electric. Railway with the South line of said Donation Land Claim;
thence along said Westerly line North 45 ° 00'00" West 561 feet, more or
less, to a point 397 feet Southerly from its intersection with the
Southerly line of an 18 foot lane (now known as South 137th Street);
thence South 65 ° 00'00" West 211 feet, more or less, to a point which is
128 feet North 65 ° 00'00" East from the Easterly margin of Lemon Road
(56th Avenue South) as established March 9, 1906;
thence South 45 ° 49'00" East. 85 feet;
thence South 65 ° 00'00" West 128 feet to a point on said road margin
which is South 45 ° 49'00" East 541.25 feet from the Southerly margin of
said 18 foot roadway;
thence along said Lemon Road (56th Avenue South) South 45 ° 49'00 "East
273.53 feet, more or less,, to the South line of said Donation Land
Claim;
thence East along the South line of said tract 444.50 feet, more or
less, to the point of beginning;
EXCEPT the Easterly 60 feet in width heretofore conveyed to King County
for road.
Order No. 411432
PARCEL A
PARCEL B
PARCEL C
SHEET - - NUMBER - 1A
EXHIBIT "I"
A tract of land in that portion of the Stephen Foster Donation Claim No.
38, in Section 14, Township 23 North, Range 4 East, Willamette Meridian,
in King County, Washington, described as follows:
Beginning at the intersection of the southerly line of South 137th
Street (formerly Lemon Road) produced north 74 ° 04' east and the north-
easterly line of 56th Avenue South (formerly Lemon Road), which point is
described as the point of beginning in that certain correction deed
dated December 26, 1903, and recorded January 22, 1904, in Volume 362 of
Deeds, page 625, records of the Auditor of King County, State of
Washington;
thence south 45 ° 49' east along said northeasterly line of 56th Avenue
South 275 feet to the true point of beginning;
thence north 74 ° 04' east 125 feet;
thence south 45 ° 49' east 162.435 feet;
thence south 65 ° 58'45" west 115.96 feet;
thence north 45 ° 49' west 181.25 feet to the true point of beginning, in
King County, Washington.
A tract of land in that portion of the Stephen Foster Donation Claim No.
38, in Section 14, Township 23 North, Range 4 East, Willamette Meridian,
in King County, Washington, described as follows:
(Continued)
Beginning at the intersection of the southerly line of South 137th
Street (formerly Lemon Road) produced north 74 ° 04' east and the north-
easterly line of 56th Avenue South (formerly Lemon Road) which point is
described as the point of beginning in that certain correction deed,
dated December 26, 1903, and recorded January 22, 1904, in Volume 362 of
Deeds, Page 625, records of the Auditor of King County, State of
Washington;
thence north 74 ° 04' east along said southerly line of South 137th Street
(formerly Lemon Road) produced 125 feet to the true point of beginnining;
thence continuing north 74 ° 04' east 180.204 feet, to the southwesterly
line of Interurban Avenue South, a State Highway;
thence south 44 ° 51' east along said southwesterly line 407.32 feet;
thence south 65 ° 58'45" west 161.64 feet;
thence north 45 ° 49' west 437.44 feet to the true point of beginning.
An udivided one half interest in a private access or lane, 15.76 feet in
width, bordering on the northerly side of said tract, and described as
follows:
Order No. 411432
Exhibit "I" Continued
SHEET NUMBER 1A continued
Beginning at the intersection of the southerly line of South 137th
Street (formerly Lemon Road (produced and the northeasterly line of 56th
Avenue South (formerly Lemon Road);
thence north 74 ° 04' east along said southerly line produced, 305.204
feet, to the southwesterly line of Interurban Avenue South, a State
Highway;
thence north 44 ° 51' west, along said southwesterly line 18 feet;
thence south 74 ° 04' west 305.56 feet to the northeasterly line of 56th
Avenue South (formerly Lemon Road);
thence south 45 east along said northeasterly line 18.18 feet to the
point of beginning.
Order No. 411455
That portion of the Donation Land Claim of Stephen Foster, designated as
Claim No. 38, being parts of Sections 14 and 15 in Township 23 North,
Range 4 East, W.M., in King County, Washington, described as follows;
Beginning at the intersection of the South line of said Donation Claim
No. 38 with the'Easterly line of Lemon Road, which point is 926.45•feet
South and 1,499.40 feet East of the West quarter corner of Section 14 of
said Township and Range;
thence Northwesterly along said road line, 365 feet, more or less, to a
point which is South 45 °49' East 456.25 feet from the South line of an
18 foot lane known'as East Avenue and the true point of beginning of the
Tract herein described;
thence South 45 ° 49' East, along the Easterly line of said Lemon Road, 85
feet;
thence North 65° East 128 feet;
thence North 45 ° 49' West 85 feet;
thence South 65 West 128 feet to the true point of beginning.
SHEET NUMBER 1B
EXHIBIT "I"
SHEET NUMBER 2
The proposed action is to construct a condominium project
of 92 units, containing 32 one - bedroom units and 60 two -
bedroom units. Of the 60 two - bedroom units, 28 are in the
four -plex configuration and situated on that portion of the
property fronting on 56th Avenue South.
Each four -plex building has an overall dimension of 36 feet
by 67 feet. (See plans and elevations) Each of the four
buildings on the lower portion of the property fronting on
Interurban Avenue has an overall dimension of 144 feet by
40 feet.
The property extends approximately 958 feet along Interurban
and 500 feet along 56th Avenue South. The depth of the
property is approximately 280 feet. Total area of the property
is 198,110 square feet.
Lot Coverage - see attached table of comparison.
TABLE OF COMPARISON OF PAST &.PRESENT
Area of property
Number of buildings
Number of dwelling
units
Foot print of total
building area
Paved area
(not including paved
area directly under
building)
Paved area and
building "footprint" ,
Application of
24 May 1979
198,110 s.f.
13
106
46,883 s.f.
(23,59% of site)
55,726 s.f.
(28.022 of site)
102,609 s.f.
(51.61% of site)
Open space and 96,219 s.f.
recreational area (48.39% of site)
'WAIVER REQUESTS
Application of
18 July 1979
198,110 s.f.
12
92
41,923 s.f.
(21.09% of site)
54.526 s.f.
(27.42 % . of site)
96,449 s.f.
(48.51% of site)
101,675 s.f.
(51.49% of site)
SHEET NUMBER 3
The proposed project is not unique inasmuch as it is a multiple
housing development permitted on this site. The scale of the
development is significant because it involves 4.55 acres.
