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Permit 88-07-R - PICKENS BOND CONSTRUCTION - EMBASSY SUITES REZONE
88-7-R Permit 88-07-R - PICKENS BOND CONSTRUCTION - EMBASSY SUITES REZONE15920 WEST VALLEY HIGHWAY LANDSCAPE PLAN SECTION 1. (to be tilled In by devvrlopar f authorizad by City staff) NAME OF DEVELOPMENT: EMBASSY SUITES HOTEL DATE: 02 January 1991 DEVELOPMENT ADDRESS: 15920 W. Valley Hwy. 98188 PERMIT NO.: 5838 CASH ASSIGNMENT NAME: Pickens Bond Const. Co. TEL. NO. 206/235 -0190 EI FUNDED BMAILING TO: : P . 0. Box or ADDRESS: B 58502 800/826 -4050 BY Y MAIL (pleaseprint) CITY/STATE/ZIP Tukwila, WA 98138 -1502 Ref. Job 038967 DESCRIPTION OF ITEMSTO BE COMPLETED (REFERENCE PLANS/DOCUMENTS WHERE ITEMS ARE DESCRIBED): Exterior Landscaping left to complete work at ESH /Sea Tac, per Dwgs L -1, L -2 and L -3. . - 2 CASH As the owne r , .orauthorized agent of the owner, I hereby submit cash or cash equivalent in the amount of $ ($150% of value to complete work described above) and attach supporting documentation for value of work. I will have this work cared out and call for a final inspection by this date: ( 02 j 15 / 91 ), or risk having the City use these funds to carry out the work with their own contractor or • in -house manpower. It I fail to carry out the work, I hereby authorize the City to go onto the properly to carry out completion of the, above deficiencies. I further agree to triplets all work • t above prior to requesting inspection and release of these funds. SIGNED: a TITLE: Project Engineer, PBCC y e \ 1 +t.ClrQN<? tube; c t{4 Wed by CIO : stRt ;:: THIS FUND IS AU ORIZED TO BE ACCEPTED. DEPARTMENT HEAD: 6 , !SIGNED: AMOUNT: - 8 - 2 CASH O CASH EQUIVALENT DEPOSITED THIS DATE: c1' / CITY RECEIPT NO. y e \ 1 RECEIVED BY: 1-v-.17 `N SECTION; S completed by :d 72 HOUR NOTIFICATION FOR INSPECTION AND RELEASE OF FUNDS DEVELOPERS REPRESENTATIVE: ( i re': b: completed by City start) CHECKED BY: AUTHORIZED BY: SECTION 4 (to bfit:`f~ompleted by City: E CASH EQUIVALENT - LETTER AUTHORIZING RELEASE CASH CRY CHECK NO. • City of Tukwila DEVELOPER'S PROJECT WARRANTY REQUEST FORM All work identified in Section 1 of this form has now been completed and returned to department which authorized warranty. I hereby request inspection and release of my cash/cash equivalent. DATE: I have reviewed the above work and found it acceptable and therefore authorize the release of the above cash assignment. AMOUNT: RELEASED THIS DATE: DEPARTMENT: RELEASED BY: , FINANCE DEPT. Upon completion through Section 2, Finance personnel shall Upon completion of entire form, Finance personnel shat send copies to: - Developer send copier to: - Developer - Finance Department - Finance Department - Permit Coordinator, DCD - Permit Coordinator, DCD • SINCERELY, RANDY MO I$ SENIOR P JECT MANAGER DECEMBER 27, 1890 RM /dmc P 0 80X 1118 • PUYALLUP, WASHINGTON 98971 • 12081848.8100 FAX 1206) 848.8187 Northwestern Landscape Co. COMPLETE DESIGN, CONSTRUCTION, AND MANAGEMENT • • MR. DAVE HORAK PICKFNS BOND CONSTRUCTION COMPANY P. 0. BOX 68502 TUKWILA, WA 98138-1502 RE: .EMBASSY SUITES BELOW I HAVE LISTED THE APPROXIMATE DOLLAR AMOUNTS ON THE WORK LEFT TO BE COMPLETED ON THE IRRIGATION AND LANDSCAPE .PROJECT AT EMBASSY SUITES HOTEL - TUKWILA. 1. IRRIGATION t 3,000.00 2. PLANTING 20,000.00 3. TOPSOIL 4,000.00 4. SOD . 8,000.00 6. BARKING 2,000.00 6. HARDSCAPE & CLEAN-UP 2 000.00 TOTAL 639, 000.00 PLEASE CONTACT ME IF YOU HAVE ANY FURTHER QUESTIONS AT 848 -8100. THANK YOU. RECEIVED CITY OF TUKWILA JAM Z1990 PERMIT CENTER !'.,.1'i.i,'ti '.. '' 14:'e J!`n .iii- .^ Jt'.5.i',':ii i•` ..iJ: ' :4:D. '41' WORMALD May 2, 1990 Tukwila Fire Department 444 Andover Park East Tukwila, WA 98188 Attention: Reference: Gentlemen: FIRE SYSTEMS, INC. Wormald Jobs WORMALD FIRE SYSTEMS Michael C. Brauhn Project Manager Nick Olivue Embassy Suites Hotel 15920 West Valley Hwy Tukwila, Washington #21001023 ALE This letter is to confirm and verify the outcome of our discussion a few weeks ago concerning the water storage reservoir at the above referenced project. The reservoir will be constructed of reinforced concrete and will be sized to hold approximately 16,830 gallons. A canvas cover is to be installed to prevent debris from entering the tank, as well as inhibiting sunlight from promoting growth of living organisms. Initial filling will be accomplished through the 8" diameter fire pump flow meter piping and the water level will be maintained automatically by a 1 1/2" float controlled valve. A 4" drain is to be provided at the bottom of the reservoir which will discharge into the storm drain system. This is to facilitate periodic cleaning if necessary. If 'any of this information is in error please notify me immediately as construction will begin soon on the reservoir. Ph'oiVc r t C 10 cS POE Pd F Fe)'L e/tGE)t Yours truly, cc: Pickens Bond Construction Mall Ltr590 /1023mb CC ' Oc( VAS1 TEtite'b (C /PAC.' 1106 54TH AVENUE EAST TACOMA. WA 96424.2733 1206) 922.6644 1206) 922.3116 FAX 1) 0 A( No 7' coo le-kw G 7'HoLE ANY Lo /-4 3) Ct qtr' 0, v-c.. w? a: (f) Y 4 / Pei', CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKII1/.i1, 11 Atill!NCTUN 9818R April 6, 1990 Whittenberg, Delony and Davidson,Inc. ABRJ Consulting Engineers 220 West Harrison Seattle, Wa. 98119 RE: Embassy Suites Parking Lot Expansion Dear Sir: \ PHONE # (2061.173.1X00 Public Works Department has reviewed the site plans for the Embassy Suites proposed parking lot expansion and request the following issues be clarified so that Public Works can continue the review: 1. Identify the Helen Nelsen, Puget Power easements on plan. 2. Identify /refer to City of Tukwila's standard plans or WSDOT standards for curbs /gutters, sidewalk, driveway aprons, etc. on plans. Gnny l.. I (nrllurrn..11umr RECEIVED CITY OF TUKWILA APR 1 0 1990 PERMIT CENTER 3. Provide City with copies of plans referred on this site plan (i.e. C -1 and C -3). 4. Modify Embassy Suites Developer's Agreement to provide cash assignment /or interceptor pipe by December 31, 1990, (and /or bond) for Phase I interceptor pipe along S. 158th into easterly railroads. ..,..,:. v.• •.uwrsnnr.RaubA.t.r. Y 11,1WitaV 5. Provide No Protest Agreement to Storm Drainage LID Phase II and Phase III (as discussed in recent proposed amendment to your Developers Agreement) per Nelsen Place /Longacres Basin Study and Preliminary Design Report by underying property ownerships, and identify the extent of these ownerships on plan. 6. Provide hydraulic calculations, indicating downstream drainage is available until such time as previous item has been accomplished prior to request for Certificate of Occupancy. 7. Identify 13' wide trail easement per the Director of Recreation, if appropriate. 8. Provide additional sections of primary internal roadway on west trail and new east curb location to demonstrate landscape and trail feasibility (to scale) as required by Don Williams and Vernon Umetsu. 9. Identify concrete apron for your primary driveway into South 158th Street. Show bollards for easement access. 10. Identify railroad right -of -way and coordination with railroad regarding use of railroad property for a portion of the swale system. v( 11. Per discussion 4/3//90 with Vernon Umetsu of the Planning Department, plan shall be revised to a) reflect moving parking lot curbs adjacent to landscape areas inward 2 ft. for car overhang. New area to be landscaped, b) show 13 ft. trail easement with cross - sections (see #8) demonstrating trail /landscape feasibility, c) remove stairs from area in which paved trail will be located, and d) ensure that design of driveway between east parking lot and remainder of site is as flat as possible where trail intersects. • ......__.... ... ..... ..+• « :0 ,49•1:i.4;:a 12. Identify access for Helen Nelsen's property to the south with the following note: "Temporary access only - to be subject to future reviews, further criteria and final approvals via Tukwila Public Works Department at the time of submission of plans for future developments /redevelopments to the south of S. 158th Street affecting this access." Please resubmit (6) full sets of plans along with your application and addressing the above items. If you have any questions or I can be of further assistance, do not hesitate to call me at 433 -0179. Sinaer Phil Fraser, Senior Engineer Public Works Department PF /amc xc: Ron Cameron Ted Freemire Don Williams Vernon Umetsu Ross Heller Permit Coordinator Development File: Embassy Suites - Parking lot Expansion Enclosure (1) amc: disc 1:EMBPKL WITTENBERG. DELONY & DAVIDSON, INC. Architecture Planning interior Design 840 Savers Federal Building, Capitol & Spring Sts., Little Rock, Arkansas 72201, Telephone 501 -376 -6681 March 7, 1990 City of Tukwila Planning Department 6200 Southcenter Boulevard Tukwila, WA 98188 Attn: Ms. Molly Headley Re: Embassy Suites Hotel Tukwila, WA Project 88004 Dear Ms. Headley: Pursuant to the public hearing on February 22, 1990 at 8:00 p.m., in the City Council Chambers at Tukwila City Hall and the Notice of Decision I have received, I have revised the enclosed prints for your review and consent. The drawings indicate the removal of the parking deck and the addition and expansion of surface parking, plus the addition of tile at the base of the building and above several window openings on the north, west and south elevations. Also, I have addressed pedestrian access to the parking lots and the tower for improved pedestrian circulation both off -site and on -site. Please review these drawings with your final approvals with noted changes so I can proceed with an application for a new building per- mit. Thank you for your coorperation. Yours truly, WITTENBERG, DELONY & DAVIDSON, INC. •r . Jo' ili C. Sloan AIA /ks Enclosures March 7, 1990 Page 2 Drawings by Wittenberg, Delony & Davidson, Inc. Revised Drawings 3/2/90: A0.01 Site Plan / ✓ A2.01 West Elevation A2.02 North Elevation +/ A2.03 South Elevation Drawings by Anderson, Bjornstad, Kane & Jacobs, Inc. Revised Drawings 3/8/90 via separate cover. C -1 Site Plan Utilities C -2 Paving & Grading C -3 Site Details CD -1 Site Development Plan Deleted drawings 9/8/89: A0.01 Site Plan A1.08 Parking Deck ✓ A1.09 Parking Deck A1.10 Parking Deck V A1.11 Parking Deck ✓ S5.01 Parking Deck S5.02 Parking Deck ✓ Yze S5.03 Parking Deck cc: Mr. Steven Kenninger Mr. Tom Williams Mr. Phil Frazer Mr. Ronald Robbins, Jr. Mr. Bob Benedicto Applicant: John Sloan, Architect Request: Location: Molly A. Headley Assistant Planner February 23, 1990 Notice of Decision File Number: 88 -7 -DR Embassy Suites Hotel Design Review Approval for amendment of project design to eliminate a 2.5 story garage, expand surface parking on 1.9 acres to east of original site and revise building color SE 1/4 of South 158th Street /West Valley Highway intersection in Sec. 24, Twn. 23N, Rge. 4E, Tukwila, WA. The Planning Commission conducted a review of the above request on February 22, 1990, and approved the request with the attached conditions. The Commission adopted the findings and Conclusions contained in the Staff Report dated February 16, 1990. Any party aggrieved by this decision may appeal the decision to the City Council by filing an appeal in writing with the City Clerk within ten (10) days of the above date and shall state the reasons for the appeal. . Design Review Approval Conditions 88 -7 -DR Embassy Suites Hotel 1) Prior to issuance of Building Permit: A. Provide a revised site plan to be approved by the Planning Director which will provide pedestrian access: 1. Between the new SE parking area and the Tower Structure. 2. Between both parking areas and West Valley Highway. 2) Building tilework to be installed as and Longacres Way previously approved. .W 4A1 s 0 7-65 ,mac TIC..... ITI F; t'i -• ' : ° %7 <`.'F. iT :..= ;i;Y�'!;: pdt�r . .. :.IF+.AS. WIT TENRT R(■ 1)1 l( N' • s i J City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433-1800 Gary L. VanDusen, Mayor LOCATION: SE 1/4 of South 158th Street /West Valley Highway intersection in Sec. 24, Twn. 23N, Rge. 4E, Tukwila, WA. ACREAGE: 5.13 acres total area of site. Includes the 1.9 acres discussed in the current addition to site. COMPREHENSIVE PLAN DESIGNATION: Commercial STAFF REPORT ADDENDUM TO THE BOARD OF ARCHITECTURAL REVIEW Prepared FEBRUARY 16, 1990 HEARING DATE: February 22, 1990 FILE•NUMBER: 88 -7 -DR Embassy Suites Hotel APPLICANT: John Sloan, Architect REQUEST: Amend project design to eliminate a 2.5 story garage, expand surface parking on 1.9 acres to east of original site and revise building color. ZONING DISTRICT: C -2 Regional Retail SEPA DETERMINATION: DNS Issued ATTACHMENTS: A. BAR previous conditions of Approval B. Site Plan Revisions C. Revised Landscape Plan D. Building Illustration (to be presented at Meeting) E. Revised Building Illustration (to be presented at Meeting) Staff Report 88 -7 -DR Embassy Suites to B.A.R Page 2 PROJECT DESCRIPTION This project is a request for approval of 1) site design and landscaping of additional parking areas and 2) approval of changes in building colors and materials. The application involves the development of an additional 1.9 acres directly to the east of the original site as a parking area which will replace a previously approved parking garage. EXISTING DEVELOPMENT The northwest corner of the site is paved and is used as a park and lock car lot. It has the existing business, the Renton Auction Barn, operating on the site. SURROUNDING LAND USE Surrounding land use consists of a hotel across West Valley Highway to the west, and low intensity commercial uses to the north and east. Pasture lies to the south. ACCESS The project site is accessed via West Valley Highway and Longacres Way (South 158th St.) and the Union Pacific Railroad Line on the west, north, and east respectively. BACKGROUND This project was previously reviewed and approved by the Board of Architectural Review on August 25 and September 22, 1988. The Board's conditions of approval adopted at the September 22, 1988 meeting are shown in Attachment A. The original project was to be an 8- story, 236 -room hotel with a separate 2.5 -story parking structure. A cooperative parking agreement was approved in conjunction with the original design review application. Project modification is being requested as a result of successful land acquisition which allows deletion of the garage structure and expanded surface parking to the east (Attachment B). The applicant is seeking the required Board approvals for the surface parking lot and certain materials /color changes to the building tower structure as discussed above in "Project Description ": The staff report addendum will discuss the parking area /landscape design first followed by the architectural color changes. 'i \'q;tilEiitN.lwvwri Staff Report 88 -7 -DR Embassy Suites to B.A.R Page 3 PARKING AREA /LANDSCAPE DESIGN 18.60.050: GENERAL REVIEW CRITERIA. (1) Relationship of Structure to Site. There are no changes in the relationship of the structure to the site as a result of the proposal. (2) Relationship of Structure and Site to Adjoining Area. Parking areas are accessed through an internal circular road. There are no pedestrian connections indicated between the parking areas that are separate from vehicular roads. The parking area requires pedestrian connections in two places: 1) the Southeast parking lot should be connected with the tower structure and 2) both parking lots need to be connected with Longacres Way and West Valley Highway. (3) Landscaping and Site Treatment. The plant materials are of a good variety and the parking lot is elevated so that all landscaping will be installed on a slope. This will enhance the level of screening provided by the landscape materials. The plants chosen will provide spring, summer and fall color and winter texture. The incorporation of a drainage swale along Longacres Way will provide a grassy background for the other plant materials. The continuous row of cherry trees along the circular road will provide a floral focus in the spring. The chosen plant palette is consistent with the previously approved plan. ARCHITECTURAL • (4) Building Design. There are no new buildings proposed; however, there are changes in some of the existing architectural elements. The applicant has submitted colored drawings of the elevations as well as photographic renderings of the proposed revisions of the building facade. The building colors have been revised from an ivory base /chalk white tower to a blue -gray base /soft white tower. Staff feels that the color alternatives will provide a distinctive and attractive appearance for the development. The chosen colors will also work well with the Northwest light. s�i�3. 1. eivA+ c�` �.`,, swi' rrttb ";te;,a��°.n:'..it. ::ti:•:si�s Staff Report to B.A.R CONCLUSIONS The originally approved project (Attachment D) above the ground ground which are not showing on previously approved tile in the the vertical integration of the elements grounding the building texture and interest. (5) Miscellaneous Structures and Street Furniture. Does Not Apply. 