The design of the project is . extremely sensitive to scale and
we believe we have significantly responded to this concern
by dividing the project into four -plex types of buildings
and buildings containing no more than 16 units each. This
planning appnach makes it possible to place each structure at
an optimum elevation and minimizing site grading.
The project's design objectives is to relate each building
to human dimension and the total project to the site and
surrounding environment to achieve the best results for all.
In order to better achieve this objective, the Developers
retained a certified surveyor (Gardner Engineers) to stake
the location of the lower buildings on the site. (See photos).
The visibility of the building locations on the site supports
the design criteria established for the project and the
findings of the soils investigations.
SHEET NUMBER4
Our design team has earnestly sought to design the project
without the need for waiver. The Council was made aware of
our desire to accomplish this at the council meeting of
18 June 1979. Subsequent to that meeting, we met with
Mr. Satterstrom and Mr. Stoknes to discuss all the design
options available to us.
The request for waiver herein submitted has reduced the
size of the project by 14 units in our effort to cooperate .
to the fullest with the planning objectives of the City of
Tukwila.
We studied and re- studied the position of the buildings on
the site; we have staked out the building locations physically .
on the site and we have developed alternative site plans.
SHEET NUMBER 5
We believe that the following mitigating measures are provided
with this design.
1. More than 602 of all required parking is covered by building
structures. •
2. All possible existing trees, significant and non - significant
will be retained. New landscaping construction will supple-
ment existing vegetation.
3. ' Lot coverage is below code requirements and the open space
requirements exceeds the code by more than 1002
•
4. The building structure reinforces the site topography
rendering the entire building area more suitable.
5. Design of project follows contours of the terrain.
6. Project design consisting of smaller buildings retains
low scale residential character.
6. Referring to the City of Tukwila Comprehensive Land Use Policy Plan, we
believe the following goals and policies to be supportive of the building
design for which a waiver is hereby applied.
SHEET NUMBER 6 ' e r
A. NATURAL ENVIRONMENT
Objective #1
Policy 1.
Project maintains existing natural vegetation.
Policy 2.
Project provides for construction and development of landscaping utilizing
live vegetation.
•
Policy 3. . The project does not intend to disrupt any more of the natural vegetation
than is absolutely necessary for the construction of'the buildings.
Objective #3
Policy 2.
The project takes maximum care to provide and protect the view of hillside
residents.
Policy 3.
Project takes care to preserve the quality of natural land forms.
•
Policy 4.
Earth moving will take place only in those areas absolutely required to
facilitate construction of the project.
Objective #6
Policy 1.
Qualified earth engineering consultants will be retained throughout the
design and construction of this project.
B. OPEN SPACE
Objective #1
•
Policy 1.
Project site will be replanted as required in accordance with acceptable
landscape plan.
Policy 3.
Recreation areas and open space will be provided on -site for use by the
residents•in equal to twice code requirements.
Policy 4.
Lot coverage of this project is 26% which allows open space for other
passive recreation.
SHEET NUMBER 6 co
C. RESIDENCE
Objective 11
Objective 12
Objective 13
Policy 1.
We believe that the design of the project does utilize the topography of
the terrain to establish separatio between and usages. We believe that
the use of the hillside does serve as a buffer between the commercial usage
to the east of Interurban to the r =sidential usage to the hillside and
plateaus west of Interurban. We a so believe that the utilization of the
hillside does provide for the maxi um livability for each of the complex
residents.
Policy 4.
More than 80% of the automobiles r quired for this project gain access to
the site from Interurban Avenue. 8% of the vehicles to the site, gain access
from 56th Avenue South. We bel it is important to bring'the major traffic
flow to the project from a major e tablished arterial.
Policy 1.
We believe this project does prov de the transitional land use between commer-
cial and residential usage.
'olicy 2.
As stated above in Objective 1, Policy 4, we do not encourage traffic for this
project to pass through single -fa ily residential area. It should be noted
here that the property immediatel to the west of 56th Avenue South is likewise
used for multi- family residences.
Policy 1.
Vegetation screens and earth ber s between Interurban and the project site
will be provided as a part of the landscape plan. Please see site section and
elevation included in the accompanying drawings.
Policy 5.
Parking will be provided as req fired by the City of Tukwila Building Code
and Ordinances.
Objective 14
Policy 1.
This project encourages the fee ing of unity and friendship among all of the
residences by providing indoor =nd outdoor recreational area, open court area,
other open spaces and community recreational facilities.
Policy 3.
Adequate lighting will be provided in all areas of the project including
parking lots, walkways, courty•rds and recreational areas.
Policy 3.
All utilities for the project wi 1 be undergrounded.
SHEET NUMBER 7
C
We believe the requirement of Ordinance No. 1109 does impose
special hardship on this site due to the need to develop the
property in an economic and attractive manner. We believe
the design of this project is sensitive to the needs and
objectives of the City of Tukwila to create residential
areas which are desirable, attractive, and most important
of all, consistent with good living standards. The design
team assigned to this project has tried very hard to
accomplish exactly that. We believe the land utilization
factor is extremely efficient. and that the end result will
be an attractive residential project articulated in such a
manner as to create( good liveability, good efficiency and
most important of all a product of which both the City of
Tukwila and the Developers can well be proud of.
ANALYSIS
METHOD
AREA
UNITS
ALLOWED
PER
ACRE
TOTAL
UNITS
ALLOWED
LESS STEEP
SLOPE AREA
ADJUSTED
LOT SIZE
UNITS ALLOWED
STEEP SLOPES
@ 22 UNITS
PER ACRE
UNITS ALLOWED
ON LAND, NOT
INCLUDING STEEP
SLOPES
TOTAL ALLOWED
UNITS WITH
REDUCED DENSITY
ON STEEP SLOPES
UNITS REDUCED
DUE TO NOT
ALLOWING FULL
DENSITY ON
SLOPES
SQUARE FEET
ACRES
ALT. #1:
Proposed Zoning
Ordinance -
'' 1ng. Com. Ver-
.>>on with R -4)
R -3
102,691
2.36
14.52
34.27
- 17,250 (.4 acres)
85,441
(1.96 ac.)
.4 x21/2
=
1.00
1.96 x14.52=28.46
71.58 + 1.85 = 73.43
11.37
R -4
101,095
2.32
21.78
50.53
- 15,000 (.34 acres)
86,095
(1.98 ac.)
.34 x 22
=
.85
1.98x 21.78=43.12
84.80
1.85
71.58
ALT. #2:
Proposed Zoning
Ordinance -
(Ping. Com. ver-
sion with RMH)
R -3
102,691
2.36
14.52
34.27
ii
n
11
1.96 x 14.52=28.46
85.96+1.85=88.81
12.83
RMH
101,095
2.32
29.04
67.37
n
ii
1.98 x 29.04=57.50
101.64
11
85.96
•
ALT. #3:
oposed Zoning
O rdinance -
(City Council
version w /R -4)
.
R -3
102,691
2.36
14.52
34.27
1
.1
..
1.96 x14.52=28.46
64.40 + 1.85 = 66.25
10.13
R -4
101,095
2.32
18.15
42.11
is
H
1.98 x 18.15 = 35.94
76.38
"
64.40
ALT. #4:
Proposed Zoning
Ordinance -
(City Council
.
version w /RMN)
R -3
102,691
2.36
14.52
34.27
a
"
1.96 x 14.52 = 28.46
76.30+ 1.85 = 78.15
12.26
RMH
101,095
2.32
24.20
56.14
"
"
1.98 x 24.20 = 4
A/l Al
Th _AR
1
2
3
COMPARISONS OF PRESENT ZONING VERSUS PROPOSED ZONING DENSITIES
CAMPANELLA WAIVER REQUEST
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Tukwila, Washington
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Campanella Murakami Brummitt, Inc.
2900 Eastlake Avenue East
Suite 200
Seattle, Washington 98102
Attention: Mr. Felix Campanella
Subject:
Gentlemen:
Geotechnical Engineering and Geology
12893 N.E. 15th Place, Bellevue, Washington 98005 / Phone: (206) 455 -2018
Soil and Foundation Investigation
Cedarwood Habitat Condominiums
13700 Block Interurban Avenue
Tukwila, Washington
79-/g7-A1
April 17, 1979 E -817
In accordance with your request, we have conducted a soil and
foundation investigation at the subject site. This report pre-
sents a description of our investigation and the encountered site
conditions, including recommendations for the various soil engineer-
ing aspects of site development.
Our investigation indicates that the southeastern edge of the
property is underlain by up to 14 feet of loose alluvial deposits.
Buildings in this area will be partly in cut that could result in
large differential settlements. The portion of the buildings over
the loose deposits may have to be surcharged with a preload fill or
supported on piles extending into firm underlying soils, whichever
is more feasible.
The upper western areas are underlain by firm soils that will
support structures on conventional footings. More detailed recom-
mendations are presented in the following sections.
Campanella Murakami Brummitt, Inc.
April 17, 1979
SCOPE AND PROJECT DESCRIPTION
Earth Consultants, Inc.
FIELD INVESTIGATION AND LABORATORY TESTING •
E -817
Page two
The purpose of our investigation was to obtain adequate sub-
surface information necessary to prepare recommendations for site
preparation and foundation design. At the time our investigation
was undertaken, the site boundaries, building locations, and
slopes were located as shown on the Site Sketch, Plate 1. This
layout is based on a survey worksheet, and Campanella Murakami
Brummitt, Inc. Site Plans, dated February 12, 1979.
The project will involve the construction of seven 4- level,
wood frame structures with parking on the second level along the
top of the slope. The lower portion will contain six 4 -story
buildings with parking on the lower level. The recreation build-
ing will be in the center of the lower buildings.
The grading plan had not been finalized at the time of this
report. However, we anticipate, based on our review of site
sections, that the upper buildings will require cuts on the order
of 5 to 6 feet. The lower buildings will require cuts on the
order of 12 to 14 feet, with fills of 2 to 4 feet. The lower and
upper buildings will require retaining walls.
Our recommendations are based on estimated structural loads
on the order of 3 to 4 kips per lineal foot for dead plus live
loads.
To explore the subsurface conditions for this phase of our
work, we excavated a series of twenty test pits across the site on
December 14 and 15, 1979. The test pits were excavated with a
rubber -tired backhoe. Two additional borings were drilled on
February 26 and 27, 1979 to explore the southeastern lower area to
deeper depths. The locations of the test pits and borings are
shown on the Site Sketch, Plate 1. The excavation of the test pits
and the borings was continuously monitored by engineering geologists
from our firm who identified the soils encountered, maintained a
log of each test pit and boring, obtained representative soil
samples and made pertinent observations of the slopes and site.
The soils were classified in accordance with the Unified Soil
Classification System outlined on Plate 2, Legend. The logs of the
individual test pits are presented on Plates 3 through 12. The
logs of the borings are presented on Plates 13 and 14.
The borings were drilled using a truck - mounted B -61 drill rig
with continuous flight, hollow stem augers which were used to
advance the bore holes and provide hole support during sampling
Campanella Murakami Brummitt, Inc. E -817
April 17, 1979 Page three
operations. In each boring, Standard Penetration Tests (SPT) were
performed at selected intervals in accordance with ASTM Test
Designation D 1586. In addition, a 2.42 -inch I. D. ring sampler
was used to obtain relatively undisturbed soil samples at selected
depths. Blow counts for this sampler were correlated to the SPT
values.
Representative bulk soil samples were placed in moisture -
proof containers and transported to our laboratory for further
examination and testing. Field moisture content determinations
were made on all samples and the dry density of ring samples was
determined. The results of these tests are presented on the logs
at their respective depths. A series of grain size determinations
were made with sieve and hydrometer tests with the results present-
ed on Plates 15, 16, and 17. The plasticity of representative fine
grained soil samples was determined using the Atterberg limit test.
Atterberg results and dry densities are listed at their respective
depths on the logs.
Surface
�
SITE CONDITIONS
Earth Consultants, Inc.
The subject site is situated in the 13700 block of Interurban
Avenue between 56th Avenue South and Interurban Avenue. The pro-
perty measures approximately 260 by 920 feet in plan dimension and
extends from the edge of the old flood plain of the Duwamish River
along Interurban, upslope to 56th Avenue South with approximately
65 feet of relief. A large lobe of fill is located in the south-
east corner of the low area as shown on the Site Sketch. The steep
slopes (35 to 40 degrees) are covered with occasional trees and
brush. A large lobe of material at the toe of the slope near the
center of the site appears to be a slump or slope wash. A sewage
lift station is located in the center of the site along Interurban
Avenue. The 35 to 45 foot high bank extends up to a sloping
plateau near 56th Avenue. Several large trees are situated along
the top of the slope on the plateau. Several demolished structures
are located on this upper bench. Ponded water was present just
north of the fill lobe in the south section. No other surface water
was noted on this section.
The northern section contains a grassy fenced area with a
steep embankment separating the upper and lower areas. The lower
area has been leveled and previously contained a structure. It
appears that some quarrying operations may have taken place in this
area. The upper section contains a wide grassy bench above the top
of the embankment which extends up to 56th Avenue and surrounding
residential areas. Minor areas of surface seepage were noted across
this upper section.
Campanella Murakami Brummitt, Inc.