88 -7 -DR Embassy Suites Page 4 included blue tile accents floor windows and along the the revised drawings. The building facade provides for various architectural as well as increasing its The proposed changes will provide a greater feeling of openness on the site as well as an attractive backdrop for the hotel structure through the use of additional landscaping. The following items would improve the overall project for the following reasons: 1) Providing pedestrian access to Longacres Way and West Valley Highway as well as connecting the Southeast Parking area to the tower structure will enhance pedestrian safety and provide access to essential thoroughfares. 2) Retaining the originally approved tile work will ensure that the exterior of the building will retain a sense of human scale by locating the tiles at the ground level where they can be seen and enjoyed. RECOMMENDATIONS The Planning Division recommends approval of the Design Review Application with the following conditions: 1) Prior to issuance of Building Permit: A. Provide a revised site plan to be approved by Planning Director which will provide pedestrian access: 1. Between the new SE parking area and the tower structure. 2. Between both parking areas and Longacres Way and West Valley Highway. Building tilework to be installed as a previously approved. - . BOARD OF ARCHITECTURAL REVIEW CONDITIONS TO APPROVAL Site Access 1. Increase (southern) primary access driveway width from 24 to a maximum 34 feet wide (Attachment M). This will clearly indicate the primary access to drivers and facilitate moderate speed turning movements. 2. Reduce (northern) right -in /right -out driveway width from 36 to 24 feet wide, eliminating the center island, and moving the access 90 feet south to the top of circulation curve (Attachment M). This will reduce the possibility of drivers becoming confused as to the primary project entrance and enhance on -site circulation. Building Design 3. Extend porte - cochere from 30 to 40 feet wide, to the westerly building line of the garage (Attachment M). This will increase the architectural link between hotel and garage, increase building modulation and provide a stronger visual focus for the hotel, and allow for a wider covered driveway (see Items 2 and 3). 4. Place an architectural cornice on the northwest garage corner (Attachment I). The cornice to be of the same design as the reveal strip. 5. Color the reveal strip running along garage and hotel walls with a light shade similar to the hotel tower (Attachments I and J). The visual promin- ence of this architectural element will thus be emphasized as it runs along the darker garage wall. 6. Design the north and east sides of the parking garage as shown on its western face. 7. Mute the bright turquoise accent color, possibly with a much darker shade. Landscaping 8. Stagger the trees along West Valley Highway with alternating trees on either side of the property line (Attachment M). Note that the sidewalk will be curbline per Public Works road design. 9. Convert the driveway west of the porte - cochere into a formal landscape area with highly visible plant materials (Attachment M). This will help provide a visual focus to the project. 10. Landscape the area between parking garage and West Valley Highway with evergreen trees to provide year -round moderation of the large concrete mass (Attachment M). 11. All trees shall be 2# to 3 inch caliper and be root pruned at the time of building permit (reducing the on -site shock period when no growth would occur), to maximize early tree growth. 12. Install materials in garage openings, as can be done consistent with the Fire Code, to ensure this area matches the dark window colors of the hotel. (22/88- 7 -DR.X) EMBASSY SUITES ATTACHMENT A 119=111111111 /01111 MN 111 NIP II • ."" 1E111 et U, • ' 1r7lifzr ' . • E.A. A PPQ.ayED Coc . •r'LE ( ;e-ve) dJortac sfrawN (P4 ATrACf/. -4 ›• TO Be emec.icED its aai AccY spec E•FD. • e • ,\,,, e J sa ' . S.r . : ° ,411* 1. 3r . • EMBASSY SUITES ATTACHMENT E m Z • 1111 I Mgt if LONGACCES WAY • • • CONCEPT SITE LANDSCAPE PLAN TUKWIA, WASHINGTON • c. • T • ;. • -I 2. 1. A F f Iti I; • 7 ti �t • f .' • • fl i WI 1 1 NM RC, DI ON Y & DAVID )N NC' • • I • l) . • .r LJ B • I EMBASSY SUIT TUXWILA WASH or AMMO Crown Mao' • 4 4 ; 88 e SOD* p Li ri ri ri Li i.iri n [1111 1 1 minim 11 Li 1711 I 1 1 ri;roin WiTTENBEJlesDE IDNY & DAVIDON INC EMBASSY SUITES TUKWILA WASHI Acrera Cocoon Viscr PREVIOUS PROJECT CI BOUNDARY • 7. C ) ) _LOCATION 0rs \ ELIMINATED 2.5 STOW AnAdE LONGACRES MAY C ) EXISTING 8 STORY TOWER STRUCTURE EMBASSY SUITES HOTEL •1 S." woo • • . 2 lin C 1 ) SUF1714 P_AFIKING fillIJECT MAMMY OM _v 41D 14011111111 C4.17411116 Mel MIMI 4111101111 MINIABIS 114 al= WINN MR Palle IMMO JAIL NM MEM MIMI PIM 1.1•I MAL MID Ye atAis •eS _ 72,10 .1 .1 I MEM We . 4944 WSW MO pa —4 .1 441144 at • MIMI! a, I M.1101/4 •. 1.11111114 UT OM 6411114 U. MI MI MN 17.1.12 a •1 101 NO OMR 414 AM. Id 74 WPM NM • MIN .7117411 sr ne MINK OM • MI loam 4 A usIMPII •11.37204 sr 31 MIMI Of NM OM CI NMI at AG =MIA SW 411114 S. . SU IR IPOISft0 =IS .' :a ffiClUo 411•4 4 sima A Amin 4 U_/11 PM= 1.44 4404 :2 IMIAIIIMB :7 ATTACHMENT B a -0 nw A .1411;, : R .. - ;maw C '' ! ! % f° C ':� 43 ; f:l f 111 1 r• rr La C3 c , sr o I I J i MI vermalliv *V) ttb 1 • S LIST • •,• I•• w.n.n.M Mil •• ••; •'• 1U Mina arl • • •1 .. OA •• . -41 ) .. ..•...... deed .1 0 Ir1i .Q" ' . I ::...--....:-.t. •�� • I II wa d.. 1 / a .0 b-3 1.•: • • 0 AJ r: Car .ww. - mums MT SITE PLAN - � .:4 - 4r. -- 4r . 41r. I. Mary - wr� UMW/ w •••••• •■■••114/ - MM a••01 1•. •••■ R•R - 41 1M Mildew 41- 1�. - _ .. all M R... 1 r. .Mr R •a. ATTACHMENT C COMMENTS: City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 FAX TRANSMISSION DATE /TIME: 02 /8 1 FROM: L4e,iornt (%(4e 3C-' P �/l C PHONE NO • 4 SUBJECT: 6-M , ?AS s Y Su( 7 &S PAGE(s)• (+ Cover Sheet) FY r TO: JOK/' n( SO 1- 2 7a --2. ?0 a. (Name) (Company Name) (FAX #) FAX #: 433 -1833 M WS Co D , eons 1 S e67 s 7 c' 1M v/ r (S F (eb /n( call/ c 7! b C Al oc i#‘/C OA( (C,) CA C. C 'S . ` �7 / C,s ROi yr 261) 1) 70 EC?) G P62M ( 13 or /vd r it ok_ K, W ITTEN BERG. DELON Y & DAVIDSON. INC. Architecture Planning Interior Design 840 Savers Federal Building, Capitol & Spring Sts., Little Rock, Arkansas 72201, Telephone 50 February 6, 1990 City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Attn: Mr. Vernon Umetsu Re: Embassy Suites Hotel Tukwila, WA Project 88004 Dear Mr. Umetsu: FEB 0 6 1990 This letter and the enclosed materials is in response to the issues you discussed with Mr. Richard Lewis resulting from the staff review of our Board of Architectural Review submittal. I will enumerate our responses as they relate to the issues in Richard Lewis' letter of January 29, 1990 (attached). 1. The easement that Helen Nelsen has through the parking lot is 30.00'. The Owner and Helen Nelsen have agreed upon a 24.00' easement in lieu of the 30.00' easement and they are in the pro- cess of documenting this change. Until this change is documented and filed with the City, the easement will be shown as originally filed, however, the City should be aware of their intentions. 2. The Construction Document C -1 and CD -1 dated 2/6/90 show the loca- tion of new and existing fire hydrants on the expanded site plans. I am enclosing copies of this for your reference and a copy will be sent to the City Fire Marshall for approval. 3. The revised site plan A0.01 dated 2/6/90 shows the addition of islands to comply with the City requirements. The total number of islands exceed the 1/12 island to stall ratio required by the City. 4. The Developer chooses to sod the area of the trailway until such time the City determines its need. The Developer understands that he will be required to put the trail in at his expense. a. The trailway will be widened to 13.00' and a 3.00' greenery strip between the front of the cars and the edge of pavement will be addressed if the trail is developed. The 13.00' trailway will be sod per the current landscape design. .�, February 6, 1990 Page 2 b. The Developer will furnish a legal description of the trailway easement when the City determines the appropriate- ness of the trail extension through this project since the Beck and Beard study did not recommend this site. c. Bollards will be added at 4.00' on center at each end of the trailway and on either side of the driveway that intersects the trail within this site. d. Non -slip interlocking concrete pavers will be used as the surface material where the trail intersects with the dri- veway. e. There will be no obstructions protruding into the trailway. 5. The enclosed site plan notes the location of compact and regular parking spaces. the compact spaces will be noted by painted let- ters noting "COMPACT CAR" on the pavement for these spaces. 6. Puget Power has a height restriction of 20.00' for any object under their power lines. Public Works Comments: 1. The sidewalk on the north side of the property has been widened to 6.00' to comply with the City's requirements. 2. Oil /water separators are provided for the storm drainage of the parking lot on the north side of the property. 3. Please refer to the revised landscape and civil drawings enclosed to note the biofiltration system created by grassy swales along the north and northeast property lines. This request from the City has required a change in the planting and plant materials due to the amount of sod necessary to accommodate your request. The species of plants changed in order to be more tolerant of the damp soil conditions created by this swale. A manhole and an oil /water separator will be provided between the sites storm drainage lines and the City's line. Items 1, 2, 3, 4, 4a, 4d, 5 and Public Works Comments Items 1, 2 and 3 are addressed by changes on the enclosed documents. ', . February 6, 1990 Page 2 Yours truly, /ks Enclosures WITTENBERG, DELONY & DAVIDSON, INC. 6, Jolt) C. Sloan If any additional information is needed, please contact Mr. Richard Lewis or myself. po 1. W 3. January 29, 1990 Sevelex Consultants 555 So. Flower St. Suits 2424 Lila Angeles, CA 90071 Attn: Ron Robbins Dear Mr. Robbins: • Ptckens•Bond Construction Company One Cantrell Center • 2600 Camel Road • P.O. 8cx 3 • Ultle Rock NI 72203 0O1)606.0200 Correspondence To: P.O. Box 58502 Tukwila, WA 98138 (206) 235 -0190 (206) 255 -0485 FAX Re: Embassy Suites Hotel Tukwila, WA Project 38967 Letter 38967.004 Suhj: Comments for OAR approval for on -site parking. FA i (rc /per (t-t- On January 25, 1990 the city had a plan review meeting for the approval of the deletion of the parking garage. Vernon Umetsu and I met on January 29, 1990 to diacuSs the problem areas of the drawings that need to be addressed and resubmitted by February 6, 1990. The easement that Helen Nelsen has through the parking lot is 24.00'. The existing easement is 30.00'. Why is there n change? Since the change is made it needs to be documented and on file with the city. 2, The CD drawing do not Show any reference to a fire hydrant on site. The drawings have to be resubmitted to the City Fire Marshall for approval to ensure that the existing fire hydrant Is adequate. The city requirements Show that an Wand should be located fur at least every 12 stalls of parking which the drawings do not show. 4. The park trail requirement has not been decided on yet. The Beck and Beard study states that it is not needed but tlee oily dues not want to eliminate the trail as of yet. They have given the developer an option to sod the easement and then at a later date put the trail in at the developer's expense. • January 29, 1990 Ron Robbins 38967.004 Page 2 KOg.. a) The easement should be 13 instead of 10' shown on the drawings. The city has requested that this easement have 3' of greenery between the front of the cars and the edge of the pavement. Thin; can be achieved by reduc- ing the parking from regular to compact. Won .5 Maim. at• W eA Q Irlezleack & folizt of If d1440 If you �(p & b) The city also has required that u legal description of this easement be made. c) Bollards will be added 4' o.c. at each of the entrances to the trail. d) Non -slip brick pavers will be added to the crossing of the trail where it crosses the drive connecting the parking lot and hotel. e) In the plane of the walking pnth there cannot be any obstruction protruding into the walk way at a minimum of 7' above the finish grade. The parkins needs to be labeled where there is com acJ and r -e lar parking spaces. We need to knew height restriction of vegetation under Puget Power power lines. Public Works Comments: Public Works has requested that the sidewalk along the north side of the property be 6' as approved. 2 The storm drainage for the parking lot of the north aisle of the property has to be diverted through and oil /water separator. The drainage of the water of the parking lot has to go through some sort of btufilLratiun system before going into the public storm system. Theta has Lu be auiie kind ut guud faith effort shouittg u11 measurns have been met before draining straight into the public system. When the lines are tied into the public system there has to be a man hole and an oil /water separator at these locations. 3 KDA have any questions please contact the Jobsite. Sincerely Richard Lewis Project Engineer rn: Tom Howall nPM Bill Matthews Tom Williams File 38967.1.2 PRELIMINARY INTERURBAN TRAIL ROUTE STUDY Prepared for: City of Tukwila Parks and Recreation 6200 Southcenter Boulevard Tukwila, Washington 98188 Prepared by: Beck & Baird/Seattle 1000 Lenora Street, Suite 516 Seattle, Washington 98121 January 5, 1990 Introduction This report describes three bicycle and pedestrian routes which connect, or will connect, the northern terminus of the existing Interurban Trail with Fort Dent Park. One of these routes uses the existing Christiansen Trail. The second is the Interurban Trail route which would be a continuation of the existing Interurban Trail, and the third is the Springbrook Trail, which already has a small section completed. A brief description of each route will be followed by a list of its advantages and disadvantages in terms of the following criteria: • separation of bicycle /pedestrian path from vehicle traffic. • trail/road crossings. • accessibility of the trail and the destinations or areas it serves. • cost of construction concerns including acquisition of surface use rights or property. • the ability to maintain the trail at the recommended ten (10) foot width. • scenic qualities of the trail. An appendix follows which describes the major links and alternatives of each route. The Christiansen Trail Route Description: From the northern terminus of the existing Interurban Trail (just south of S. 180th) the Christiansen Trail is currently accessed from 72nd Avenue South to S. 180th. The trail then follows existing sidewalks along S. 180th to the intersection of West Valley Highway. The trail then crosses both S. 180th and West Valley Highway with traffic signals at the intersection and then across the bridge over the Green River on S. 180th. The trail then continues north along the West bank of the Green River joins Christiansen Road near I -405, and crosses under I -405 near the Christiansen Bridge. From here the route continues South, down Southcenter Blvd., crosses the intersection of West Valley Road/Interurban Avenue, and enters Fort Dent Park from the south by crossing the existing bridge. The connecting link between the existing northern end of the Interurban Trail and Christiansen Trail at S. 180th is a difficult link to complete without conflicts between pedestrian and vehicular traffic. Current roadway improvements proposed for this area include widening the intersection of S. 180th and West Valley Highway to provide additional turning lanes and also widening the S. 180th bridge over the Green River to provide six (6) vehicular lanes with two (2) eight (8) foot wide sidewalks on both sides. This work is scheduled to be started in 1990. Long range projects by the City of Tukwila for the area include separated grade intersections at S. 180th and West Valley Highway and also at the S. 180th and railroad track intersection. These improvements would include bridge overpasses for West Valley Highway over S. 180th and also for S. 180th over the railroad tracks. No timeline for construction of these improvements has been established. After all of the stated improvements have been completed the connection between Interurban Trail and Christiansen Trail will be considerably safer. The number of at 1 grade intersections will be reduced and therefore less potential for pedestrian and vehicular conflicts. The Interurban Trail could be extended north under the S. 180th vehicular overpass of the railroad tracks and then parallel S. 180th to the West Valley Highway overpass. It could then proceed west under the overpass to the widened S. 180th bridge and then connect to the Christiansen Trail. Since some of these roadway improvements may be many years before completion, other solutions for connecting the two trails may be considered. Alternatives may include providing a bicycle/pedestrian overpass or underpass at the Interurban Trail and S. 180th. This would allow for total separation of vehicles and pedestrians at this very busy street crossing. The bicycle/pedestrian overpass would be a much less expensive solution than an underpass however would only be a temporary solution and would need to be removed when the future roadway overpass of the railroad tracks is completed. ADVANTAGES • Roughly 70% of this route is a bicycle /pedestrian trail which is not shared with motorized vehicles. • It is a fairly direct route to /from Fort Dent Park and accesses the west side of the Green River very well. • The trail is already constructed and publicly owned. • Safe access to north side of I -405 is currently under construction by W.S.D.O.T. at Christiansen bridge. • This route takes advantage of the scenic qualities of the Green River corridor. Interurban Trail Route DISADVANTAGES • Difficult and dangerous access to /from termination of Interurban Trial from 72nd Avenue South across S. 180th, West Valley Road, and bridge over the Green River. • The trail only serves the west side of the Green River. Description: From the existing termination of the Interurban Trail, this route would continue north within the Puget Sound Power and Light Company (PSPL) right -of -way (R.O.W.). Trail users would cross S. 180th either at the road grade or by a proposed bicycle /pedestrian bridge or underpass. The trail would then continue north in the R.O.W. to the future intersection of Strander Boulevard/S.W. 27th Street. From this point, there are seven (7) options to get to Fort Dent Park: Option One: Travel west on Strander Boulevard, crossing West Valley Highway and the Green River via the sidewalk on the existing bridge. Once across the bridge, cyclists and pedestrians would join the Christiansen Trail at Bicentennial Park and continue north. 