April 17, 1979
DISCUSSION AND RECOMMENDATIONS
E -817
Page four
Subsurface
The site is underlain by different soil profiles. The low
lying areas adjacent to the base of the slopes and Interurban
Avenue are immediately underlain by loose alluvial sands and
medium stiff silts and clays. Some of our test pits in the
southern area did not penetrate these soft soils (Test Pits Nos.
1, 2, 4 and 6) .
Test Pits Nos. 2 and 5 were cut into the toe of the steep
slope in the area of proposed cuts for the buildings. These pits
penetrated silty slope wash and debris overlying a sloping firmer
surface which we believe may be weathered bedrock. Groundwater
seepage was noted on the firmer weathered surface. We believe the
slope above is underlain by an undetermined amount of weathered
slope wash material.
The supplemental borings encountered a dense silty sand layer
found at 14 feet below existing grades that extended to the depths
explored. These river deposits are mantled against the sandstone
and siltstone bedrock observed in our test pits. The northeast
low area is underlain by shallow fills over rock.
The test pits on the upper bench encountered medium dense to
very dense sands and gravels with varying amounts of 'silt. These
firm till -like materials grade to very dense till towards the
northwest end of the project area. It should be expected that the
till overlies the bedrock at a relatively shallow depth across the
entire site as observed in Test Pit No. 17.
Moderate to heavy groundwater seepage was encountered at
shallow depths in the lower areas, with light seepage observed
perched on the till and bedrock.
Cuts into the slope, espsecially in the northern area could
encounter bedrock. Our experience with this bedrock indicates
that the weathered portion can be excavated with rippers and
large backhoes. The unweathered portion may require blasting.
The bedrock found beneath the project area is comprised of
siltstones and sandstones of the Renton Formation. Geologic
information on the area indicates that the unit dips to the south
and southwest at 12 to 15 degrees. The bedding planes beneath
the site would dip into the slopes based on this data.
General
The presence of the various soil profiles on the site will
require different foundation requirements. The upper buildings
Earth Consultants, Inc.
Campanella Murakami Brummitt, Inc.
April 17, 1979
Earth Consultants, Inc.
E -817
Page five
may be supported on conventional footings bearing on undisturbed
firm ground found at relatively shallow depths. The footings
closest to the edge will have to maintain a minimum setback of
1 - .- . -at - -- least - lQ_„feet from the edge of slopes. The lower buildings will
be founded partially on cut in the loose soils. The building on
the cut portion may be supported on conventional footings. The
lower portion of the buildings may be supported on piles or on
conventional footings bearing on a structural fill mat after a
surcharge fill has preloaded the loose soils. We understand that
the surcharge program appears most - feasible at this time. Should
you decide to chose the pile method of support, we will be glad to
furnish you with more detailed recommendations.
We recommend that we be allowed to review the final building
and grading plans to determine the extent and depth of this sur-
charge fill and the setback requirements for the upper building.
Also, the cut slopes should be examined by Earth Consultants, Inc.
to evaluate the short term stability. It may also be advisable to
probe the north slopes at the building locations to evaluate the
hardness of bedrock within excavation limits.
The following sections present our preliminary recommenda-
tions in more detail.
Shallow Foundations
The proposed structures may be supported on conventional
continuous and /or spread footings supported on firm undisturbed
soils or on a minimum of 2 -1/2 feet of compacted structural fill,
whichever is applicable. The structural fill should extend to
2 -1/2 feet beyond footing perimeters. Exterior footings should
be bottomed a minimum depth of 18 inches below the adjacent final
grade. The footings bearing on structural fill or the upper
medium dense, silty sands may be designed for an allowable bearing
pressure of 2500 pounds per square foot for dead plus live loads
and 4000 psf on undisturbed till or bedrock. Continuous footings
should have a minimum width of 16 inches. Interior footings may
be at 12 inches below the top of slab. A one -third increase in
the bearing pressures may be used when considering wind or
seismic loads. Footings along the top of the slope should be set
back a minimum horizontal distance of 10 feet from the slope face.
For the above design criteria, it is anticipated that total
postconstruction settlements in structural fill or medium dense
sands will be about 1 inch with differential settlements less than
1/2 inch. Settlements will be minimal for footings supported
entirely on glacial till or bedrock. We estimate that settlements
on the order of 4 to 6 inches could be realized with the surcharge
program recommended in the following sections.
Campanella Murakami Brummitt, Inc.
April 17, 1979
E -817
Page six
Footing excavations should be examined by the Soil Engineer
to verify that encountered conditions are as anticipated. Drains
should be placed along all perimeter footings and connected to a
positive discharge system.
Retaining Walls
Cantilevered retaining walls may be designed for an active
lateral pressure induced by a fluid weight of 35 pcf. Non -
yielding basement walls may be designed for the same value plus
an additional uniform pressure of 100 psf. These values assume a
horizontal backfill, without surcharges due to hydrostatic pres-
sures, adjacent high footings, traffic or. construction loads.
The backfill immediately against the wall should consist of
a free draining gravel or sand. The backfill should be compacted
to at least 95 percent of maximum density. All retaining walls
should be provided with a positive discharging drainage system.
Horizontal forces may be resisted by passive pressures equal
to a fluid with a density of 300 pounds per cubic foot. This
value assumes that all footing backfill is compacted in accordance
with the site preparation recommendations of this report. A
coefficient of friction of 0.35 may be used between concrete and
soil.
Floor Slabs
Slab -on -grade floors may be supported on structural fill
prepared in accordance with the site preparation recommendations
of this report. In cut areas, the upper 12 inches of subgrade
should be compacted to 95 percent of maximum density to provide
uniform conditions beneath the slab. The slab should be provided
with a minimum of 4 inches of free draining sand or gravel. In
areas where moisture is undesirable, a vapor barrier such as a
plastic membrane should be placed beneath the slab. Two inches of
sand may be placed over the membrane for protection during construc-
tion and to aid in curing of the concrete.
Surcharge Program
The lower building areas over the loose alluvial soils may
be preloaded with a fill surcharge prior to foundation construc-
tion. We estimate at this time that the surcharge should consist
of at least 4 feet of fill for a minimum of 30 days. Please note
that this surcharge fill is in addition to the structural fill
required to bring the site to grade.
Earth Consultants, Inc.
Earth Consultants, Inc.
Campanella Murakami Brummitt, Inc. E -817
April 17, 1979 Page seven
The top of the surcharge fill should extend a minimum of 8
feet beyond the building perimeter over the loose soils. Sur-
charge fill does not have to meet any specific requirements
except that the material should have a total density of 120 pcf
and be approved by the Soil Engineer before use. However, if the
surcharge fill material is to be used for raising the site grade
in parking areas after completion of the surcharge program, it
should meet the requirements for structural fill.
To verify that the surcharge program is proceeding at the
expected rates and magnitudes, and to make supplementary recommend-
ations if differences are noted, it is essential that the surcharge
be monitored continuously. A minimum of three settlement markers
should be installed prior to fill or surcharge within each building
area. Initially, survey readings should be taken twice a week for
the first two weeks and weekly thereafter. The time interval for
any needed readings can be established by Earth Consultants, Inc.
after that time.
Site Preparation
The site should be stripped and cleared of all structures,
trees, existing utilities, surface vegetation, all organic matter,
and any other deleterious material. It is anticipated that a
stripping depth of approximately 1 foot will be required. Stripped
materials should be removed from the site or stockpiled for later
use in landscaping, if desired. The stripped materials should not
be mixed with any materials to be used as structural fill.
Following the stripping operation, the remaining surface in
areas where structural fill is to be placed should be proofrolled
under the observation of the Soil Engineer to reveal soft or loose
areas, which if found, should be removed and replaced with struc-
tural fill to a depth that will provide a stable base beneath the
structural fill. The toe of all fills should be keyed into firm
ground. The excavation should extend to a depth that will insure
2 -1/2 feet of structural fill beneath footings and 18 inches be-
neath floor slabs at the portion of the lower buildings over the
loose soils.
Structural fill should be placed in horizontal lifts not
exceeding 8 inches in uncompacted thickness. The fill should be
benched into slopes steeper than 4 to 1 (H:V). The fill should be
compacted to a minimum 95 percent of the maximum dry density, in
accordance with ASTM Test Designation D 1557 -70 (Modified Proctor).
The site soils contain an excessive amount of fines that will make
them difficult to compact or work when wet. An approved granular
imported fill may be required if grading operations are performed
Earth Consultants, Inc.
Campanella Murakami Brummitt, Inc. E -817
April 17, 1979 Page eight
during wet weather. It should consist of a granular material with
no more than 5 percent fines, passing the No. 200 sieve.
The proofrolling, structural fill approval, placement and
compaction of structural fill processes should be monitored, tested
and approved by a qualified Soil Engineer.
The excavations for the lower buildings may encounter seepage
and slope wash. An existing slump may indicate some slope instabil-
ity. Temporary slopes should be provided with a gradient of 1 to 1
or flatter, depending upon exposed soil and groundwater conditions.
We recommend that a representative of Earth Consultants, Inc.
examine the slopes as they are being excavated to evaluate their
stability, and periodically thereafter.
Groundwater Control
The subject site contains fine grained soils that will make
grading operations difficult during wet weather. For this reason,
it is important that groundwater be controlled wherever possible.
Seepage can be expected to be especially heavy during rainy weather.
Seepage should be anticipated from most cuts. Surface interceptor
ditches should be placed along the top of all cuts. Subsurface
interceptor drains should be placed either along the toe or top of
cuts, whichever location appears to be more feasible. We suggest
the location of subsurface drains be made during grading operations
by a representative of Earth Consultants, Inc., at which time the
seepage areas will be more clearly defined. The site should be
graded to drain at all times and all loose surfaces sealed at night
to prevent the infiltration of rain into the soils. After a rain-
fall, equipment should remain off the soils until they have had a
chance to dry sufficiently. We will be available for consultation
about groundwater control, if you so desire.
LIMITATIONS
The materials encountered on the project site and utilized in
our investigation are believed representative of the total area;
however, soil conditions may vary in characteristics between test
pit and boring locations.
Since our investigation is based on the site materials ob-
served, selective laboratory testing and engineering analyses, the
conclusions and recommendations are professional opinions. These
opinions have been derived in accordance with current standards of
practice and no warranty is expressed or implied. Should encount-
ered conditions or design parameters change, this firm should be
contacted to assess the significance of these changes to the pro-
posed construction prior to proceeding.
Campanella Murakami Brummitt, Inc.
April 17, 1979
Plate 1
Plate 2
Plates 3 through 12
Plates 13 and 14
Plates 15, 16 and 17
RSL /dw
The following plates are included and complete this report:
We trust the information presented herein is adequate for
your requirments. If you need additional information or clarif-
ication, please call.
• 141"1644/A s F V c'■O:
z
Z N
cc k
? 1
Earth Consultants, Inc.
Site Plan
Legend
Test Pit Logs
Boring Logs
Grain Size Analyses
Respectfully submitted,
E H CONSULTANTS, INC.
Robert S. Levinson, P. E.
Chief Engineer '
E -817
Page nine
NTP -I
TP-
56 the Ave Soul
LEGEND
Approx..Test Pit Locations
House and Garage Debris
eB -1 Approx. Boring Locations
Scale :I " : 80�
Mbrk Order $� ,
TCH
BAN AVE
South
a .
FP-16-
TP -4
f
TP 3 - - i T7-1
. .. , ...VT.P 1 Fit
Slope
Approx. top
- . t „ of slope
MOM
tP - I2
.
MAJOR DIVt,, DNS
GRAPH
SYMBOL
LETTER
SYMBOL
1 ,CAL DESCRIPTIONS
COARSE
GRAINED
SOIL,
NONE THAN 50%
Of SAL IS
L•RGEN THAN NO.
00 SIEVE SIZE
AND
cRAV[LLr
3011.11
R[
NO THAN SO%
OF COARSE FRAC•
TION RETAINED
ON NO. • SIEVE
CLEAN SRAVELS
1 •. . Imes)
.6..6..,•.6 ..
•00• • •0
• 0 0• • p °0
G W
TELL-MADED MAYELI, -SAND
MATURES, LITTLE ON NO FINES
• : . :i
•..• ..II. y • •
• • • ••
♦• .
G P
POORLY Eu,
SAND MIXTURES, LITTLE ON NO PINE,
GAVELS WITH FINES
(.N...I.►1. ..••ll .1
fines)
r
tj S
1ii•1
• T
GM
SILTY GRAVELS, -SAND -
SILT MIXTURES
-
GC
CLAYEY , GRAVEL-SAND-
CLAY MIXTURES
SAND
AND
SANDY
SOILS
MORE THAN SO%
OF COARSE FMC -
TIM PAS SINS
NO. • SIEVE
CLEAN SAND
(MHO Of M fine•)
° . .