2 Option Two: Trail users could turn east on the future extension of Strander Boulevard/S.W. 27th Street, cross the railroad tracks, and continue to the Springbrook trail on a trail which is separated from traffic (The R.O.W. for the existing S.W. 27th Street and the future extension of Strander Boulevard is ninety (90) feet.). The proposed Strander Boulevard extension is a long range roadway improvement project that includes construction of a vehicular overpass for Strander Boulevard over the railroad tracks. The construction time line for these improvements has not been established. The Strander Boulevard extension may also allow METRO to construct a Park and Ride lot near the railroad tracks and Strander Boulevard intersection. METRO has expressed interest in this area for a stop on a light commuter rail system. Options Three through Seven would continue the Interurban Trail north, within the PSPL R.O.W. to the intersection of S. 158th Street, near I -405. From this point there are several more options to get to Fort Dent Park: Option Three: This route would have cyclists and pedestrians cross under I -405 on narrow sidewalks (approximately four (4) feet wide) on either side of West Valley Highway. Users would get to the underpass either by S. 158th and West Valley Highway or by continuing North within the PSPL R.O.W. (as in option 4) and turning west parallel to I -405 at the toe of the embankment. Once under I -405, users would then cross an access ramp, Grady Way, then the Interurban Avenue bridge (which has four (4) foot sidewalks) over the Green River. Finally, the trail would join the Christiansen Trail and enter Fort Dent Park. This trail option is not recommended due to the large number of pedestrian and vehicular intersections. Option Four: Continue north from S. 158th Street within the PSPL R.O.W. to the toe of the bank on the south side of I -405. Here the trail would turn east and travel next to the property of the Industrial Crating and Packing Company, within the I -405 R.O.W. (A ten (10) foot trail would probably not be feasible here, but a narrower one may be possible), or, by acquiring fifteen (15) feet of property on surface use rights, a ten (10) foot trail could be constructed along the north property line of Industrial Crating and Packing Company. This section of trail would involve either an extensive amount of retaining walls within the I -405 R.O.W. or property easements or land acquisition from the Industrial Crating and Packing Company. Either solution would be expensive. The trail would then cross under I -405 just west of the railroad tracks. This would involve some grading and possibly small retaining walls. From this point, route options six or seven could be chosen. Option Five: Cross S. 158th at grade and proceed east sharing the road with motor vehicles and cross under the railroad track. This existing railroad underpass is currently too narrow for pedestrians and vehicles and is therefore dangerous. The roadway and railroad underpass would need to be widened to allow safe passage. Trail users would then travel north across the property between the railroad tracks to the existing cow tunnels under the railroad tracks and I -405. (This section of trail would include some property easements or land acquisitions to allow trail extension. The cow tunnels under the railroad tracks may need to be enlarged to allow two way pedestrian/bicycle traffic to pass through). Due to the potential need for enlarging underpasses and property acquisition, this option may be very expensive and time consuming to obtain. 3 4 Option Six: From route option four or five, the trail would continue north along the west side of the railroad tracks to the south side of the Green River channel. At this point the trail would turn west and follow the Green River channel to the Interurban Bridge over the Green River. At this point the trail would turn north and cross the Green River by way of a new bicycle/pedestrian bridge. Here the Interurban Trail would join the Christiansen Trail and enter Fort Dent Park shortly thereafter. Long range roadway plan by the City of Tukwila include the future widening of the Interurban Bridge. The existing bridge only allows four (4) foot sidewalks. Option Seven: This option would have trail users access S.W. 16th Street from options four or five, via the cow tunnels. S.W. 16th Street will be improved within the next several years and the R.O.W. should be wide enough to allow for bicycle lanes and/or sidewalks on either side. The S.W. 16th Street may be able to be widened enough to accommodate bicycle lanes and/or sidewalks on either side. The S.W. 16th Street Link would connect with the Springbrook Trail near Oakesdale Avenue. ADVANTAGES • This route, except for options one, three or seven, has very few areas where the path would be shared with motor vehicles. • It would be easier to access areas east of the Green River from it than from the Christiansen Trail. • It would be easy to construct through the PSPL R.O.W. (a service road exists along most of its length). • Once the Strander Boulevard extension is completed, and if the cow tunnels can be used, access to areas east of the railroad tracks would be facilitated. • It appears that most of the terrain could accommodate a ten (10) foot wide trail with the exception of the portions which would be shared with automobiles and the cow tunnels. DISADVANTAGES • This route would require a bridge or at least a traffic signal where it crosses S. 180th. • This portion of the Interurban Trail would facilitate access only to the narrow corridor formed by the Green River and the railroad tracks. This is expected to be a low use section of trail. • This route is not very "scenic" since it is between the railroad tracks and the properties along the West Valley Highway which are primarily industrial and is also under high voltage power lines. The trail also is very straight which tends to be monotonous. • Option one would require cyclists to use the narrow (four feet wide) sidewalks on the Strander Boulevard bridge over the Green River and also cross West Valley Highway at the traffic light. • Option three would require several crossings at busy intersections and use of the narrow sidewalks (approximately four feet wide) on the West Valley Highway/Interurban Avenue bridge across the Green River. • Options four, five and six would require the acquisition of easement rights or property from landowners and possibly widening bridge underpasses. These improvements could be very costly. • Option five would require cyclists to share the road briefly on S. 158th Street where it crosses under the railroad tracks. • Option six would require the construction of a bicycle/pedestrian bridge across the Green River near the entrance of Fort Dent Park. ......«.............,..... From S.W. 16th Street the path crosses to the west side of Springbrook, where it would be possible to construct a path underneath I-405. Grady Way could be crossed safely using the signal at the intersection of Grady Way and Oakesdale Avenue. The trail would then return to the west bank of Springbrook and continue along what is now an existing service road. It will pass under the entry road to METRO and Oakesdale Avenue. The trail would continue along the south edge of the Heron Rookery and join Oakesdale Avenue near the pump station. For roughly 300 feet cyclists/pedestrians would have to travel parallel to Oakesdale Avenue. It appears that a sufficient sidewalk would be possible, although it may not be able to be ten (10) feet wide. The trail would then cross to the south side of Oakesdale, follow the south bank of the Black River, cross under the railroad tracks and enter Fort Dent Park from the Northeast corner. ADVANTAGES • This route is for most of its length separated from vehicular traffic. • . The trail would access a large area east of the railroad tracks both north and south of I -405. • The cost of a large portion of the trail (from S.W. 34th to S.W. 16th) will be absorbed by developers. • The portion of the trail north of I -405 appears to be a service road and would easily accommodate a ten (10) foot wide path. • It would be a scenic route along the Springbrook corridor and the Heron rookery. • By entering Fort Dent Park from the northeast, this trail, with the Christiansen Trail, would create a recreational loop from Fort Dent Park to S.W. 43rd and back almost entirely along two separate waterways. DISADVANTAGES • Although only a short portion of this route would require cyclists/ pedestrians to share a roadway with motorists, a number of street crossings need to be made. • This is a fairly long route to access Fort Dent Park (unless it is feasible to access the Interurban/Christiansen Trail by way of the S.W. 16th Link. • This route would require the construction of a bridge over the railroad tracks south of S.W. 43rd Street unless a safe way could be created to cross them at S.W. 43rd Street. A safe crossing could be included in any future roadway improvements for the S. 180th railroad track overpass. • This route may require acquisition of surface use rights or property in several places. • Since part of the trail's construction is contingent upon the development of adjacent properties, it may take a long time to complete. 7 Summary 8 �.. The continuation of the Interurban Trail north of S. 180th Street would be desirable for pedestrian and bicycle users wanting a direct route to or from Fort Dent Park, Longacres or the proposed METRO park and ride lot. The Christiansen and Springbrook Trails would be more desirable for users wanting recreation opportunities due to their water and park access and greater visual interest. It is predicted the Christiansen and Springbrook Trails would receive greater use than the Interurban Trail due to easier access from a larger area and also for the recreational and visual opportunity they would provide. It is therefore recommended that the Christiansen and Springbrook Trails be developed as the major loop trails servicing Fort Dent Park. Several trail route options for the Interurban Trail have been defined in this report and on the attached trail layout plan. The trail routes recommended for the most direct link to the Park would be option one (1), two (2), four (4) or five (5) and six (6). The trail extension from S. 180th Street to Strander Boulevard would allow future trail connections to Christiansen and Springbrook Trails via trail options one (1) and two (2). Trail options four (4) or five (5) would allow the trail to proceed to the north side of I -405 and option six (6) would allow the trail to proceed into Fort Dent Park. Extending the Interurban trail north of Strander Boulevard is questionable due to the predicted low volume of trail users verses the higher than average trail construction costs for this section of trail. Trail constructions costs for this section of trail include widening railroad underpasses, land or easement acquisitions, extensive retaining walls or earthwork grading and a pedestrian/bicycle bridge over the Green River. The predicted low volume of trail use may not justify the increased construction costs for this section of trail. . List of People and Agencies contacted for this report, City of Tukwila Parks Department Mr. Don Williams (206) 433 -1843 City of Tukwila Public Works Department Mr. Ron Cameron Mr. Brian Shelton (206) 433-0179 City of Tukwila Planning Department Mr. Vernon Umetsu (206) 433 -1858 City of Renton Parks Department Mr. John Morris Ms. Deborah Natelson Mr. Daryn Brown (206) 235 -2724 City of Renton Public Works Department Mr. Clint : Morgan (206) 235 -2620 City of Kent Parks Department Ms. Helen Wickstrom Mr. Barney Wilson (206) 859 -3992 King County Open Space Bond Mr. Tom Eksten (206) 296 -7800 Washington State Dept. of Transportation Mr. T.G. Pannanen Mr. Thomas Madden (206) 455 -7134 LEGEND iw+n0v 1/0001 ..••• Existing trail - minimum 10' width Existing route - bicycles share road with motorized vehicles or use sidewalk Proposed trail - minimum 10' width Proposed trail - share roadway with motor vehicles or use sidewalk if provided Proposed trail - 10' width parallel to, but separated from roadway Traffic Intersection crossing required with traffic signal Traffic Intersection - crossing required without traffic signal Railroad crossing Existing underpass Proposed pedestrian/bicycle bridge � drCnu ep v.9e.rrliui'• .g,n1Ea IIc.lm`1.7o t, s o.ro 1 •1mR�yy prru. LLM1ib. • �� �nl r,r I.uflrt,r n6mr1 1E•pne I 1.1. .. .. ,,....... aaGIO9•. uEln ,O n , c. li r',R E l :Veg� u.l n u IR}EI.y. Rlp■pu .E.pin. 4nr1r u• 13.3., sl.rrlm y.n.E. r l 1 ent I � h tEl .. n.. .tEI.p. !.pIIC.11p ,I,C., rtr 1 - .wpaputi.G Ir + • Fred L. Beck Beck & Baird 1000 Lenora Street, Suite 516 Seattle, WA 98121 206/682 -2439 FAX 206/682 -3245 SUBJECT: SEATAC EMBASSY SUITES HOTEL #8913 RE: INTERURBAN TRAIL ROUTE STUDY Dear Fred: EVELEX CONSULTANTS a California corporation 555 SOUTH FLOWER ST., STE. 2424 LOS ANGELES CA 90071 (213) 622 -9669 fax (213) 622 -3374 Persuant to our conversation of today, I am enclosing a signed copy of your proposal to provide the referrenced services for the subject project. The authorization has been signed by Steven C. Kenninger on behalf of Koar - Seatac Partners, L.P. This is the entity that has financial responsibility for the subject project. As we discussed, this project has been placed on the February 22, 1990 agenda of the City of Tukwila Board of Architectural Review (BAR). Mr. Vernon Umetsu is requiring that we have final plan submittal to his staff by January 5, 1990 so that they may have adequate time to review this submittal prior to the BAR. This is a tight time schedule for you, however, provided you have made the connections and had the meetings as outlined in your preliminary route study proposal dated October 20, 1988 and that conceptually all agencies as listed therein have conceptually signed off on your analysis and proposal for the routing of the Interurban Trail I believe that Mr. Umetsu could accept that your final documentation could be prepared between January 5, 1990 and January 26, 1990. January 26, 1990 is important because this is the date by which all environmental work, including final sign off by the City of Tukwila Public Works Department, must be completed and approved by the City in order that a Determination of Non - Significance (DNS) be provided for this project. By copy of this letter I am requesting that John Sloan of Wittenberg, Delony and Davidson supply directly to you a copy of the latest sketch drawing showing the proposed on grade parking layout. This scheme should show a ten foot wide interurban trail located on the west side of the Puget Power Property and should also show a twenty -four foot wide easement on the west side of the Robert F. Losey property. , It is extremely important that we meet all of the dates as set forth herein in order to get this revision to the project timely approved by the City of Tukwila. Please contact me if I can be of any further assistance. I look forward to meeting you in Seattle in the near future and also to your immediate response in preparing this interurban trail route study. Very truly yours, Timo 'y D. Levin. AIA Principal cc: Mr. Vernon Umetsu - City of Tukwila Planning Department Mr. John Sloan - Wittenberg, Delony & Davidson )Mr. Donald R. Williams - Director of City of Tukwila Parks & Recreation Department Mr. Steven C. Kenninger.