• ° . ° •
e °• a •• a
• 0 • •• •
°
SYV U1
WELL- GRADED SANDS, GRAVELLY
SANDS, LITTLE ON NO FINES
,. • , -
•
• •
•••
-
- 1•
SP
POORLY- •MADED SANDS, SRAVELLY
SANDS, LITTLE OR NO FINES
SANDS WITH FINES
(•PPr•ci•SN •.�w•I d
1( °••)
111
S M
SILTY SANDS, SAND -SILT MIXTURE,
4
SC
CLAYEY SANDS, SAPID-CLAY rIXTI/NE!
FIN[
WASHED
SOILS
•
NONE THAN 50%
Of MATERIAL IS
,TALLER •THAN NO
200 SIEVE SIZE
SILTS
AND LIQUID UNIT
LESS THAN SO
CLAYS
ML
INORGANIC SILTS AND VERY FINE
SANDS, ROC% FLOUR, SILTY ON
CLAYEY FINE SANDS ON CLAYEY
SILTS WITH 'LOONY PLASTICITY
�
�
! ` f
C 1
L•
I•ORMMC CLAYS OF LOW TO MEDIUM
PLASTICITY, G RAVELLY , LE,
SANDY CLAYS, SILTY CLAYS, LEAN
C
CLAYS
i I
1 j
OL
ONSAMIC SILTS AND ORGANIC
SILTY CLAYS OF LOW PLASTICITY
SILTS
AND LIQUID LIMIT
CLAYS 4 EEATER THAN SO
MH
INORGANIC SILTS, MICACEOUS OR
DIATOMACEOUS FIN[ SAND ON
SILTY SOILS
` . H
N S
ONANIC CLAYS OF HIGH
PLASTICITY, FAT CLAYS
' i
• , . �• •
OH
ORGANIC CLAYS OF MEDIUM TO HIGH
PLASTICITY, ORGAN SILTS .
PLASTICITY, IC
HIGHLY ORGANIC SOILS
-•• -• --:
-._:.•. --
•
PT
KAY, NUR!!, *AIWA SOILS
WITH NIGH ORGANIC CONTENTS
TOPSOIL
- —
Humus and Dutf Layer
FILL
Uncontrolled
Highly Variable
with
Constituents
NOTE: DUAL SYMBOLS ARE USED TO INDICATE BORDERLINE SOIL CLASSIFICATIONS
THE DISCUSSION IN THE TEXT OF THIS REPORT IS NECESSARY FOR A PROPER UNDERSTANDING
OF THE NATURE Of THE MATERIAL PRESENTED IN THE ATTACHED LOSS
I 2"0.D. Split Spoon Sampler
j[ Ring or Shelby Sample
P Sampler Pushed
Sample Not Recovered
Water Level (date)
Ts Torvane Rending
qu Penetrometer Readings
Water Observation Well
SOIL CLASSIFICATION CHART
Earth
Consultants Inc.
LEGEND
Proj.No. E -817 !Date Apr. 1 79 , Plate 2
Depth
(ft. )
5
10
15
0
5
10
15
US
TEST PIT LOGS
Log of Test Pit
Soil Description
Elev. 16
w Lab Data
1
SM
MH
ML
Brown, gravelly silty SAND, loose, moist with
occasional organics. (Fill)
Brown and gray, clayey SILTwith organics, medium
stiff, moist to wet.
Blue -gray, clayey SILT with silty CLAY lenses,
medium stiff, wet.
Test Pit terminated at 12 feet on 12/14/78.
82
49
qu = .5
tsf
LL = 60
PL = 31
qu = .5
tsf
Job No. • E -817
Log of Test Pit 2
Elev. 14
Earth Consultants, Inc.
Plate 3
T
,.
SM
Brown to gray, clayey silty SAND with organics,
loose, moist to wet.
(slope wash)
22
14
,
i.
Rock
Tan, weathered siltstone, firm,
moist.
Test Pit terminated at 11 feet on 12/14/78.
Heavy seepage 4 to 7 feet east side of pit.
Moderate seepage below 5 feet on top of rock on
_ west side of pit.
Depth
(ft. )
5
10
15
0
5
10
15
US
TEST PIT LOGS
Log of Test Pit
Soil Description
Elev. 16
w Lab Data
1
SM
MH
ML
Brown, gravelly silty SAND, loose, moist with
occasional organics. (Fill)
Brown and gray, clayey SILTwith organics, medium
stiff, moist to wet.
Blue -gray, clayey SILT with silty CLAY lenses,
medium stiff, wet.
Test Pit terminated at 12 feet on 12/14/78.
82
49
qu = .5
tsf
LL = 60
PL = 31
qu = .5
tsf
Job No. • E -817
Log of Test Pit 2
Elev. 14
Earth Consultants, Inc.
Plate 3
Depth
(f0.)
5
10
15
5
10
15
US
Job No. E-817
TEST PIT LOGS
Log of Test Pit 3
S of I Description
Log of Test Pit 4
Elev. 12.5
w Lab Data
Elev. 12.5
Earth Consultants, Inc.
Plate 4
-
-
-
-
_
—
r 777. 7
ML
Brown to black -gray, clayey SILT to SILT with
some topsoil and charcoal fragments, medium
stiff, moist. (debris)
ML
Tan - brown, clayey sandy SILT with occasional
organics grading with rock fragments, medium
dense, wet.
Broken rock fragments with sand, medium dense,
moist. (Fill)
Tan highly weathered rock with fragmented areas,
medium dense. mnist.
_
_
ML
SM
Brown -gray, clayey SILT to silty SAND, grades
sandier with gravel and charcoal fragments below
9 feet, wet, medium stiff. (Fill ?)
Test Pit terminated at 11 feet on 12/14/78.
Moderate seepage 7 to 9 feet.
Depth
(ft.)
5
1 0
15
0
5
10
15
USC
TEST PIT LOGS,
.Log of Test Pit 5
Soil Description
Elev. 21
w Lab Data
Job No....E-817
Log of Test Pit 6
Ele v. 1 7
Earth Consultants, Inc.
Plate 5
_
-
---.
-
-
_
-
_
_
.-
f� J
ML
SM
Tan - brown, silty SAND to sandy SILT with clay
and rock fragments, loose, moist.
(Fill?)
15
35
-
-
-
SM
Tan, clayey silty SAND, loose to medium dense,
moist.
•
SM
Blue -gray, gravelly silty SAND with rock
fragments and wire, loose, moist. (Fill)
Tan, weathered siltstone, firm, moist. (Contact .
[dips to east)
�
Test Pit terminated at 10.5 feet on 12/14/78.
Moderate to heavy seepage over rock below 8 feet.
-
.-
SM
Tan - brown, silty gravelly SAND, moist, loose.
(Fill)
15
35
-
-
-
:
,...- .........
�
SM
Blue -gray, gravelly silty SAND with rock
fragments and wire, loose, moist. (Fill)
ML
Blue -gray SILT with sand to clayey SILT,
saturated, wet, grades sandier below 9 feet.
Test Pit terminated at-10.5 feet on 12/14/78.
Moderate seepage below 3 feet.
Depth
(ft.)
0
5
1
15
5
10
15
USCS
Job No. E -817
TEST PIT LOGS
Log of Test Pit 7
S of I Description
Log of Test Pit 8
Elev. 21
w Lob Data
Elev. 19 •
Earth Consultants, Inc.
Plate 6
—
_
_
- _
Brown topsoil and Forest Duff, loose, moist.
Brown -tan, clayey sandy SILT with organics,
loose, moist to wet.
(possible fill)
Mottled tan, weathered sandstone, fractured,
grading firmer with depth, moist.
—
Test Pit terminated at 6.5 feet on 12/14/78.
No seepage observed.
—
—
ML
Brown -tan, clayey sandy SILT with organics,
loose, moist to wet.
(possible fill)
—
Whitish gray, weathered sandstone, hard, moist,
\ grades firmer.
—
..
Test Pit terminated at 5 feet on 12/14/78.
No seepage observed.
•
•
5
1 0
15
0
5
1 0
15
Job No.
USCS
E -817
TEST PIT LOGS
Log of Test Pit 9
S of I Description
Log of Test . Pit 10
Elev. 20
w Lab Data
Elev. 25
Earth Consultants, Inc.
Plate . 7
4Prona
f x AAR
-r T r ,. •
,, • ,, ,
Lo:rj of t 7
S oil Descriptkin
•qm, silty SAND to sandy •.$411T: wi th.; c lay
k fragments, loose, AvoiStV
(Fill?)
yey s ilty SAND, lo!:Ise toMedium dense,
lathered siltstone, firrtmolst., (Contact •
i)* east)
it terminated at 10.5 foet tin .12/14/78. -
Le to heavy seepage over tro 8 feet.
Log of Test Pit- 8,
r,
' ,4n, silty gravelly SAND, looSe.
gravelly silty SANDIOth
• l's' wire, loose, ..moistrcl
• ;v SILT with sand to• clverSiLT,
wet, grades sandierbel6w9
termi nated at 10.5 feet"on'L,12/11178.
n seepage below 3 fectt.
•
Elev. 21
w. Lap Da*
Elthr._1
• NIte b
' <
cututtorii.s.
t'avommgaveteln.t..b... • V)
- '
_
._.-■
V %■:
/(A.
`�`
"`
SM
Tan - brown, silty gravelly SAND with rock
fragments, loose to medium dense, moist.
(possible fill)
•
-
-
`
ML
Brown -tan SILT to clayey SILT, medium stiff,
saturated, grades sandier with depth.
•
,'"
!. I
% %:;
SM
Red -tan, silty SAND with rock fragments, medium
`dense. wet. (Weathered Rock)
-
_
-
•
SP
Test Pit terminated at 11 feet on 12/14/78.
Heavy seepage 8 to 10 feet; light seepage 3 to 8 ft
Caving of sides - 7 to 11 feet.
i
Depth
(ft.)
0
5
10
15
5
10
15
USCS
Job No. E - 817
P
TEST, PIT LOGS
Log of Test Pit II
Soil Description
Log of Test Pit 12
Elev. 20
w Lab Data
Elev. 56
Earth Consultants, Inc.
Plate 8
•
Brown Topsoil, loose,
;:;,
moist
-=
1 • II.VIA11
I. f. 'II.
,'"
!. I
% %:;
SM
Mottled tan, slightly silty to silty, gravelly
SAND, roots to 2.5 feet, moist to wet, loose
grading to dense.
(Till -like lenses below 5 feet)
--
•
SP
Gray, clean to slightly silty gravelly SAND,
dense, wet.
-
-
_
Test Pit terminated at 11 feet on 12/15/78.
Light seepage 4 to 5 feet.
Moderate seepate 9 to 11 feet.
i
Depth
(ft.)
0
5
10
15
5
10
15
USCS
Job No. E - 817
P
TEST, PIT LOGS
Log of Test Pit II
Soil Description
Log of Test Pit 12
Elev. 20
w Lab Data
Elev. 56
Earth Consultants, Inc.
Plate 8
Depth
(ft.)
0
5
10
15
0
5
10
15
USCS
Job No. E -817
TEST PIT LOGS
Log of Test Pit 13
S of I Description
Log of Test Pit 14
Elev. 64
w Lab Dot°
Elev. 66
Earth Consultants, Inc.
Plate 9
.-
--
Brown Topsoil with roots, loose, moist.
18
.
—
-.
III
<;
:t
• SM
;s
?I
Tan, silty gravelly SAND with rock fragments and
gravel to silty sandy gravel, loose to dense,
moist.
(becomes cemented and Till -like below 5 feet)
—
—
_
SM
Test Pit terminated at 11 feet on 12/15/78.
No seepage observed.
Depth
(ft.)
5
10
15
5
10
15
USCS
Job No. E-817
c
TEST PIT LOGS
Log of Test Pit 15
Soil Description
Log of Test Pit 16
Elev. 54
w Lab Doto
Elev. 72
Earth Consultants, Inc.
Plate 10
-;`
--.,1111
—
—
—
--
`..
ML
Brown Topsoil, loose, moist.
Tan, sandy SILT, loose, moist.
10
—
_
—
_
SM
Mottled, silty gravelly SAND, loose, moist,
grades denser with depth.
-
t�:
SM
Mottled tan and orange, gravelly silty SAND,
cemented with rock fragments, dense, moist.
(Till)
Test Pit terminated at 8.5 feet on 12/15/78.
Moderate seepage 3 to 5 feet.
Whitish gray, weathered SANDSTONE, bard,
—
—
—
t moist.
Test Pit terminated at 10 feet on 12/15/78.
Moderate seepate at 7.5 to 9 feet
Light seepage occasionally above.
-;`
--.,1111
—
—
—
--
�.,
Black Topsoil, loose, moist.
10
SM
Mottled, silty gravelly SAND, loose, moist,
grades denser with depth.
-
SM
Tan to blue -gray, silty SAND with gravel and clay,
dense to very dense, moist. (Till)
Test Pit terminated at 8.5 feet on 12/15/78.
Moderate seepage 3 to 5 feet.
Depth
(ft.)
0
5
10
15
5
10
15
USCS
Job No. E -817
TEST PIT LOGS
Log of Test Pit 17
S of I Description
Log of Test Pit 18
Elev. 44
w Lob Data
Elev. 46
Earth Consultants, Inc.
Plate H
_-
1
—
___.
-...
Brown Topsoil, loose, moist.