- Koar Mr. Ronald Robbins II - Sevelex Mr. Bill Meyer - William Meyer Company Mr. Tom Howell - 'Development Project Management Mr. Jim Snyder - Threlkeld Buckholtz & Associates File # 8913 -13 WITTENBERG. DELONY& DAVIDSON, INC. Architecture Planning Interior Design 840 Savers Federal Building, Capitol & Spring Sts., Little Rock, Arkansas 72201, Telephone 501 -376 -6681 October 27, 1989 Mr. Vernon Umetsu Planning Department City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 Re: Embassy Suites Hotel Tukwila, WA Project 88004 Dear Mr. Umetsu: On behalf of KOAR, Inc., the Owner of the Embassy Suites Hotel project in Tukwila, We would like to request placement on the Agenda for the December 15th hearing. The current BAR approved drawings were submitted to you by Gaelic Management, Inc., who have since sold their interest in the project and have no further development or operations input in the project. KOAR, Inc. has purchased the development rights for this project from the Embassy Suites Corporation along with a franchise license to operate this project as an Embassy Suites Hotel. To satisfy the licensing requirements, KOAR had to comply with new franchise construction and operating requirements that did not exist when Gaelic Management was before the BAR for approval. Consequently changes had to be implemented on the first floor which unavoidably affected the northeast corner of the building and its respective elevations. Though the drawings submitted to the Tukwila Building Department for building permit approval complies with the BAR approvals, they do not satisfy the construction and operational needs of KOAR. They are, however, being reviewed for building permit because it is essential that construction begin by Mid - November to ensure that the current construction budget, upon which KOAR has loan funding committed, is maintained. We respectfully request reconsideration of the following items by BAR for appro- val: A. Delete the cross walk canopy between the parking deck and the hotel. This change is requested because U.F.C. requires we maintain 14' -0" clear beneath any overhead obstruction on a fire lane. Due to the narrow width of the canopy, we believe that guest protection from wind driven inclement weather would be totally ineffective if the bottom of the canopy was 14' -0" above the walkway. ._...w.�.:asY Mr. Vernon Umetsu October 27, 1989 Page 2 Yours truly, J /ks Enclosure . Sloan R'I1 1C1C3 3ZWIZIO-36a 2VAX.M.Va.iulwmeumusrn.. Amse WI TENBER , ` !NY & DAVIDSON, INC. cc: Mr. Steven Kenninger Mr. Tim Levin B. Enclosed is a photographic copy of the Hotel pending depicting the BAR approved color scheme. We believe there is not enough contrast between the "base" and the "tower ", that the overall appearance is "muddy ", and that the building lacks the color "sparkle" that is complimentary to this contem- porary style of architecture. In keeping with the color direction set by BAR, we would like to submit for approval a variation of the color tones currently approved. C. A reduction in the total area of concrete pavers at the porte cochere is required due to the BAR request for a major landscape feature at the front of the building. The increased landscaping eliminated the originally designed bypass lane which reduces the area of pavers needed for this area. D. The addition of a fabric awning at the exterior entrance of the restaurant. This change is requested in order to provide shelter from inclement weather for its patrons as well as a more inviting entry. We would appreciate your immediate review of these items. Subject to our sub- mittal to you of revised final documents for planning staff review, we also request your concurrence of our inclusion on the December 15th BAR agenda. Thank you for your cooperation. Please contact me with your comments or if we can provide any further information. TO TOM ADAMS ADDRESS 840 SAVERS WE ARE SENDING YOU THE FOLLOWING COPIES DESCRIPTION (LOT /50) FEDERAL BLDG. S City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433-1800 Gary L. VanDusen, Mayor LITTLE ROCK, ARKANSAS 72201 ATTENTION Q Attached Q Under separate cover n! 0 COMMENTS Ste! r •b i -c Y A P P go v6 7 Y le, SIGNED l� LETTER OF TRANSMITTAL DATE y /26 / 8 REGARDING E7 -12, S S >' SC)/2 (-(C 7 ff, A, 4, Ac r- ° -61) 5/ r 6' P c-tel ^! THESE ARE TRANSMITTED [I For approval Q For review and comment '- /l/o Ti c_ C of A C T -ro,l Erlor your use and information Q As requested Q Other 7-0 you P& - P6 g Pocv T M 6 7.S w/ C r3 c C C,7° T' irC C c Pc- G 2 e r o2 A PP /esai A c, o d = S r 7C Pc /1r/ VU /sjn fVetwt SI. '4S:?l� Citcof Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 NOTICE OF DECISION FILE NUMBER: 88 -7 -DR: EMBASSY SUITES HOTEL APPLICANT: Gaelic Management, Inc. REQUEST: To construct an 8- story, 236 -room hotel with a separate 3 -story parking garage. LOCATION: S.E. corner of the West Valley Highway /South 158th Street intersection, in the SW 1/4 of Sec. 24, Twn. 23, Rge. 4. The Board of Architectural Review (BAR) conducted a review of the request on August 25 and September 22, 1988. The BAR approved the project as presented at the September 22 meeting, subject to the attached conditions: Any party aggrieved by this decision may appeal the decision to the City Council by filing an appeal in writing with the City Clerk within ten (10) days of the above date and shall state the reasons for the appeal. v � Vernon Umetsu Associate Planner September 23, 1988 : .oea nnermanar ifeN.MTMSTIIrth2} .M.181s.:uarc3 VVrxor...- • BOARD OF ARCHITECTURAL REVIE CONDITIONS TO APPROVAL Site Access 1. Increase (southern) primary access driveway width from 24 to a maximum 34 feet wide (Attachment M). This will clearly indicate the primary access to drivers and facilitate moderate speed turning movements. 2. Reduce (northern) right -in /right -out driveway width from 36 to 24 feet wide, eliminating the center island, and moving the access 90 feet south to the top of circulation curve (Attachment M). This will reduce the possibility of drivers becoming confused as to the primary project entrance and enhance on -site circulation. Building Design 3. Extend porte - cochere from 30 to 40 feet wide, to the westerly building line of the garage (Attachment M). This will increase the architectural link between hotel and garage, increase building modulation and provide a stronger visual focus for the hotel, and allow for a wider covered driveway (see Items 2 and 3). 4. Place an architectural cornice on the northwest garage corner (Attachment I). The cornice to be of the same design as the reveal strip. 5. Color the reveal strip running along garage and hotel walls with a light shade similar to the hotel tower (Attachments I and J). The visual promin- ence of this architectural element will thus be emphasized as it runs along the darker garage wall. 6. Design the north and east sides of the parking garage as shown on its western face. 7. Mute the bright turquoise accent color, possibly with a much darker shade. Landscaping 8: Stagger the trees along West Valley Highway with alternating trees on either side of the property line (Attachment M). Note that the sidewalk will be curbline per Public Works road design. 9. Convert the driveway west of the porte - cochere into a formal landscape area with highly visible plant materials (Attachment M). This will help provide a visual focus to the project. 10. Landscape the area between parking garage and West Valley Highway with evergreen trees to provide year -round moderation of the large concrete mass (Attachment M). 11. All trees shall be 2} to 3 inch caliper and be root pruned at the time of building permit (reducing the on -site shock period when no growth would occur), to maximize early tree growth. 12. Install materials in garage openings, as can be done consistent with the Fire Code, to ensure this area matches the dark window colors of the hotel. (22/88- 7 -DR.X) .::•',',r w, :,: NUic✓ deva: u�r✓ wrttwe cv:4:s.•ir.•••••- •...... rest • r•u••....va••••• e_,..•... ,................n....•• ^a.ums afiwrau.aav • VU /sjn City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 :v :cwafxvrr n cvre....srrRVprre:rmnmwrsztrat - mar:mn !r .nekranetteVrC,:'.�4SS•'.'^: SL53'PAS'VYAV. k:5$Mttl.7. Itett NOTICE OF DECISION FILE NUMBER: 88 -7 -DR: EMBASSY SUITES HOTEL APPLICANT: Gaelic Management, Inc. REQUEST: • To construct an 8- story, 236 -room hotel with a separate 3 -story parking garage. LOCATION: S.E. corner of the West Valley Highway /South 158th Street intersection, in the SW 1/4 of Sec. 24, Twn. 23, Rge. 4. The Board of Architectural Review (BAR) conducted a review of the request on August 25 and September 22, 1988. The BAR approved the project as presented at the September 22 meeting, subject to the attached conditions: Any party aggrieved by this decision may appeal the decision to the City Council by filing an appeal in writing with the City Clerk within ten (10) days of the above date and shall state the reasons for the appeal. Vernon Umetsu Associate Planner September 23, 1988 ,.,..,.,.:.,..... -..a. .,.., v.cm c.ur .... wa., ��n. ..,- .a..._.,.ti_c3v,,,,,r1•54 u..>..,r.Fr .,mews.. BOARD OF ARCHITECTURAL REVIEW CONDITIONS TO APPROVAL Site Access 1. Increase (southern) primary access driveway width from 24 to a maximum 34 feet wide (Attachment M). This will clearly indicate the primary access to drivers and facilitate moderate speed turning movements. 2. Reduce (northern) right -in /right -out driveway width from 36 to 24 feet wide, eliminating the center island, and moving the access 90 feet south to the top of circulation curve (Attachment M). This will reduce the possibility of drivers becoming confused as to the primary project entrance and enhance on -site circulation. Building Design 3. Extend porte - cochere from 30 to 40 feet wide, to the westerly building line of the garage (Attachment M). This will increase the architectural link between hotel and garage, increase building modulation and provide a stronger visual focus for the hotel, and allow for a wider covered driveway (see Items 2 and 3). 4. Place an architectural cornice on the northwest garage corner (Attachment I). The cornice to be of the same design as the reveal strip. 5. Color the reveal strip running along garage and hotel walls with a light shade similar to the hotel tower (Attachments I and J). The visual promin- ence of this architectural element will thus be emphasized as it runs along the darker garage wall. 6. Design the north and east sides of the parking garage as shown on its western face. 7. Mute the bright turquoise accent color, possibly with a much darker shade. Landscaping 8. Stagger the trees along West Valley Highway with alternating trees on either side of the property line (Attachment M). Note that the sidewalk will be curbline per Public Works road design. 9. Convert the driveway west of the porte - cochere into a formal landscape area with highly visible plant materials (Attachment M). This will help provide a visual focus to the project. 10. Landscape the area between parking garage and West Valley Highway with evergreen trees to provide year -round moderation of the large concrete mass (Attachment M). 11. All trees shall be 2# to 3 inch caliper and be root pruned at the time of building permit (reducing the on -site shock period when no growth would occur), to maximize early tree growth. 12. Install materials in garage openings, as can be done consistent with the Fire Code, to ensure this area matches the dark window colors of the hotel. (22/88- 7 -DR.X) City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 CITY OF TUKWILA PLANNING COMMISSION SEPTEMBER 22, 1988 The meeting was called to order at 8:00 p.m. by Mr. Haggerton, Acting Chairman. Members present were Messrs. Haggerton, Knudson, Verhalen, Cagle and Hamilton. Mr. Coplen and Mr. Kirsop were absent. Representing the staff were Rick Beeler, Jack Pace, Vernon Umetsu and Joanne Johnson. Approval of the minutes was moved to follow Item V on the agenda. 88 -7 -DR - EMBASSY SUITES HOTEL Continuation of hearing for design review of an 8 -story hotel /3 -story parking structure. Mr. Vernon Umetsu, Associate Planner, reviewed the staff report for the project recommending a number of modifications enumerated in the staff report. He read into the record a letter from Henry G. Liebman, attorney representing Whitney Brothers which opposed the development. They felt it will interfere with ingress and egress of their business. Discussion ensued on the question of the impact this development will have on access to and from their business or if they were referring to another hotel development which is planned for the area. Public Works Director Ross Earnst clarified the location of the Poon Development and also the location of the subject develop- ment. He stated that the vacation of Nelson Place has nothing to do with the subject development. Mr. Dick Chapin, representing the applicant, felt he has complied with all the City's requirements. ? ;' CCiuY `:v:'i.41i;:.'..uS.iiN.;1S"-: ��vrv�vcyn^ u+ r: c.. �N! u�Yru':_ .1 1JT1' Ti.: C:. RZ.w' ikdG^ 1S!,; -;.:L; ksaI.Tt: ' t% ti:: �:: sW':' ti.' t�ti11�`.: f ^'`4::.`' '.: d: J.. cnMVY.`> 21 :I:J•A:G.:.�lv1w ^.7.'l''!tii+i! r. Falia^ "72F.48snny Planning Commissl September 22, 1988 Page 2 Mr. Dean Powell, Mesa Arizona, spoke in behalf of the applicant. Mr. Ross Tunnell represented Helen Nelsen, the property owner of the development. He stated Mrs. Nelsen approved the site plan as represented by . the applicant. Mr. Walter Wallis, Industrial Crating and Packing, located in the Nelson Place area, read a letter into the record which objects to the development. Robert S. Losey Sr., owner of the Renton Auction Barn expressed his concern regarding lack of sidewalks in the area of his business and other concerns regarding access onto Longacres Way. Mr. Palmer Arzo, Industrial Crating and Packing asked why he wasn't notified of the project. Mr. Umetsu clarified the notification area for the project. Mel Taylor, owner of property to the north of the parking garage asked for clarification of the plans to put in a sidewalk on the street adjacent to his property and clarification of the design and height of the parking garage for the project. Mr. Nick Olivas, Fire Marshal clarified the Fire Department's position regarding fire access relative to the project. Discussion ensued on the project. MR. CAGLE MOVED TO ACCEPT THE PROJECT AS SUBMITTED WITH THE CHANGES AS MADE BY THE OWNER THAT ARE LISTED, PROVIDED THEY COMPLY WITH ALL THE STAFF'S RECOMMENDATIONS AND INCLUDE SOME TYPE OF GRID TO BE PLACED ON THE GARAGE WINDOW OPENINGS TO PROVIDE SCREENING, PROVIDED IT DOES NOT VIOLATE ANY FIRE REGULATIONS. MR. KNUDSON SECONDED THE MOTION WHICH PASSED WITH CAGLE, VERHA- LEN, KNUDSON, HAGGERTON VOTING YES. MR. HAMILTON VOTED NO. 88 -1 -CUP NORTH HILL RESERVOIR - Request for approval of a Conditional Use Permit for a water reservoir, pump station and related appurtenances for the City of Tukwila. Mr. Jack Pace, Senior Planner reviewed the proposal recommending approval with conditions outlined in the Staff Report. Mr. Ross Earnst, Public Works Director clarified proposal. s:',:#asni F ?r`2.;,= 'irs,:t.i- T.�l�aiii G::: i.:' 1; 'u7.e; «:c:,�-„F���::,cep:i:LSgtd6u6': °:y r;.r:ri.ga:liv::t'a 15�11'.'�. Yf".3.,z:z:: ";;•:p _+ic�al nl.epY'+xx �:rs ;19 09 q MEETING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: Commercial ZONING DISTRICT: C -2 SEPA DETERMINATION: ATTACHMENTS: City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard ? Tukwila, Washington 98188 (206) 433 -1849 Addendum to STAFF REPORT OF AUGUST 19, 1988 to the Board of Architectural Review Prepared September 15, 1988 +R:awrf.rx . tranKmva.ritalt anss :mv...nSvtwn+wnv 7aK `,.,V:.a«„meswr.+...nera+ September 22, 1988 88 -7 -DR: EMBASSY SUITES HOTEL Gaelic Management, Inc. To construct an 8- story, 236 -room hotel with a separate 3 -story parking structure Southeast corner of the West Valley Highway /Longacres Way intersection in the SW i of Sec. 24, Twn. 23 N, Rge. 4 3.3 acres DNS issued. H. Revised Site /Landscaping Plan to replace Attachments A and F I. North /West Parking Garage Elevations with mature landscaping J. West Hotel Elevation with mature landscaping K. Bellevue Embassy Suites Site Plan L. Bellevue Embassy Suites Building Elevations M. Recommended Site Plan STAFF REPORT to the Planning Commission BACKGROUND INFORMATION 88 -7 -DR: Addendum to Staff Report Page 2 The Board evaluated this project on August 25, 1988. The Board adopted the following preliminary decision and continued its review to September 22, 1988: Preliminary Board Action: "Accept the (building) foot print and basic design of the hotel with modifications to the parking garage; to get a better blending of the (hotel) structure's architectural design with the parking garage, and modifications to reflect a much enhanced landscaping design." Adopted 5 -1. Pursuant to this preliminary action, the applicant has prepared revised and elaborated plans as shown in Attachments H through J. These changes are summar- ized below: 1. An architectural reveal strip has been detailed on the hotel and carried over to the parking garage with accent color at the base of one garage column to blend the two structures (Attachments I and J). 2. The garage has been moved six feet westward to allow the planting of sig- nificant trees on the east (Attachment H). 3. A registered landscape architect has prepared a revised landscape plan (Attachment H). A second Embassy Suites Hotel is proposed in the City of Bellevue. After extensive City direction, the project design shown in Attachments K and L was submitted. This reflects 242 rooms and 239 parking stalls on a 3.9 -acre site and a significantly different design approach. CONCLUSIONS The applicant has submitted minor architectural modifications to the parking garage to link it better with the hotel, and a significantly improved landscape plan. The Department concludes that the architectural modifications do not increase site or building design quality sufficiently to satisfy review criter- ia, nor will the improved landscape plan significantly moderate the impact of concrete garage walls. The proposed project continues to present a large parking structure as the visually dominant focus of the project and surrounding area. This garage is 260 long by 118 wide by 30 feet tall, and contains over 90,000 gross square feet. It is the tallest and most massive building along West Valley Highway in the City. This high level of visual dominance focuses on a building of minimal architec- tural quality. The modified design contains no significant offsets or elements of architectural interest which seems to satisfy the Building Design criteria. This combination of high visual dominance and minimal architectural compares with the Nendel's Hotel across the street, which has the same 40 -foot setback as the garage, but presents a one - story, well modulated building which steps up to three stories. C T•- .......::j'i.�',...a.,...t..n.. «.,.. ym. a": 1 ......:':n:......aa.........,.. aeraLV: 1• s. Swe<: fs�. ...�..,rc „olavu....ut..wu:r`ta:f .nmz5a. .l. e.r: ..r <FVw. n.rec�wmt�cro.mm,u._��.:,. cnw STAFF REPORT to the Planning Commission The Planning Department has worked with the applicant to develop several design changes to help the proposed project better satisfy design review criteria. These modifications are listed in RECOMMENDATIONS. The Department would emphasize that: 1. None of these modifications will do as much as reversing the hotel and garage locations, nor significantly increase architectural quality or dominance; and 2. The Department cannot conclude that the proposed project satisfies the minimum design standards that other projects have met. RECOMMENDATIONS . 88 -7 -DR: Addendum to Staff Report Page 3 The Planning Department recommends that the Board reconsider its preliminary approval of the site plan and require reversing the garage and hotel locations. If the Board approves the proposed site layout, then the Planning Department recommends the modifications listed below and shown on Attachments I, J and M. Site Access 1. Increase (southern) primary access driveway width from 24 to a maximum 34 feet wide (Attachment M). This will clearly indicate the primary access to drivers and facilitate moderate speed turning movements. 2. Reduce (northern) right -in /right -out driveway width from 36 to 24 feet wide, eliminating the center island, and moving the access 90 feet south to the top of circulation curve (Attachment M). This will reduce the possibility of drivers becoming confused as to the primary project entrance and enhance on -site circulation. Building Design 3. Extend porte - cochere from 30 to 40 feet wide, to the westerly building line of the garage (Attachment M). This will increase the architectural link between hotel and garage, increase building modulation and provide a stronger visual focus for the hotel, and allow for a wider covered driveway (see Items 2 and 3). 4. Place an architectural cornice on the northwest garage corner (Attachment I). The cornice to be of the same design as the reveal strip. 5. Color the reveal strip running along garage and hotel walls with a light shade similar to the hotel tower (Attachments I and J). The visual promin- ence of this architectural element will thus be emphasized as it runs along the darker garage wall. 6. Design the north and east sides of the parking garage as shown on its western face. .: �� � 88 -7 -DR 88 -7 -DR: Addendum to Staff Report Page 4 7. Mute the bright turquoise accent color, possibly with a much darker shade. Landscaping 8. Stagger the trees along West Valley Highway with alternating trees on either side of the property line (Attachment M). Note that the sidewalk will be curbline per Public Works road design. 9. Convert the driveway west of the porte - cochere into a formal landscape area with highly visible plant materials (Attachment M). This will help provide a visual focus to the project. 10. Landscape the area between parking garage and West Valley Highway with evergreen trees to provide year -round moderation of the large concrete mass (Attachment M). 11. All trees shall be 2i to 3 inch caliper and be root pruned at the time of building permit (reducing the on -site shock period when no growth would occur), to maximize early tree growth. o a ® EMBASSY TUKWILA, WASHINGTON LONGACRES WAY • • r 3 CONCEPT SITE LANDSCAPE PLAN • t. 7p • •. 2. -A ti tit i t It II 4 q3 88004 EMBASSY SUITE TUKWILA WASHI :JN RClat o Catdhwc Acsoc l'oI • ..:,,,.<. • z 3 m z or 9 -9 -88 ELOMMI 88004 4 r ' EVATION WITTENBERG?iDELONY.B DAVIDSON, INC. EMBASSY SUITES TUKWILA WASH!? Richard Cookwn Asecame • , coer 1° J am•. cd Oft 40 ta . a mi ►;�• are 6 a" 3 0 ff .p. lt4 N.r b.• ±jl Cabot Plaza I (Fxtnp) 1i: %:b I/ - ,,,fi�gg ►. ;31 • _- "f.�11L1 : Landscape Plan rr,E IY wa•�Pr .. O,•..•••• RECEIV • oiNt OAT Ain 4 1111 lam Now yt: Wit — las: URI ;Ili 111111. &SU 111, 1111 IIa 111: :1:: 1 mos - 1 * . " aUt Lan ilh 1 1n • . I Alm 111.■ 11513 ism 4 • NORTHWEST ELEVATION SOUTHEAST ELEVATION lI 4.41t US 111 1111 ha 1 • MO 1 int ul t ••iii ATTACHMENT L g 1 1 Can 1•11110•1 OMIT ma A24 • 1 1 1 413 ; 11 e t 4 E 1 1 1 0 ti. CONCEPT SITE LANDSCAPE PLAN EMSASS' • :•ES TUKWILA, WASHINGTON . •0_0000 a n II if .11 ki it 4 ' I I , WITTENBERG, DELON Y & DAVIDSON, INC. Architecture Engineering Planning Interior Design f SX;S::Sai,T iwAC.w=g4∎01r41.2.wsoPtaVak:Vgr .trarla .inset+ tuna sense-- rerstvaare- rrommulmsuk ae,ear n nexbm+znest 4cAtiNZ::Y"SkG4`::S,b:.. 840 Savers Federal Building. Capitol & Spring Sts., Little Rock. Arkansas 72201, Telephone 501 -376 -6681 311 - Antique Bronze • • ice? !.s Tit . DOVER SKY < -PYvtr calm N° <---- prYvtT cam 1.1s-(2. ALBERT M. FRANCO BENJAMIN S. ASIA, P.S. EDWARD M. BENSUSSEN HAROLD B. COE BRIAN L. NORDWALL HENRY G. LIEBMAN DAVID L. FRIEND BRUCE P. KRIEGMAN MICHAEL T. TURNBULL JANET L.COMIN Planning Commission City of Tukwila 6200 Southcenter Blvd Tukwila, WA 98188 HGL:kp nrx September 21, 1988 FRANCO, ASIA, BENSUSSEN & COE ATTORNEYS AT LAW 1500 TOWER BUILDING 70 S. OLIVE SEATTLE, WA 98101 (206) 624 -5622 FAX 206- 625 -9218 Re: 88 -7 -DR /Proposed Embassy Suite Hotel; SE Corner of West Valley Highway and 158th Gentlemen: Tukwila /Whitney /05HGLC:52 9/21/88 Page 1 Sincerely, FRANCO, ASIA, NSUSSEN & COE By Henr iebmnam-- (SEP 2 21988 ASSOCIATED TOKYO, JAPAN OFFICE JOHN G: SHERB, ESQ. CHIYODA BLDG.,2 -9 -4 AKASAKA MINATO -KU, TOKYO 107, JAPAN TEL 011- 813 - 588.5087 FAX 011 -813 -582 -3179 WILLIAM Y. MIMBU 1936 -1988 SHARON A. FINEGOLD OF COUNSEL We are attorneys for Whitney Bros. We are informed that the City of Tukwila will hold a hearing regarding the proposed de- velopment of a hotel by Gaelic Management Company ( "Gaelic ") at the SE corner of West Valley Highway and 158th on September 22, 1988, at 8:00 PM. We are informed by our client, Whitney Bros., that it and its tenant, Mueller Brass, will lose access to its property, by way of Nelson Place as a result of the Poon Hotel development. We further understand that this new development by Gaelic will probably result in the use of a portion of Nelson Place. We believe that any action on the part of the City of Tukwila to the Gaelic development would further complicate the problems cur- rently existing between Whitney Bros. and the City of Tukwila. Therefore, we ask that the City of Tukwila delay any further action on the Gaelic development until it has resolved this issue with Whitney Bros. We understand that this letter will be read into the record at the September 22, 1988, hearing to record our client's ob- jections. If you have any questions regarding the foregoing, please do not hesitate to contact the undersigned. :"d5".2S":44. A kurzgai y.iFix C.. 'acs ]fcX`Iviz: ftEr'S;SS YY c Av3w&r. L17,14.4 wortaN; 5;,"- za lz/' a92._ Sc9Al '.lvwxvitarze',zoiYXkRClb3G4'4 Sg5Lr;GrW ntMUaa City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 Dear :Occupant /Landowner: September 19, 1988 The Tukwila Board of Architectural Review will continue its review of the following project on September 22, 1988; in the Tukwila City Hall Council Chambers, at 8:00 p.m. CASE NUMBER: 88 -7 -DR: EMBASSY SUITES HOTEL APPLICANT: Gaelic Management, Inc. REQUEST: Continue review of an eight story, 236 -room hotel and separate three story parking structure on a 3.27 -acre site. Additional information being submitted on parking structure and landscaping (site plan attached). LOCATION: S.E. corner of the SR- 181/Longacres Way intersection. Please contact me at 433 -1858 if you have any questions or comments on this item. VU /sjn attachment Vernon Umetsu Associate Planner R,'4'i. Yt'-ta.t. • l V E E LONGACRES WAY 0 .0 ® CONCEPT SITE LANDSCAPE PLAN EMBASSY( .TES TUKWILA, . 414INGTON • • v. ' - 7; ' (pi 1 /1 jil ti V IV .t i 1 I At I ft " I Ofi Planning Commission August 25, 1988 Page two The Conditions read as follows: 1. DEDICATION Know all men by these present that we, the undersigned, owners in fee simple of the land hereby platted, hereby declare, dedicate and convey to the City of Tukwila for the use of the public forever all streets, water, storm drainage and sanitary sewer systems located on easements and rights - of -way shown thereon and the use thereof for all public purposes not inconsistent with the use thereof for public roadway and utility purposes; also the right to make all necessary slopes for cuts and fills upon the lots and blocks shown on this plat in the original reasonable grading of the streets and alleys shown hereon. IN WITNESS THEREOF we have set our hands and seals. 2. The lot line or fence in Lot 4 will need to be adjusted to meet the setback requirements of the Tukwila Zoning Code (TMC 18.50.020). MR. KNUDSON SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED. 88 -7 -DR EMBASSY SUITES HOTEL -- Request for design review approval to construct an 8- story, 236 -room hotel and separate 3- story parking structure on a 3.27 -acre site. Vernon Umetsu, Associate Planner, reviewed the proposal using slides of the site, as well as site plans depicting the design of the proposal. He reviewed the Staff Report recommending denial of the request and that guidance be provided to better satisfy criteria as outlined in the recommendations on page 6 of the staff report. Mr. Dick Chapin, attorney representing the applicant did not agree with the comments in the staff report. Mr. Dean Powell, Mesa Az, also represented the applicant, reviewed the proposal. He entered into the record the interior design of the suites as Exhibit A. He commented on the outside details of the proposal entering into the record the outside elevations of the proposal as Exhibit B. Next,he reviewed the site plan, entering it into the record as Exhibit C. He re- quested that the Commission approve the proposal as presented. Planning Commission August 25, 1988 Page three Jim Nelson represented Helen Nelson who owns property adjacent to the site. He stated that she approves the design as presented by the applicant. MR. KNUDSON MOVED TO CONTINUE THE REVIEW OF THIS PROPOSAL AND ACCEPT THE FOOT PRINT AND BASIC DESIGN OF THE HOTEL WITH MODIFIC- ATIONS TO THE PARKING GARAGE TO GET A BETTER BLENDING OF THE STRUCTURE'S ARCHITECTURAL DESIGN WITH THE PARKING GARAGE AND LANDSCAPING MODIFICATIONS TO REFLECT A MUCH ENHANCED LANDSCAPING DESIGN, BASED ON THE STAFF'S FINDINGS AND CONCLUSIONS OF DESIGN REVIEW, FILE NUMBER 88 -7 -DR. MR. HAMILTON SECONDED THE MOTION. THE MOTION PASSED WITH VERHALEN, HAGGERTON, CAGLE, HAMILTON AND KIRSOP VOTING YES. MR. KIRSOP VOTED NO. A 5- minutes recess was called. The meeting reconvened at 9:45 pm. 88 -8 -DR: NORTH HILL OFFICE BUILDING -- Request for design review approval to construct a 16,821 sq. ft. three story office building with 46 parking spaces. The applicant did not contest Commissioner Verhalep's partici- pation in this action, even though he resides at the Sunwood Condominiums which is adjacent to the North Hill Office Building site. Mr. Umetsu reviewed the Staff Report on the proposal, entering it into the record as Exhibit I. He further clarified that the staff report recommends approval subject to conditions outlined on page 5. Leon Grunstein, President of Gencor, stated he was in agreement with Staff recommendations. The colors to be used for the building were distributed for Commission review. Michael Glanz, architect, answered questions posed by the Commission. Mr. Steve Friedman spoke in favor of the proposal. MR. KIRSOP MOVED TO ACCEPT THE SITE PLAN BASED ON STAFF'S FINDINGS AND CONCLUSIONS; SUBJECT TO RECOMMENDATIONS "A ", "B ", "C" EXCEPT THE WESTERN ACCESS TO BE 24 FEET WIDE; AND "D ", (ELIMINATION OF "E" BECAUSE THEY HAVE CONFORMED); AND "F ". ..,n•T s .-• : .. �*! v?t:Mr «' ,Np }Jg4., ;r.: ki:u .l' `1 tiL?*:'";F�... :.. slrr+ �` ssl i` si 5x, �' �i.' �y}, sa' rifi: k�6Y�' �iFGtb�'. �41e�si; �sn"' ?r" 5r; + 4. G:{ �i' �:: i:, ��s7;i.�.� f: tii�: l° a.: f<. �. x.:'. x�: A, at} a. ow.. ta:, �G�7maa�.s.. r,... �.. �... .c HEARING DATE: August 25, 1988 FILE NUMBER: 88 -7 -DR: EMBASSY SUITES HOTEL APPLICANT: Gaelic Management, Inc. REQUEST: To construct an 8- story, 236 -room hotel with a separate 3i story parking structure LOCATION: Southeast corner of the West Valley Highway /Longacres Way intersection in the SW } of Sec. 24, Twn. 23 N, Rge. 4 ACREAGE: 3.3 acres ZONING DISTRICT: C -2 City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 COMPREHENSIVE PLAN DESIGNATION: Commercial SEPA DETERMINATION: DNS to be issued. STAFF REPORT to the Board of Architectural Review Prepared August 19, 1988 ATTACHMENTS: (A) Site Plan (B) North and West Building Elevations (C) South and East Building Elevations (D) Property Map (E) Perspective (F) Landscape Planting Plan (G) Surrounding Land Use a : 21 AM T4'nMMO 10.7 0AYUY'3hLt: ' �... DECISION CRITERIA STAFF REPORT 88 -7: Embassy Suites Hotel to the BAR Page 2 VICINITY /SITE INFORMATION FINDINGS 1. Project Description: Gaelic Management, Inc., proposes to construct an eight -story hotel with separate 3i -story parking garage. This project is shown in Attachments A through F. The hotel is located in the south two - thirds of the property and contains 236 rooms with restaurant, bar and meeting facilities. The 263 -space park- ing structure is located on the northern third of the property, at the intersection of West Valley Highway and Longacres Way. It is proposed with three stories, but may be later expanded to 4i stories if parking congestion occurs per Planning Commission conditions to a 57 -space cooperative parking agreement (88- 1 -SPE). The proposed project has been internally modified since Planning Commission approval of the cooperative parking agreement, resulting in the need for an additional 76 spaces. Internal space arrangements need to be modified or additional parking provided in order.to satisfy City requirements. 2. Existing Development: The northwest corner of the site is paved and has a small one -story commercial building on it. The building does not appear to house an existing commercial operation, but paved areas are used as a park - and -lock car lot. 3. Surrounding Land Use: Surrounding land use is shown in Attachment G. In general, a hotel is located across West Valley Highway to the west, and low- intensity commercial uses are found to the north and east. Pasture lies to the south. 4. Terrain: The project site is generally flat and at a lower elevation than West Valley Highway. This matches the surrounding flat topography. 5. Access: The project site is bounded by West Valley Highway, Longacres Way (South 158th Street), and the Puget Power access road on the west, north and east, respectively. 6. Utilities: Water and storm drainage system extensions will be necessary to serve the project site. Water would be extended at the developer's expense while storm drainage would be provided through an area -wide L.I.D. facility the City has designed. The proposed project is subject to Board review because the site is zoned C -2 (Regional Commercial) with a proposed development in excess of 10,000 square feet (TMC 18.60.030). The applicable criteria are shown below in bold, along with pertinent findings. :'......,.va �r.�z.4. s .�xc..a„ STAFF REPORT to the BAR Hotel ' :>j:,51 .,'St.ilir'„'. Y • 88 -7:; "1 : Embassy Suites Hotel Page 3 Land use in the surrounding area is typified by one to three story commercial buildings with surface parking. The proposed eight and 3/ story concrete build- ings will both be dominant architectural elements over a large stretch of West Valley Highway and parts of the Tukwila CBD. This high visibility and the high intensity of site development require a correspondingly high level of architec- tural quality in order to satisfy design review criteria. 