1
I
SM
N Brown Topsoil, loose, moist.
Tan to gray, silty. gravelly SAND, medium dense to
dense, moist, grades cemented. (Weathered Till)
SM
SM
Blue -gray, gravelly silty SAND with clay,
very dense, moist. (Till)
—
Test Pit terminated at 10 feet on 12/15/78.
Light seepage 4 to 5 feet. .
Moderate seepage 6 to 8 feet occasionally.
Test Pit terminated at 8 feet on 12/15/78.
Light seepage at 4 feet.
Moderate seepage pocket at 6 feet.
Depth
(ft.)
0
5
10
15
5
10
15
USCS
Job No. E -817
TEST PIT LOGS
Log of Test Pit 19
Soil Description
Log of Test Pit 20
Elev. 49
w Lab Dato
Elev. 60
Earth Consultants, Inc.
Plate 12
-...
Brown Topsoil, loose, moist.
1
SM
Tan, silty gravelly SAND with clean sand lenses,
loose grading to cemented and dense, moist.
-..:
SM
Blue -gray, gravelly silty SAND (Till), very
dense, moist.
—
—
Test Pit terminated at 10 feet on 12/15/78.
Light seepage 4 to 5 feet. .
Moderate seepage 6 to 8 feet occasionally.
Depth
(ft.)
0
5
10
15
5
10
15
USCS
Job No. E -817
TEST PIT LOGS
Log of Test Pit 19
Soil Description
Log of Test Pit 20
Elev. 49
w Lab Dato
Elev. 60
Earth Consultants, Inc.
Plate 12
BORING NO. B -I
• ELEVATION
15
Graph
US
Soil Description
Dep h
(ft )
Sample
N)
Blows/
Ft.
Wn
( %)
Density
(pa)
: :�
, CS
S
Brown, gravelly silty SAND,
Y Y
moist, loose. (Fill)
4 2 79
8
9
9
17
48
50/ 511
13
40
46
47
24
19
79
LL = 46
PI = 31
qu = tsf
qu = .75
ydg
__..
/
/
CL
ML
Gray- brown, silty CLAY to clayey SILT
becoming gray, wet, medium stiff to
stiff, with thin layers of silty fine
SAND.
5
1
1•
2
—
I
_(_.
I
:::
•:
1 S
' SP
•
Black, silty to slightly silty SAND,
wet, medium dense grading dense and
very dense.
Boring terminated at 24 feet on 2/26/79.
Driving Energy: 140 lb. Weight Dropping 30 inche -
W. 0. No. E -817 Earth Consultants
PLATE 13
BORING N O. E3 2
• ELEVATION 15
Graph
US
CS
Soil Description
Sample
Blows/
Ft.
Wn
( %)
Density
(pcf)
..
. .
ML
SM
'
Brown, silty gravelly SAND to sandy
SILT, wet, loose with areas of broken
rocks and clayey SILT, wet, medium
stiff.
(FILL ?)
.
10
15
9
10
8
11
40
20
83
44
41
23
71
77
/ CL
/
j
ML
Blue -gray, clayey SILT to silty CLAY,
we s t i ff.
o .
•
N N
Black, silty to slightly silty SAND,
wet, dense.
Boring terminated at 19 feet on 2/27/79.
No distinct groundwater level noted at time of drilling.
Driving Energy: 140 lb. Weight Dropping 30 inches
W. 0. No. E -817
Earth .Consultants
PLATE 14
N
1 00'
!0
So
TO
so
so
.o
>D
10
0
LEGEND
x
N.
SIZE OF OPENING IN INCHES
It N N
g 888 8 R
BORING
TP -1
TP -3
TP -4
TP -6
DEPTH
3.5
6.5
4.5
10.0
USCS
MH
SM
ML /MH
SM
SIEVE ANALYSIS
HUMMER OP MESH PER INCH U.S. STANDARD
V 8 8
DESCRIPTION
clayey SILT with organics
silty SAND
clayey SILT with some sand
gravelly silty SAND
HYDROMETER ANALYSIS
0 0 N
0 •0 we IR N - 1! r r A M 78 O O O
GRAIN SIZE IN MILLIMETERS
GRAIN SIZE IN MM
COBBLES
COARSE I • PINE I COARSE, MEDIUM I PINE
GRAVEL SAND
I
FINES
NAT. W.C. %
82
33
. 50
16
S
. 0
*ice*
•
•
8
LL
60
50
10
m
n
40
so
ao
—C
SO
TO
SO
so
100
m
5
—I
PL
31
33
saws
i
SIEVE ANALYSIS
HYDROMETER ANALYSIS
SIZE OF OPENING IN INCHES I MUMMER OF MESH PER INCH. U.S. STANDARD
GRAIN 112E IN MM
rn
0
3
•
r
• • • M N .. .. .� •
100 -
!0
s0
70
AO
so
40
30
20
10
I T
Tilt <- I I TI
0 \ �
t \
§ § $S8 SR R 0•• w N —e0 *. N ":8 8 00 0
GRAIN SIZE IN MILLIMETERS •
I COBBLES 1 COARSE I PINE I COARSE I MEDIUM I FINE
GRAVEL SAND
I
FINES
LEGEND
BORING
TP -8
TP -13
TP -16
TP -18
DEPTH
8.5
8.5
3.0
7.0
USCS
ML
GM
ML
SM
g R g 8
O O N
DESCRIPTION
SILT with some sand
silty sandy GRAVEL
sandy SILT with some clay
silty SAND with gravel and clay
p p p p w NN p
8 . 8
NAT. W.C. %
35
11
22
11
g o
10
m
30
. O
70
s0
90
100
LL
C)
b r C,
to
30 m
co
PL
SIEVE ANALYSIS
i
HYDROMETER ANALYSIS
SIZE OF OPENING IN INCHES I HUMMER OF MESH PER INCH. U.S. STANDARD
GRAIN SIZE IN MM
C)
Z
2
M
~
4
•
100
90
SO
70
eo
SO
AO
!0
10
0
N
• • w N —
•
1
1 . 1
If 8 8 8 8 R R
l COBBLES I
LEGEND
BORING
B -2
0 `" " - 8 8 0 0 0
GRAIN SIZE IN MILLIMETERS •
COARSE [ FINE J COARSE I MEDIUM ] PINE
', COARSE
SAND
GRAVEL
DEPTH
2.5
USCS
ML
s R 8 8 8 A8 0 0 0
SILT with sand and clay
DESCRIPTION
• 8 8 8 8 . 8 8
FINES
NAT. W.C.
83
8
'0
LL
10
m
so
e0
70
SO
SO
100
-c
rn
5
--I
PL