1. TMC 18.60.050(1) - Relationship of Structure to Site The hotel and parking garage structures are sited with the 3.5 -story garage located at the corner focal point of the site. The eight -story hotel is located to the interior, and rises above the garage. The proposed height and scale of each building in relation to the site, projects architectural monotony, large concrete masses, and a disjointed combination of design styles over the area. This building /site relationship is typified by a monotonous 3I -story con- crete structure at the site's visual focal point, and a lack of design integration between hotel and garage. The practical design limitations on a garage's architectural quality would suggest that such structures be located in low visibility areas, away from road intersections. This allows struc- tures of high architectural quality to be located in high visibility areas. Transition to relieve these effects are discussed below. Parking Garage Transition to garage from streetscape is provided by a 15 -foot wide land- scape strip on the north, a 40 -foot landscape area on the west, and a four - foot landscape strip to the east. A variety of nursery stock trees and shrubs are proposed and would not significantly moderate the visual impact of the parking structure. More heavy planting would result in an appearance of trees trying to hide a 3.5 -story concrete wall. Transition to the east could be increased by shifting the garage four feet west, to allow the planting of substantial trees. No reduction in the 40 -foot front landscape area would be noticeable. The hotel is sited on the southern two - thirds of the site. Minimum transi- tion between structure and West Valley Highway is provided by 15 -20 foot wide on -site landscape areas and an average 20 foot wide landscape strip on the right -of -way to be developed by the applicant. Transition to the south and east is provided by an eight foot wide row of trees and a 20 -25 foot landscape area. Landscape areas at hotel corners could be easily expanded to provide additional transitional plantings with- out impacting on -site circulation. Sidewalks and street curbs would be developed along all public rights -of- way. There is no provision for sidewalks from structure to the street sidewalk system. STAFF REPORT _. 88- 74„: Embassy Suites Hotel to the BAR Page 4 2. TMC 18.60.050(2) - Relationship of Structure and Site to Adjoining Area The nearest developed properties have one to three story commercial build- ings with wood -type facades and surface parking. This contrasts with the eight and three story concrete structures in this high- density commercial development. The proposed berming of landscape areas against the parking garage wi,l1 somewhat reduce the mass of the concrete wall. Transition to adjacent properties is shown in the Landscape Plan (Attach- ment F) and discussed in Criterion 1. The areas provided generally satisfy the minimum requirements of TMC 18.52. The nursery stock materials proposed will be dwarfed by the mass and height of the concrete structures, and would not affect compatibility with adjacent developments for many years. The feasibility of both full access driveways is still being established by the Tukwila Public Works Department and the State Department of Transporta- tion. On -site circulation generally satisfies City standards. 3. TMC 18.60.050(3) - Landscaping and Site Treatment The proposed Landscape Plan has not been prepared or reviewed by a regis- tered landscape architect. A brief staff review indicates that changes in materials and planting area design could result in significantly increased transition and screening quality. These changes generally revolve around the large variety of plantings not creating strong visual axes, enhancing the arrangement and size of planting areas, avoiding the use of small stature trees as transition to the proposed concrete masses, and using tree materials appropriate to the building's architecture. Many of these concerns have been discussed above. Luminaire and light standard design details have not yet been submitted. 4. TMC 18.60.050(4) - Building Design Proposed project architecture centers on an eight -story concrete hotel and a 3.5 -story concrete parking garage, as described in Attachments A through F. The two structures are architecturally linked by the use of common finish materials, roof cornices, and a structural walkway cover between hotel and garage. Parking Garage The parking garage is a rectangle 118 feet across the West Valley Highway face by 260 feet deep along Longacres Way. Garage design is a basic com- bination of concrete columns at 16 feet spacing and ventilation openings. The parking garage is shown rising 3.5 stories, but may be reconstructed to a 4.5 -story structure, if necessary, to mitigate parking congestion per Planning Commission action (88- 1 -SPE). Later approval of this additional floor location would almost be mandatory, based on this and past Commission and Board actions, but be subject to architectural design criteria. STAFF REPORT to the BAR 88 -7 :'' ;r: Embassy Suites Hotel Page 5 The parking garage design is a monotonous concrete rectangle with no offsets or other architectural interest. No significant architectural themes have been carried over to this structure from the hotel. Hotel The hotel is approximately 88 feet tall by 195 feet along West Valley High- way. A covered entry and 18 -foot tall ornamental front arcade provides pedestrian level architectural interest and modulation. Floors 2 through 8 have a three -foot central offset, 15 -foot deep offsets to a 45 degree curtain wall at each corner, and a roof cornice to provide architec- tural modulation and interest. Aqua color accents have also been provided at a 6th floor reveal strip, at the 12 foot level, and at the base of front columns. These accent strips are respectively 6 inches, 6 feet, and 4 feet wide. A colored rendering will be presented at the Board meeting. The three -foot offset at the central tower section will be only minimally visible from the public right -of -way. This offset, colored reveal and cornice do not satisfy the City's requirement for architectural interest and avoidance of design monotony in the tower area. The curtain wall does emphasize the corner offsets, but conflicts with the remaining post- modern /institutional building design. Stronger architectural integration with the remaining building design is necessary. 5. TMC 18.60.050(5) - Miscellaneous Structures and Street Furniture None are proposed. CONCLUSIONS The proposed project is an intensive development for this relatively small lot, and will tend to dominate area architecture by its significantly taller height and greater mass. As such, site design, architectural building design, and the design of transitional areas take on significantly greater importance, and must be of a high quality in order to satisfy Board review criteria. Planning Department conclusions regarding this project are discussed below. Criterion 1 is not satisfied due to the location of the proposed parking garage at the site focal point, and lack of quality transition areas to the mass of garage walls. The Department cannot envision any amount of screening which could adequately screen the large, monotonous wall mass, or overcome the basic design decision to locate the proposed garage structure at the corner focal point. A redesigned garage with a much higher level of architectural quality may satisfy this criterion. This criterion would be best satisfied with an integrated parking /hotel struc- ture which is sensitive to City design criteria. Alternatively, this criterion may be satisfied by moving the parking garage to a less prominent site location. i..a ..rn: u',...:!• is t :':L':iA:; :i�v! .. n.e.. �..e. �:3<..:.li�l,,:.. qr ;: STAFF REPORT to the BAR Criterion 5 is not applicable. ;fi.:- .... 'al'i!'l:iKi:.. ✓.5C1 +✓ ...r.. t_"'f'n•....... , aL','..... ,... ...v:R'P.,....:`":l:':1Y�. - •... :Sr!Yw 'Yr.Y;r:JYtry": �):::'S' .i i7:f:A.., r':'T'ftt:rv"'.:,.. RECOMMENDATIONS 88 -7 -DR: Embassy Suites Hotel Page 6 Criterion 2 is generally satisfied subject to the discussion on the need for better quality transition areas discussed in Criterion 1. Criterion 3 is not satisfied based on the need for better design by a registered landscape architect, modification of planting areas, and initially starting with large plant materials as discussed in Criterion 3. Criterion 4 is not satisfied based on lack of architectural integration between the hotel and garage, architectural monotony of hotel tower design, and lack of architectural design quality in the parking garage which is the most prominently located structure on the site. The clashing design, without transition, between the modern (glass box) curtain wall and the post- modern /institutional building should also be resolved to provide better internal design harmony. Pedestrian -level hotel architecture seems to satisfy City standards for archi- tectural interest. • The Planning Department recommends continuing review of this project to a date specified by the Board. This would allow time for the applicant to make project revisions in the following areas: 1. The northwest property corner is the visual focus of the site. Overall project site design shall be improved by providing a building of high architectural quality at the visual focal point. Design quality shall be commensurate with the proposed project's high- intensity and visibility. Alternative site plans to allow presentation of quality architecture shall be based on the following options: a. Integrate the parking and hotel structures into one building; or b. Move the parking garage to an interior location, allowing a quality hotel design to be displayed and strengthen its architectural relation- ship with the hotel along public frontages. 2. If the existing site plan is acceptable, then the following conditions shall be applied: a. The parking garage shall be moved 4 feet west and 4 feet south in order to provide better landscape transition areas. b. Trees specified in the landscape plan shall be a minimum 4 -inch caliper. c. A sidewalk connection from front of hotel to street sidewalk shall be established. 88 -7 -DR: Embassy Suites Hotel Page 7 3. A landscape plan prepared and stamped by a registered Washington landscape architect shall be submitted for Board review. 4. The landscape plan shall reflect increased planter areas at hotel and drive- way corners. 5. Building design quality shall be improved in the following ways: a. Strong architectural design integration between all major structures. b. Increased architectural quality and interest in the hotel tower design. c. The design transition between curtain wall and remainder of building shall be architecturally resolved to provide internal design harmony. ATTACHMENT A 11) ( SR 181 WEST VALLEY DRIVE 1 - wwrv_-__ektitavt_ _ • 4. r&1 Lte conefew ( eiLpe :41.1 —F,e094.14 : ..,... _._ L 1 ylv.. c i_l_iik-i-I i El] PROPOSED HOTEL id 10 - •641- 16.7,1. wow.- Low1.44 "mat v.! - m Or td1.94 uomm+G ‘161116 • ) •X‘.14 . to EMBASSY SUITES HOTEL . 3 1 .5 EL PARKING DEC1E - - - - L.4)47 AMA 4, TUKWILA. WASHINGTON Nee HOTEL Ground Lodi 31.575 of 7 Floors 12-11 1 5 1 .1 4 5 IN - • ‘d ts _1 0 0 10 PROJECT SUMMARY TOTAL 1111,524 CILIA/Roo m 711.1 dined SITE 11111111ANY SIN And 142,551 of Loolocapa 23,421 04. 17.7% LANDSCAPE Parking 253 PARKING SPACES >- 4 lfl 3 9 LOT SIZE 1 COVE Oran Sid And 142,551 or ilr 31.207 Pedro Doak 30,011 WI NW Mb Arlo 73,425 d ANNA PAN CALCULATIONS Orodul Floor NoNdoso1 1,771 d Marl 2.15314 LcIUS 2,000 d 11111111115111 MOMS 131 000 •cortkooro• 121 sae Stride & Andlory Spam _231,234 TOTAL 31,575 3t.12-I). _ Gust room 12361 151.145 Arklas Cool 263 Spools tiairMWAVATTMrati-WZ.V.RATYPfratrCaMTP;INAMt?; t4 r,; )• A c. a, 14 ..0 7-14-8IV 88004 7-25-88 7-29-88 ri el auTi pi lel te - qt `ti ti 4 i,t • • • IA ELEVATIONS 1 EMBASSY SUITES 1 1 \AI! 11 NEM R(J, DE LONY tk. DAVIDSON, IN( A j 4. 7-28-88 88004 1 ITO 7-29-88 ELEVATIONS 0 EMBASSY SUITES WIT I Ntif RG. DELONY& DAVIDSON, INC. a GFFFN pI.ICp / „r. ro. 1. . - - - - -� Nn. •Mr y J . - i S.R. 183 1 WE ST VALLEY ROAD 94313 Of 1()1011001 SIAN �I19J01 Tr ..1111 000( IN70 SOAP.(• 75 311(0 10 C044(CI 51.11 ln(0 Ow 9000 •3 1441 119 03 Stalin 11019 41017011 IA( AO 43111050 •.071 O47UN 19075 004• 91*9N 0440 0 409'7595' 04455 0.51 ar 51917CArl• ,M 300711 SAC( d CO[1,MM OF 1 405 0.,9.1(40 C4057M3 0 50 101 f1L. • 15 334 RECORDING CERTIFICATE II 107 .1".A wr•! OW1.1 . -- /I •.I 10.91. 4. 11/..1 rm./ Orr 11 .1,.411. M MC.M• UTILITY INFORMATION 1. 1..11 N . Mwwlrt.. }m •Mt • I.. 141 •1011.., w. Nn. r. It 1..1...05 I...nt.. •1 t..n is IT ..1.. r Ir ....t .. 40..11..N... . 1.1 I.•t onrnw 10. n r w.eMt l•.'. I t .• . .N......h . 1111. V.n.11..A...Icy. 1.1.1111.. trs q. o. IT O.d•a t.. 11 .....-1 . 4. ••tt •1.... M.. «•1•. tr .. ., .1. 1.....t r .11 •...11 •• n....I.1..p.. .r . 1111.•. ur ..N. tl .. 1.1 •5 .11 .1 « . «05..” • 1r II...t 1••• •.n 7051 110..1 «.•.•n. tr 11....11..101.1..... 1 .w 1011 Y •• M lr 10.0.••. .1.10 ..I•... ... 1.111.4. 1••••w. M1.11111.. 05,11 Ir 111,. 10 444.91,.• tr ..t •N1..M• ••••••••• 1.. ...1011.........., ...43...1 n.• ♦ .. 1 M t 1 •■••• .I...n.•N.n 1111. 57•1. 6..710 •11.11. ••.. 19. 1. .. 1111... 1111 •.(.I 1111..... WI( .151 0710 or 3534. CO 02.1331 00 1 15749115N10 ,sr 0(57 00 I ONION PACIFIC !PICAS NN E 1..1, 1.1.1.5*. l 1...0 C..3. 'PSI .411.1.. r 4r 30 • Existing Trees To Be Removed 0010041 300 IM( 0310 •M MM.1.N...N..NI..NI ...• MI //411■Pro Orlionterfor 5 1 . 10',3 - ( 44933• SURVEYORS CERTIFICATE .W ; NW ,,C.'s • $1/14/• MO. I. M .S e..4...r4 wow *SACS, g.1. DI ATTACHMENT D 1147 79" DESCRIPTION I...I T4 P .•M .OI I / .. .S• MAIM U. I.. (1••• NO N M Al l wars. P.m • !Ass..., ..• mot, O SNOO 4.•,.M Ill, M 11/11/ •USIA • tar 1 .N. t. 1. lr 1 MS M 11 MMO,•I M I/ Of MASI 14.*49 PIMA I.I C.4 NOP% NSOPI w M•. ib !IPSO . SIMI MOO 4I. 1•Mr•, 3.74...• 01.511.1 077111 I,IS .1 .5 I 4••/ 1111x. .• •. T sr 1,4.3- 1.14. 731 124, 5. MA. 51C l IZ3.1 AMY!. 1 01110 C1 • 1.5 CO • 153. 3030 •O 101 1139 0(NroO 020753.1700 1905/ O SSURYEY OF PORTION OF THE HENRY MEADER D.C.NO. 46 IN SEC. 24. T. 23N. R. 4E. W.M. KING COUNT?' WASHINGTON FOR: HELEN B. AELSEN IBB -e30 /g I. • i I to I I . 1111.1 •1 Green River Intgn Hotel Site 1.01111h CITY OF TUKWILA VICINITY MAP • West t ale Hi waT _ i ,. l4 l 'F I = 1 �I Green RiverfI 17,7, 1 Longacres Race TraCk�7 I 1 . - 1 I • 4 31 I f.H: i : [9 1 11 ' 3 I 1111 • _- _ 1111 / .%! ( 11 _ 11' ; • / "\ 4 VtiZci"Aft!A i4tY21 V.Z.Vgari;tMTAIIZSZliVigglik r.ffii7f3 •• 7-25-88 88004 pal -1 _. ig. 7 -,--_ 8 mom. ...... li .Miti • , ,- „....-.....:,-..,--.. ,.._., .;E: is: -.4 :1•2.2-1,- ' Simi ..... i Eh Finals IN ... ilia :llama %72;, r ,....., — aviasmasso a va illardratel -- 7 I. ommenniimm viskranb ----.•--,--- . - "-1--'. 7-29-88 PERSPECTIVE WIT TENBE RC. DF LONY & DAVIDSON. INC EMBASSY SUITES ATTACHMENT F r "t �t 17 5CI IEDI !LC- x � t \R 1M, \ \'1� \\I IV I1Q1 \'4 EMBASSY SUITES I/ANDSCAU PLANTING PLAN NORTHEMINtu SCALE: 1" = 20' DRAWING BY: 32 7 -/ - 1'ESIG14 err:: APPROvE17 6Y: !N -‘21,11?''' F_ I'. II \11 PIQ,1 \1. 1 •1.M 00 00. Hi \I)RIkt Sc HK \\ 1 I .Inr1.( Apt ( rl. n \ 1)1•.11_,I, , .( I l n '22 ) , I - - Of 11 f i iTY'lill A 0 lerlEl'- ! ' BLVrl o a 421 .q A s K i . Z rt D) :� N 41 3.1 ft 0( 4 1 . 44.31. 31 11 44 ' 121 Gov't L 8.15 Acre Gov't. Lot 8 38.60 Acres JOHN 1 41104 a EVAN NELSON HELEN 8 NE LN /1110 IN BLVD. ( Io aC.TC• lftIN . NILSON .96 Ow's. Park 21 ; J - -' 11 TF � IE�CR OR1V(IILI new -Prt EVANS•SLACK O f d , 1 I AN Elc R� I o• �d LI v - • 1y. 111 •v. Surrounding Land Use PA R Attachment G rte 810Ac ENT N ru' L 41AC.1N MAN. lC Y'. ACILy YAq{ ..0 Gov't Lot 11 18.08 Acres 441IHIN6YON IOCAt• .,U7 JOE 4JI15 —4 CORPOR4T£ �'- a0o EMIT 4 LIM,P12 11 • : c • • • .............. • 11 1. c Heir 1 1110 1 1 11 \ • ... .4118 1 38180 183.4 ---_—_-- • '---.- 1 \\''.. ( VW, 1■221•■ •••-yr• ....................... -• • if 4 4 • • • 77=1 4 _ 7 ..csw .411_•■• \ II 11 Nlil 1)11( )N 1C.. DAVIDON IN( 1/5/90 88004 SITE PLAN EMBASSY SUMS 11■311041011 • • • - • — •. ••• • t 4 1 cri t0 cn cn C/3 0 -3 11111111111111111 111111111D111191 MINIM 111111111•1Will MM.= 1111111111B11•11111111111MIN _re e2, CAN r Yi I FIT Fl; filM ei•00 L 11..1 -..41.1.0 404 1 (1.•. 1 G --o e JAN 1,1•10 11004 BUILDING ELEVATION 13IBASSY SUITES • "':' • - . , • • . • 1 • •-• '" • • ••••• . -!f) A.L13 . - .1066[. g NW] 6irditHE.11 .7 06615 INC - .. 0 0 q 0 0 0 \ \II 11'NIif I■(, 1)1 1( t. 1)AVI[)SON, INC JAN 11,1000 011004 BUILDING ELEVATION EMBASSY SUIT 1 1 i 3 0661 I %' � • \ \ 11 11 NRE IZ(, 1)1 1( )Nl t . f)A\'I1)S( )N INC JAN 6,1660 111004 BUILDING ELEVATION EMBASSY SUTTE:3 n na 491111011 OF TUKWILA PLANNING DEPT. • \ 1 11 %lit I. 1)1 1( )N1 tC AVIDSON INC JAN 1,1110 . 18004 BUILDING ELEVATION EMBASSY SUITES tunas. WILLIINI 1 • L._ JAN - 5 199D t.r ; or C p ir LA NNI N: „.. • II II If \RE14., I)11ON1 tt L)AVIIriON.INC CROSS SECTIONS (SITE) EMBASSY SOBS • W no uaomi or `=' .r \i,.fI_A sr ;.rur.na. &.t • CU e NORTH ELEVATION Scale- 1' : 20' sxs- oae Scale- 1' : 20' � J * rcr KWh rmv nn.O VN �anO ev+.rx Kc LW'..a, u.2 ) i.P -9 [ 1 1C l [;!t I . [ JAN — 51990 �( _I CrY(.s. ;.\; i_, i P 'tt(i V.; i�....r.._.J f ti TRAIL 80*! .01 M° P 41 1•0 7T (.7420E / 9 Fe —C -c TOG 207 tP T 5T 1 �nn iC=R r ) CD 3241++4 ON DWG MUST pr RELOCATED •RET ROOT. 45 Acoeo _ \ I LDNGACRE5 MAY (50UT44 t 5Ejr_11 ST l29 TI_2_. I 2225 .\ !- 240CE 0CC! nr. [ 1 9 9 9I ` { 9 (I 9[9 E I t � l� I I EMBASSY SUITES AOTEL LEGEND ®.- ELFYA7ONS FROM DWG GI ITS !RISE 15100IP4 MEW ROOM GRADE E:LEYATIOM • NEW CATCMEASIM tJ CE NOT TYPE I L C TOG 26 S1 ■L•0(EMI (1 .i 102001) 4LL1C14D(D17.) T !LOCATED CO OG .30 (CD NAG) 2225 22 / I 024 NOTE: FOR TER RAO SERER LINE ExTENS 6S SEE DRrG C. INCLUDED N4T8 MANIACS UMOER Pt•ort Me SEUL SITE DEVELOPMENT PLAN r. 20 /XSO , !141 RELOCATED )0 NOC (DY 077005) LATERAL 1 LATERAL 2 ' TA 0.00 `` 'Yw 0.00 t 12.0E \ CR.11 ( SD # Y T AIL — PROPOSED 4ELS0• Pu0E /L0NGAYAES RAY 510.0 DRAINAGE YAM t � 7.TRANCC RESERVED RA 00 0! PROPERTY 7 50 ISn / 5[000.2:1 MAR MO .h .rc040 / 0.0170.0 u 520 \01 2:r O' 000 110001 0/ER PRE M+4 • — 00 0YR w ROM SEE 0MG 02 SFe 084 C-3 00 CM5E GUTTe/ 00.UGH7W CND — cow: 005 O SECTION PAD 047-!0 I 5001E 40.3.0 SECTION AT MANHOLE l5• YiN ' (4.000.46 00005100010) X- SECTION -DITCH _ ( 00101000.5 2ta6 MANNOLEOMG 4 C.'O*ER TRVry 047711* - LEAEL !RCA - SO (PE Y 4 2L000.K! EFIAL ln57 GRADE GENERAL NOTES SIORM 500!0 LIMES AnO CATCMEM3w! - MATERIALS AND CONSTRUCTIW SMALL Et 04 *CC000ANCE 0170 THE AMERICAN PUBLIC MORES 055000•04 (APRA / NS0DT) SR000ICATIOMS AND CITY H 7M(WIU 570)00005 ALL PRE SMALL MARE 5.0042 SEE 0404 C -I OP NOTE[ SITE ORA4MMGS !0R RMEUENT 5001108 AMp CDNCRETI CURE 00704[5. 1 a W 1 0 U • ai :sJ • 1.1..Y..4 02k-1n [ a6 _ S NVP .+^:.,,.,•- :•.,.. `< \\ I I I I Nlil I?(. I )1 I ( )Nl 2. DAVIDSON. INC 5 JAN um 1111004 TITLE /PROPERTY /VICINITY MAP BRASSY SUITES LAMM (o66L-Nvr Ill! 1i1!' O JE . : x \ 4 i' VI I i i a" ':' " 4 JAC.. q[ A . nr. r. .1 5E23.23-4 . o \ r1 I \ 1 1 '' ':-.. 4,._ r r 7 \'`. / _ / ' S ..;,,, - , ,...,_;: __, : s-:-. ,( 7‘, ‘ y : %ir, ,, ;\ 1- 5E24-23.4 . JAC.+OY MC 1. t O m v X �0 cn to 0 E m cn z -1 . _ . _ SCALE / %30' 1 t 1 se r4P P•e4♦e 4001/5 5iL5 oar,. • . reeve rc10.1O1' th? - C — 171 04,110(10' 7& i - r. s. O. 14.11 .11•w .41.01. Pn,eerr4 It -- J ,1 1 - -_- TAMS --NY- s .TSa rl STRkEn-- ; ne110772? 58e r1lsr4IE/ "Y" L/Nfj -1 +=- II, j1 a Neros io use nfos e a'. P„�. -Z °a -pt.— .._171,,1' ).. II' �':c'�o —'-`' a -o" .. . : �Rlron4Y • ,' 1„ „ii. -IIf 'we' Mtc 1crl+ol ilk Y7. 1 r . (, S Mail/ 1 Sra tKM' , r / � I I u L , .,wr.L5 Exam f ri � 1 is 0 lig re= oca a . , le 15' 1 J n ae.a 10 PP 1117111 15 40. •1" lroi 11451 Y•JE EKE 7CCP.O Or SuiKr-000140 ...O3, 401.1/.. w 00OPe 04 lu.rn• 001141. u e .0•Sr11eir ee••• MLA 4f e. f■fua..s 5470 rrel Wit O. PSPIL LvR /rn"S1 er/ ES,IeuSOW 1,1•07 Or 0.1.40a1 "COW II40 . _ ____ f enr..an - SO MY 'wow ~ r Cf. •rt -n veal el .c.o. . br ''°1: er wow lai.swi� ? f v... : 3 W • W■4, .gS ? Ore " C . mrc meaIc MCC I Sfl•OSiO M e T 1 1 14POY S,04 Slffl POLE SURVEYORS CERTIFICATE Wrzn ro o04.f4r1C"Ierrwn lO - ' r1( WAY Ie1Q1I Maw. 041 lI0', eM w400 rine lu6<w S74 4+0 14 roe Of .6171LVf1SM1 u6 • K Tor 1 Myr Surat= O, rpm 61011 710111777 LlfJll. 01=0./0 nor no nal RIMY NMI I.V(Sl NO CON., Y aa e lIISTZ Dar S O� IO.I (0701S1 4rl1r6 O. ILL Of IN /COOS Of Al MO/W 111.44.0.1 111.44.0.1 4M e1M4IYr2 am NO Male I 74(477 m 4400 /2317107. Meat L6 Of RA lCfJt Ylpn 0107 5 5700 77. C 1.001C71014 4 1.,74.4 t[r-YP LOAFS ...OI744001 SSW II 04441 00 7 0.110 5 e.6 6 M . • � "r it r4 57 moo; 1 u A IM 704 rs G..M1 T., Ilor n 0.41 ME *Cr an.. .a4� armrw k"" ar 4r.. 0/Pi rata AO Wee lerielitial am. ma PORTION OF PONY MEADER OC. Ma 48 SEC. 24. T219. A 4E IPA Pa sox zzie Pi:Fara v. ,v4s/ovaros 98056 ALTA BOUNDARY TOPOGRAPHY SURVEY EMBASSY SUI TES TUKWILA. WASHINGTON Nov I 198910 •nll REBIN M 5. AS SMO JOB No SC4LE 0 89029 /1F 9 0661 S.- NvT • til'ilii.n.iYgiTKI a /1•0 .•::• PA NO. • , flt'T 01 • DC re If VOI. 1, 'Z. ii.1 t : 1 (I cry 2 ; UV ii " - 1 •.:.' ‘ .'.L1. - : I— . . CH 111.14 OtAS Ija III•hl I•C ... :' .V Govt Lot 815 Acre e• • SI Ss P11 lo 'Gov1101 ,41B Acre ION 0111 4 ••• *IS - 41:11 -4 t" 0 w 1 .k.-• .1 • I • 7AR K , • 011 ft :r Gov't t.of 5 L3 c 1 t!tckt § ! 1 L 1 :1 1 !: 6 1 )-- •16 TH orr, IN 11 n n °CIL 0111101 011030. 31 k 77 - CORPORATE' — fio Attu, *A.. to (•S•r R ..• 0 00 0.0 'ARK 00 CUP ('011101 (0 waSili A1,104 Jot tie , , JOL WM I Ilit• CORPORA I f Lionf ` Gov't. Lot 6 51.15 Acre 41.01(11,11 ' CO IS 03 11' • • Ple 04.• t 0 C:3 RME7 S /0.Wiz77 POR L2C. T.L.33 R - INDUSTRIAL CRATI.. 8 PAG K I DUPONT PAINTS tp 'Pip: ' D.C. I . 14 � I ACT 3 ROM RT L ISo vu IOJ 0.c,T.L.H Q_ lu W , • Q p l O CC • IM 0 0 U EA�ER DONATION CLA /M ' 1.02 AC. o.C.T.L.2 -J JOHN TAYLOR & EVAN NELSON T.L.34 LAR OSON INL 5 Ac. 34Ac. t� {I rL.z �.z . 158TH J vs, S TAT ION H.B. NESS ii 3.53 Ac. ac 7.1.24 ry r ,� •r. HELEN B. NELSEN D.C.T. L.4 3 ti RAILROADS COUNTY TAX LOT NO. T. L.34 0 _ o 0 �. i i i EMMA K. LARSON' 1.45 AC. I i i (- 45 i L. D.C.7.L. /5 .o ASH INGTON INC - P ?nti n, 4 1 44 N7_. tr. ammo •••1110 e 03, 1 LaARN ' SEATTLE ►N �.1NC.._SEATTLE OPYRIGNT °.M: LiC /134 H.B. NELSEN 3.53 C. INDUSTRIAL CRATI. 8, PACK AC 7.L.24 POR. DUPONT PAINTS 0.42Ac 4 2 1.43 AG. ..C.TL 22 = ST._,= : NG rL. 14 TL.43_ D..C. 3 v.t.32 LL /4 ERT L DSON INC 5 Ac. �� .b }: .340c. A is � r 1 L rn 7:L 2 I r.1-24" cn '1. ■ '' '7 F S. 158TH N 4L �'' stRVKE .l�iWhu4A'4�. REPRODUCTION IN WHOLE OR PART FOR PERSONAL USE OR RESALE IS PROHIBITED BY LAW. DESK UN REVIEW APPLIt'ATION 0,1 6.7\f oil= C ice f ,fit' P/Z0 't,4 Signature: OWNER Ft 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Requesting BAR approval for elimination of the parking deck to be replaced by on grade parking for the Embassy Suites Hotel. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) Three parcels at the southeast ± ntersection of SR181 (West Valley Highway and Longacres Way (S.158th Street) comprising approximately 5 acres of land. Henry Meader Quarter: D.C. No 46 Section: 24 Townsh T23N (This information may be found on your tax statement.) 3. APPLICANT :* Name: John Currie Sloan Address: Phone Address: Phone: 840 Savers Federal Building, Little Rock, AR 72201 (501)376 -6681 1A/t/ 4. PROPERTY Name: See Page 1B AFFIDAVIT OF OWNERSHIP Range: 4E Page 1A Date: 5 January 1990 * The appl •ant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. I /WE,Esignature(s)7 swear that I /we are the owner(s) or contract purchaser(s) of the property involved in this application and that the foregoing .�.- statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: . .......i:i �i'aJ:i ::i +µC�.S;�; rHt'YP:iltgariav �..•. .,. .,.....�.•._........_..a,...++. �<�..,,...,.eu.. �.... .. r,xv�.. ,.x :.+..: »i:��z: a.rc �.n!x,i ar'u� �u:F,7 'r,� .. •. < ...� .•M:ro .. i:'h.; i:;' ;L ". ?!r9�.:CU w�G?; � \:' 2'a:r �rm^�:. ... r, �mr,: �a•: ew,:• s�rxrs7: 3. e'% S. ;rr. "?h",'�:"�: Y'i9:d7: " >.•;yu �, DESIN REVIEW APPLIATI N O '� � •..S�� 4 .. � �. y r.. ,a ' AV SK 10: ' `.,» " Q f ` Nn S'� • a ba ss * Red .i art ce e . �t � < � � <: m k: � : ;xsx:. . ��,.. >: •. ioiray.'.::.•., . ;.?':' S.: !i�,er•:.' ^,.c .. �4•l::G,�.i i�.: .' �^t:.,s: Xr:T: ai::i�:; 1. BRIEFLY DESCRIBE YOUR PROPOSAL: . PROJECT LOCATION: (Give street address or, If vacant, indicate lot(s), block, and subdivision; or tax lot number, access . street, and:nearest intersection)' Quarter: Section: Township: Range: (This information may be found on your tax statement.) . APPLICANT :* Name: Signature: Address: Phone: * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: KOAR- SEATAC INVESTMENT PARTNERSHIP, INC. OWNER Address: 555 South Flower Street, Suite 2424, Los Angeles, CA 90071 Phone: 213/622 -2211 Date: I /WE,Csignature(s)] AWE. Sam Kaneko swear that we are e o — er s '.r contract purchaser s o the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: 1 - - 90 Page 1B .,..i..:3J,"t5:....�c.. i`. twa.o..kav ...............n..... ran.......- w..... �,,.........,. nm ,......,......a,,.•......,..,.. •e- ....,...,,..�v..n... 5. RELATIONSHIP OF STRUCTURE TO SITE cn:ro (hq ` L ESIGN REVIEW APPLICATION Page 2 The following criteria will be used by the BAR in its decision- making on your proposed project. Please carefully review the criteria, respond to each cri- terion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, use extra space on last page or use blank paper to complete response and attach to this form. A. The site should be planned' to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. RESPONSE: See extra response sheet (29 /Extra.Resp) 6. RELATIONSHIP OF STRUCTURE AND TO ADJOINING AREA • A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the estab- lished neighborhood character. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: See extra response sheet (29 /Extra.Resp) -a► A:',.. f�_ 5�r. �.?.; �'l ..iaL,i�v.3: „^�S.t.�fti':Kl'.•,. tavern. niurs,.... a..., n. we. w. .....�av- ,.+.w.v.v.....- .., .�. rneu..FS-aa....arxaf<w : n.sw .4 .�c ..3..a+w+��rs �rrc. f+ro.neuy..w... rr.+f.a�...n+...n ...Mal.v . . N' N1ze Elnz 'ff /i�:FxNf!�7.�'antlrmnv3ar -: *pow.. 7. LANDSCAPE AND SITE TREATMENT RESPONSE: See extra response sheet (29 /Extra.resp) ESIGN REVIEW APPLICATION Page 3 A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. F. Screening of service yards, and other places which tend to be un- sightly, should be accomplished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. G. In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. H. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. 8. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with per - ma.lent neighboring developments. C. Building components - such as windows, doors, eaves, and parapets - should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. D. Colors should be harmonious, with bright or brilliant colors used only for accent. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. F. Exterior lighting should be part of the architectural. concept. Fix- tures, standards and all exposed accessories should be harmonious with building design. G. Monotony of deign in single or multiple buildings projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: See extra response sheet (29 /Extra.resp) ESIGN REVIEW APPLICATION Page 4 9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE A. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and pro- portions should be to scale. B. Lighting in connection-with miscellaneous structures and street furni- ture should meet the guidelines applicable to site, landscape and buildings. RESPONSE: Exterior signage and lighting will follow the guidelines and /or ordinances as set out by the City. INTERURBAN SPECIAL REVIEW DISTRICT L.-SIGN REVIEW APPLICATION Page 5 The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appear- ance, to provide incentives for compatible uses, to recognize and to capitalize on the -benefits. to area • the amenities including the 'Green River" and nearby recreational facilities, to encourage development of more people- oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 10. The proposed development design should be sensitive to the natural amenities of the area. 11. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. Not applicable Not applicable Not applicable Not applicable (29 /0SGN.APP1 -3) Not applicable wss.•14. „u.tvm�.•s s- nor -x:+we anw.+ h...+.. rsnxet• ?:Y "- :✓....1 T. .. , :SIGN REVIEW APPLICATION Page 6 12. The proposed development should provide for safe and convenient on -site pedestrian circulation. Not applicable 13. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. 14. The proposed development should seek to minimize significant adverse environmental impacts. 15. The proposed development should demonstrate due regard for significant historical features in the area. EXTRA RESPONSE SPACE 5A. With the elimination of the parking deck the hotel is located in a relatively central location on the western most half of the site. This provides good visual identification for the hotel but allows a more graceful buffer of land- scaping and open space for a building of such height. The site also allows pedestrian access to the property from both the adjacent streets. 5B. Parking and service areas can now be screened by combining walls for complete screening of most service areas utilizing a variety of plant materials to soften the hardedge of the walls. The parking areas will be broken up internally by islands at the end of parking aisles and planting of evergreen and diciduous trees on the parking areas perimeter to veil the cars from view. 5C. The hotels height and scale are set somewhat by the internal arrangements of the suites and the atrium. By using some of these elements to create architectural articulation, the hotel demonstrates facades which move in and out for interest and a vertical mass segmented into the classical base and trunk and capitol look. Due to the hotels setback from the adjacent street, the building will be viewed as being in a landscaped open space which will diminish:; its; scale. (29 /EXTRA.RESP) EXTRA RESPONSE SPACE 6A. The hotel will be clad in a synthetic stucco material which has a very natural appearance unlike a concrete or all glass building. The mix of other skin materials such as glass and tile accentuate massing and the articulation of scale. The four major facades are interruped by the plain changes caused by internal design of the suites. This helps reduce the scale of each facade.. The design of an arcade - like lower two floors and the use of horizontal mouldings and detailed joints further articulate the towers scale. 6B. Landscape areas around the hotel, parking and the streets are designed to soften and beautify these transition areas. The areas of the property adjacent to the railroad and the south side of the property will be treated with larger trees to act as a buffer for the undeveloped land next to this site. 6C. It is the hotels design: intent to be sensative to the neighborhood character through the arcade appearance which is similar in height to the neighboring buildings. The other elements of the building are in keeping with the improved nature of the newer building within the City. 6D. Working from the City of Tukwila's recommendations from the Pre - Application comments and existing code requirements, vehicular entrance and egress locations seem to minimize congestion with the existing public streets. By aligning our north entrance off Longacres with Nelsen Place Road and keeping the west entrances off West Valley over 150' from the intersection, traffic should flow easily in and out of this property. Pedestrian circulation will be made possible with the addition of sidewalks along the north and west edges of the site. 6E. Working with the advice and recommendation of the City and WASHDOT, on site . vehicular circulation intergrates with the improved street circulation this _woject is providing. Hotel guest will be encouraged to enter the property off West Valley Highway or Longacres Way. Service personnel will be encouraged to enter and exit off Longacres Way with deliveries to the east (rear) of the (29 /EXTRA.RESP) • EXTRA RESPONSE SPACE building. This will hopefully separate some of the cross traffic problems between guests and service. 7. The existing topograph of a gently sloping site is being maintained as much as possible. Landscaping for the property has been developed in concert • with the City to accommodate all site desired effects. This entails the screening of service yard with the combined use of fencing and planting. 8. The design intent of the hotel is to make an appropriate statement for its guest and. tho City to enjoy. The proportions. colors. rc,mpnnsnts and landscaping recognize the surrounding contextural quality of the neighborhood while achieving a distinct identy for the hotel. (29 /EXTRA.RESP) r ■ 44 unto. ..'[ U +. •-. H SE 23.23.4 SS pl SE 24.23.4 1. BRIEFLY DESCRIBE YOUR PROPOSAL: w -T- ST A -C-T11 T1-G 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) Tss-pc 1-17 o0c S80 -- ooz4 - d 1_a e- c N - 1 - 14 r f Is6TM -sr) o e - �jz . � F ILLY /4 y 0 S I) L i m6 N g :,S WA)( Quarter: S W Section: 2 - 4 " Township: z3 t4 Range: 4E 4. PROPERTY OWNER DESIGN REVIEW APPLIC 2 3 Z . TZ x) M 15 A SSy S 4 l, 5 (This information may be found on your tax statement.) 3. APPLICANT :* Name: 64Amtc- MA., A nn f 10c Address: Z1oz4 Nto. vJoant -AwrJ -- Su1r 4o - W I G b4 ►TA K- S P • e: i� i- 83--- So Signature: , / - ! / Date: - VI /.5 s L z 345 - 000(o * The applicant is the perso whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 1 >�8 swear that e are the . t..c ssEe win.% 4-n v2 LEASE of the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: -1 / 1 / 8 9 Phone: I /WE,Csignature(s)] AFFIDAVIT OF OWNERSHIP Name: Cx A M,2414 -1 � K �r 1 N c. Address: Zo24- N. 1A. 009 L4 _ SUITS .44•02.. lAcAq rnh kS 4:72408 I 5. RELATIONSHIP OF STRUCTURE TO SITE RESPONSE: - rcp. (Z7��Porvs� sH E °T DESIGN REVIEW APPLICATION Page 2 The following criteria will be used by the BAR in its decision - making on your proposed project. Please carefully review the criteria, respond to each cri- terion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, use extra space on last page or use blank paper to complete response and attach to this form. A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. 6. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the estab- lished neighborhood character. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: rz — sin t•J 7. LANDSCAPE AND SITE TREATMENT DESIGN REVIEW APPLICATION Page 3 A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. F. Screening of service yards, and other places which tend to be un- sightly, should be accomplished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. G. In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. H. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. RESPONSE: Sf4EE T 8. BUILDING DESIGN y • DESIGN REVIEW APPLICATION Page 4 A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with per- manent neighboring developments. C. Building components - such as windows, doors, eaves, and parapets - should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. D. Colors should be harmonious, with bright or brilliant colors used only for accent. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. F. Exterior lighting should be part of the architectural concept. Fix- tures, standards and all exposed accessories should be harmonious with building design. G. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: ZE7X1 - e. HE✓ =T- 9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE DESIGN REVIEW APPLICATION Page 5 A. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and pro- portions should be to scale. B. Lighting in connection with miscellaneous structures and street furni- ture should meet the guidelines applicable to site, landscape and buildings. RESPONSE: No-t APPLt cA'�L INTERURBAN SPECIAL REVIEW DISTRICT (Not , PPL.Lc.oT E The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appear- ance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people- oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 10. The proposed development design should be sensitive to the natural amenities of the area. 11. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. '1�A't�ri•�.I. xwlwu (29 /EXTRA.RESP) 3Z : i EXTRA RESPONSE SPACE 5A. Although the sitings of both the hotel and the parking deck are tight, both structures have been positioned to maximize the landscape buffer area and minimize automobile and pedestrian traffic patterns that affect the access and the internal flow of both. At the perimeter of the site, new sidwalks are being constructed to enhance pedestrian movement. B. A well designed, low profile parking deck is placed on the north end of the property to minimize the visual impact at the northwest corner. There are no large paved areas and the landscaping is designed to screen the deck where possible. All service areas are on the south side of the hotel; a screen wall blocks the trash compactor from public view. C. The highest part of the parking deck, only 30', is located orgy the northern- most end of the property so as to not overwhelm this corner. The eight - story hotel is sited to the south end of the property to reduce its impact on the site and street. The hotel will be viewed as being in the middle of the "block," which will also help reduce the impact of its scale. 6A. The hotel and parking structure have a similar textured finish and color to provide visual continuity. The colors selected are soft in intensity to integrate well with adjacent buildings. Because the hotel will be taller than adjacent structures, an intentional design element has been implemented to reflect adjacent building heights: the tower is segmented by creating a district base element of lines similar in height to those of neighboring buildings. -... uwr.., ..A..�v...wnww...r;.A,+ubuv \ «41 S:GjKN.il3:tiYrAC.:ti:-0i r�v.1RKF15/tYYMf!li t4M +.�...w>r,�twai�.wu:Y�l t. �ftiYilft F.L ^./...40.74•I EXTRA RESPONSE SPACE �,n_ err_. M. a.. x�. a\.• xr_ sx., xex. .,o>...�u...,..r.e,- ..,.w.,arr. o...n+rs;,•:rsxnr!,�n:ar.� ?c^ . zu, �teo :wansfrtrz�zr_�evr.•du:rcta: B. Landscape areas around the buildings and the property lines are designed to soften the transition between the streets on the north and west sides and the developed property on the other two sides, while enhancing the open areas around the hotel. C. The consistency of neighborhood character is addressed in paragraph 6A. D. Working from the City of Tukwila's recommendations from the Pre - Application comments and existing code requirements, vehicular entrance and egress loca- tions seem to minimize congestion with the existing public streets. By aligning our east entrance off Longacres with State Frontage Road and keeping the west entrances off West Valley over 150' from the intersection, traffic should flow easily in and out of this property. Pedestrian cir- culation will be made possible with the addition of sidewalks along the north and west edges of the site. E. Compatibility of on -site vehicular circulation with street circulation is handled in two constructive manners: 1) Automobiles are directed to the drive between the hotel and parking deck before they enter the deck. This alleviates the stack -up problem which could exist at the entrances to the property. 2) Service vehicles will be directed to enter the property off Longacres and proceed along the east and south sides of the hotel to make deliveries. These vehicles will exit onto West Valley from the southern service road, minimizing the cross traffic between private automobiles and service vehicles within the site. (29 /EXTRA.RESP) (29 /EXTRA.RESP) EXTRA RESPONSE SPACE usvalrarantram 8. The design intent of these buildings is to make an appropriate statement for a distinctive hotel. The proportions, colors and components recognize the surrounding contextural quality of the neighborhood while achieving a district identity for the hotel. The parking deck is intentionally downplayed in scale and design to diminish its impact on the property. a.iiru yiyo �;. A.rtw.piC ;rsf�w: S° §4. �. �£.:,rk:� " v R n, :I:,Y i r' ., fs: . a §»tJ�!�' S.v±t Walt u L[ G' FbArM'+ tr.:. tiC U: Y& C', tia?Ll sG t:l+Y3i':iuLn�i...Lw:Aiiu'�rta k.�u.�`f�"'iva. ?ti. DES' �r,; 1i: �F: �n+}^ �S. x. 1" 1a* aSrL',: w;: Ys` U..`. JU;.' r' s, 7f4..:' rY . "xw:xi.:.Y= al:iK..'��..4.._izn .r {: ar„41 s•. r' ia,Lr; .a.� +,� .. a. .a:Y.��,.�F.:u. ., e..a: �1,3.4,.'mv. >m °. rI..� ff.;r2'SY - .;.�5.,.. �..� 1 SUPPLEMENTAL SHEET FOR LANDSCAPE AND SITE TREATMENT Item 7, Page 3 of Design Review Application Checklist There are no existing significant topographical patterns to be addressed. The gentle grade of the site plus the nearly level paths and courts present no safety hazards to pedestrians or automobiles. The gray -toned stucco exterior of the hotel provides a complementary backdrop for the various hues of reds, blues and greens and seasonal colors provided by the plantings. Tall and prominent evergreen and deciduous trees have been strategically placed to enhance the design of the building and front entrance, and are used in particular for the columnar height of the north and south sides. The entry planting design incorporates semi- tropical looking plants to provide a graceful transition and a prelude to the interior planting design. All available planting areas are utilized for plantings, with the remainder of the site utilized for the building, parking and pathways. Screening is accomplished by a series of deciduous and evergreen plants for both the hotel and parking garage. In addition the facade of the garage is softened by plantings of climbing ivy vines. All planting areas will be prepared in such a way that all plants will prosper. Lighting is placed in such a way as to accent both the specimen plantings and trees, highlighting the building with both light and complimentary shadows, using 50 to 300 footcandles of lighting. • 'ENT (.+ .w;. ._ 24x 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 1 1 111 I 111 1 111 1 111 1 111 1 111 1 111 1 111 . 1 111 1 111 1 111 I 111 1 111 1 111 1 111 1 111 1 1 11 11 0 . 1 2 3 4 5 6 7 8 9 10 11 W01.“ 12 IF THIS MICROFILMED DOCUMENT IS LESS.' CLEAR THAN THIS NOTICE, IT IS DUE TO O6 6 E Re az 9Z S! vz U. zz Iz CTHE QUALITY OF TIIE ORIGINAL DOCUMENTII 6 0 c 9 S e C z 1 0 1HIIIIIIIIIIIII1IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIHIIIIIIIIiIGiuIImIIiuInnIiIidII TiiidnnIuu1uuIuuIuuIuuI1ndunIuuIuuIiiidnnIuuInnImduu1indnuIunIuuIunInu( uuIInIIIInIuuIIndunInnInnIuuIunIunIuIIInnInIII 24x • **' •"•• . 0 0t .■. &fp 7,46 r"OrONIONALO t Uf M SC DA.41.•P ' StrIpbbtiva .--.. calk MIL South Itr ICE fLAtij fiew:Mon EMBASSY SUITES HOTEL: TUKWILA, WASHINGTON . *GAL, VANIDIM. &LAN TIE It.al \ A I C F LEAR THAN T CE, IT IS-DUE TO Ayi% 4 '..A111171 1 1 1 1171111;ti " 1 .. is . ; ? ! *t;''' 444i "1'4' 77 r.4 • .7; ;7 • 7, 7,7 , r4,447.17. • 7' ' , - 11 111111 I I I IIN111111[11111 1111 I 11111 CM' 6Z EIG /2 9Z SE 1 7Z * ' 8Z! 1 88 re, Tur num THF ATNAL DOCUMENT e 8 4 s E " 0 IP - 5 .. _ 6 . 1 1 THIS MICROFILMED 7 D DOCUMENT IS LE'S' 8 S 111*"11-11r 9 10 • 0 7145 INCH 1 3 111111 4 . 11 mADE'N'ER"4Y 12 1 1 1 1 1 1 vw 4.0 —nee0 el..•M•40L K"' - o• ercetr # • • Ytt "cc Ponivel Meta TIMM It COM • IOU 0 OMEN A2. 03 : •• 1 r r . . . „ , ei .'' ,..` 1Li ' ' • • • 10110 IL AWNS SUR CO 0M1 r • , „ 1 ;.•r2 . . •4.• •74,4/ , . . . • • • asep!ip malt. ca.KYAV POLL Nr..•• Ppr.t PLA4 1 • • 1 . - Ea s t Elevation • TUKWILA, WASHINGTON 101D noofbi. MAVt6 0 Q,) 1 • 1 ./. !re.:. V•..„!..0.:..V..-"Cilt, ,_Q NC 'se _ i t , .re tti It. X. - ,_ _ tesw:AEL ps...4o. • 11 , :p'n. ,, i6 , 47.,7 , 2 / . \ , 1 m" ca..1.1:c70 747.2:A4 / , rr0 G. kW' 0.: i PANTel) "WIT EMBASSY SUITES HOTEL ••441.e. ivq•0 •_I 40- 1111111111111111 1111111 11111111111111111111111 1111111:111 1 1 1 1.11.1.1. 1_1111101111111111_111111_1111111111111111.1.111111111111111111111111111111111111111111111 0 len 9 10 h " D " 9 ""ff 12 IF THIS MICROFILMED 6 IS LESS \ CLEAR THAN THIS NOTICE, IT IS-DUE TO OE 6Z 96 LZ 9Z GE EZ 1. s E Z 1,1 3Za--T r THE UALITY OF 'THE ORIGINAL DOCUMENT I 1 1 . 1 . . • . 0 1" JOINT . Peop .31.4b 24..e.. • brio IL PIP1• GM %LOLA ;44 C 4 r 49— 40 "to pLart. •.. __ • --- ' 101 111111911 . . , e= 7..__L_' •TUKWILA, WASHINGTON 1%* 01 4.1)06E44 Fa- 5114.06T ACOCESF - C. c w.r+r - TE+Cs N+M►,CR T. 6E 9tTES-rImKO c 1.L; VO4 e. a� N01. !!anx -wP GAN> Q ALL rt. Now'!D G'-# q�y MTV AC•l� - con WOi 1 •!C T IJ7 +17014A:• =t t+ Id�1 r © O e 1 1 1 11I111IIIIIIII I_111111_1IIIIII�III1IIIII I I I I_w1111II1I111111IIIIIIIJIIIJ 1111ILII_1II1I11'I 111111I1I1I1111' 11111111111 '111111I1111111I11111I11 iSTHSINCH 1 2 3 �_4. ._ 5._ .._ ..6 .. .. . 7..... .,8 9 10 • 11 "'EMU-AKAN/ 12 � IF THIS MICROFILMED DOCUMENT IS LESS I 1 CLEAR THAN THIS,NOTICE, IT IS DUE TO o£ 6z E3G rz 9z sz 47Z Ez; 'zz CTH E_'�UALIT Y� OF THE, ORIGINAL DOCUMENT 6 — I . 8 L. 9 s rA CO CO C73 A2.01 CD ® ® re ■Pc!* • 1' North Elevation EMBASSY SUITES HOTEL TUKWILA, WASHINGTON 0441.0. • 1 I . • et b 14 Pt Pout.t.°T%D't • GUM_ t.; "c■ "G•fr,"60;*i.s..0,1%.. Goof., SIAM ANC•4.00e 4 t:.•=c4 , P.de.tV:Ch 67 0•AG•ft coY,IASY 11111111111111111111111111111111111111111111111111\11111 I I I 114111.1111111111111111111111111[1111-1111111111/111111111111111111111111111111111111111111111111111 0 16 TH5 INCH • 2 3 ,._ 47.71. .... _ .5 . . _ 6 . 7 .. „ _El .. , ,. : . 9 ' 10 11 °AM D ' 12 VIF THIS. a MICROFILMED DOCUMENT' IS LEsS • . . , CLEAR THAN THIS NOTICE, IT IS-DUE TO o 1 e , 7 c B , i ,g . g r . t r ,gr;___t___Lf ,AltiLatairl oF- i? . 7 . 1. 1 9 1 S 1 'V E Z 1 V" 0 1 1 1 • 1 . 1 4-- _ i 1 r i 4 TN NADA. EL (11, 1 'ITH 'saws • • • • 4- REGISTERED' PACNIECT (44— • MOW &ADAMS StATECIMON4101 CO A2. 02 .,1•• 41r,t, 50.1'10;4 — zPAC,GTE boo t11ww, iYP — i t•NNt4 AR Acer rubrum 'Red Sunset'/ Red Sunsetiled Jlaple CB Carpinus betvla/ European Hornbeam CL Cupressocyparls 1eylandll Leyland Cypress FO Fraxlnus Oxyc rpa 'Flame'/ Fl ans Afhpnss PS Prunus serrula/ Birch bark cherry PY Prunus yedoensls/ Yoshlno Flowering Cherry PSA Prunus serrulata 'Amanagawa'/ Yoshlno Flowering Japanese Cherry • PM Pseudolsuga menziesit/ Douglas Fir QP Quercus palustris/ Pin oak AU Arbutus unedo/ Strawberry tree All Azalea 'Hlnodegerl'/ NCH AE Azalea 'Elizabeth'/ MCN ; AT Azalea 'Tangelo'/ UCH , BD Berberis 'lade + + 3'- 3.1/2• cal. BIB 8' -10'. ht. BIB 10' -12' ht,c BIB 6'41' ht. BIB 2.1/2 cal. B&B 2' cal. BIB 2' cal,' BIB 2' cal. B&B 8' -10' ht. BIB 3'.3 -1/2' BIB 18' -24' container 15' -18' container 15.18' container 15' -18' container full shaped full shaped full shaped full shaped well branched well branched well branched well branched well branched Well branched ' well branched • well branched well branched well branched SITE PLAN Cce t I' • 20' - 0 . CGWG. 6I Sop t-nf+N NH I QRQUNDCQYER SOD iALJN CD 'Coloneaster dammed/ Bearberry eotoncastor N11 1ledera helix 'Baltica'/ Baltic Ivy IM 'fedora hells 'Oaltica'/ .Baltic Ivy ,PT' Pachysandra terminalts/ Japanese spurge PLANT LIST (con t.) CH Cotoneaster mlcrophyila/ Rockspray cotoneaster EA Etionymus hlatus/ • 4inged Euonymous Jp Rex crenate 'Green Island'/ Green Island Japanese Holly OD Osmanthus,delavayi/ Delal,y osmanthus PTR Parthenocissus tricuspidata/ Boston Ivy PF Photlnla fraserl/ Fraser's photlnia PL Prunus lau '2abellana'/ Zabll English Laurel NI Rhododendron 'hotel'/ NCH 1 RI Rhus typhl a/ Smoot somac 5 gal. I5• -18• 5 gal, 18'-24• 1 gal. 18 -24• 5 gal, 21'-24• 5 gal. 1 gal, mF 11 -1 -oR container container container container container container container container container 1 gal. contalner 24' o.c. full shaped ' full shaped full shaped full shaped full shaped full shaped full shaped full shaped full shaped container 10' 0.c. 4 ' pot 18' o.c. 1 gal. container 18' o.c. : i- ii 1 ', loaf .$ hill ^lak?E'x d&FT';3K�isJ', ' �i~fcu er'i 4it'Me 1ij 1 1 1 1 '1 1 1 1 1 1 1 1 1'1 1 1TIIIIIII1 IIIIppI11111111ti1II1111111 1 0 1 IIII1 ip1 D ^•••�'•• 1 2 3 4 5 6 7 1 __ 8 9 10 11 +••••.••'•' 12 I DOCUMENT I5 CESS)I CLEAR THAN THIS NOTICE, IT IS DUE TO IF THIS MICROFILMED 22 '0 , THE UUAALITY ORIGINAL DOCUMENT 0 andFi NI iiim6iBll��il 111iiJ1i Imp oc 62 BC LC VC an 02 1 1 1 1 W601 111 C2 • 4 0 1 ''''''!' I IIIIII IIB q4i 1 L W r O 01 01 r' C/] j 3JN.. � ,• � I�p�Iplllggll�pllUllU�IIIIyIUIIgIUIIIqIUIIIIpIIIII��IUIIIqLLIf I! 11LµUIIIIIIHIIIIIUIIglllll UI! IIIIUpUIIIIIIIII�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 0 -, — 1 7 3 4 - 5 6 7 j 8 9 10 11 ■• . x^ 12 IF THIS MICROFILMED DOCUMENT IS LESS 1 • CLEAR THAN THIS NOTICE, IT I5 DUE TO o1: zz ae ca 9z LE •2 CZI zz tz THE . U A L I T � Y 4 O F T H E ORIG NAL DOCUMENT ' " 9 c 9 e e c z t.^0 p u lu � PIDI ltu a1 p lllllll l llllll�Illlllnl II VIII VIII II IIU01 uluum 1 1 im mi�ml i� u1 uuluuuuhn .,- „...- s, 'Y%'fi t 4 l y,., �'t t r ;,ak 7 �v' rd 34• y,. c t • 'O t” �s t 2. 1' % '"` • z : l ry",`.�.f, a ; , ..s Sr, ..._ :tits ...,: .�fsc:.v.m...- ..._ ..±",,..A ii 510KY OVER EMBASSY SUITES HOTEL XIV l e, Aol uw Cn* - ua iM -in:!C SITE PLAN SCAE• 1' • 2lY -0' PROJECT SUMMARY 91E SUMMARY NET AREA % a GROSS S.F. GROSS SHE AREA I 223,321.3B a,f. 100% NET COVERAGES HOTEL 36,139.36 ad. 16% CHIVES, PAID & WALKS 125,829.88 ,.l. 56% MECHANICAL COURT Hk DOCK 3,030.10 a.I. 2% LANDSCAPE 58,322.04 a.f. 26% HOTEL SUMMARY GRWND LLWL 1 FLOOR (2 8 FLOORS 3-8) TOTAL GBA /WEST 8004 (23e) CROSS TOTAL/ZONNG CODE 27% ALLOWED REWCDON NET PARIWO REQUIRED ACTUAL TOTAL PARIGNi PRIDED REGULAR SPACES COMPACT SPACES HANDICAP SPACES 36,139.36 a.f. , 23,199.16 3.1. 132,633.96 a.f, 191,972.48 1,1. AREA PARKING CALCULA11ONS HOTEL PARKING BUILDING CODE ZONING CODE REQUIRED NET PARKING BY TYPE GENERATOR OCCUPANCY RAZE PARKING RATE PARKNO /AREA WANTITY % OF TOTAL 806.61 3.f. OROUNo FLOOR RESTAURANT LOUNGE 1 PERSON /15 3.1. KONG ROCIS 1 PERSON /15 e.1. BOARD ROOMS 1 PERSON /15 3.1. CONFERENCE 80045 I 1 PERSON /15 3.1, GUEST ROWS (2311) SPACE /100 GROSS 3.1. 24 SPACE /4 PERSONS 18 SPACE /4 PERSONS 48 SPACE /4 PERSONS 14 SPACE /4 PERSONS 22 SPACE /ROOFI 238 rn F 11 -1 - CSR 364 9B 266' 273 100% 181 66% BO 29% 12 5% 6, SCALE: r • 20t-O NOM ALL SIOEWLIALS 10 BE e MK W/ 918-.10/10 Al lh Iikl -.• 01.17AXMAN TERD L.AP CM ANS U r is JOIMNTS4TOBET°20KW. 5-G MAIL 3 11110111111111111 40011111MMUMMIIIIIIMIEMMVEMINEEMEMEMMUMMUNIUMUMMUMM174w4rarEITAMTALIM.711711111011=111111111111111111 mmmmmmmm rIIIIIIIIEIMIIH7 v I 4M, 111- I 111 E4, -- X o- Mil III et ..... 44 4 TI r• 4 36 lial CCHOUNTABLE IMI 1 • n - . L ri I t l' • '' ''' IN I . . iii I . 11 1F- . Li r MI g . !V Ar 25 00 25 OO ,w,..: . 4.27e 'art APRO 740141 OF OOHS 21 se 2.234 FIAGPCSES SEE It/AS TICXET MACHINE ENTRY CATES KAI ocuM119 4444coo tot oconog MCA. f45341 To • L 1■11 12 HANDICAP SPACES • 9 A. W 6 E ACCESS AI , f SLES • -CI T E. • 126.-0.0 MMUM Zee/ A T f, .., / -hilsilfarr % 9%9 9%9 9%9 ommanonim , ... VENIIIN 4 4 4 A 4. 4 I Agi■ ?, Lk .4v,■ i A: th cl. AlliSMINIIIIIMINUM11111111111 5111•111111111111111•MIANIIIIMINIIIWININIIIIIIIIIIIIIMIIIMINIMMIIMIIMINI - Nilllini r ah ... smv .... ...--, , sr '... r 56 • , 4N n EMBASSY HOTEL C\-/L 141 15-9.0 7-117479 211 DITERSCOING SJIT REM MC. PALLAS FULL MTH Cf EASOCNT 4 A •1PNICZEM11110111 imirdzsg;grimil rismooviii II 1 -414.4wreeei .fer2 rep MET LIACHNE - laritgramak mailwarocem MEM ENTRY 99505 V le-o. SITE PLAN LONGACRES WAY 57-2.544 36,139.36 2,1. 125,829.88 s.f. 3,030.10 LI. 58,322.04 s.f. 36,139.36 s.f. 23,199.16 O. 132,633.96 ot 191,972.48 8.1. 806.61 s,L 223,321.36 s.f. 10012 16% 56% 2% 26% % Cf MOSS SF. . .. AREA PARKING CAL/MUTTONS H0111. MING /1 BUILDING CCOE ZONING CCOE GENERATOR OCCUPANCY RATE PARKING RATE MOUND FLOOR RESTAURANT LOUNGE 1 PERSON/15 s.f. MEMO ROOMS 1 PERSON/15 s.f. BOARD ROOMS 1 PERSON/15 s.f. CONFERENCE ROOMS I PERSON/15 s.f. GUEST ROOTS (230) SPACE/I00 GROSS s.f. SPACE/4 PERSONS SPACE/4 PERSONS SPACE/4 PERSONS SPACE/4 PERSONS SPACE/ROOM vns 11-1-0K REQUIRED NET PARKING BY TYPE PARIGNMAREA COMM % Cf IOTA/ 24 18 48 14 22 238 178 77 12 100% 67% 29% 5% • l - . .:.:,...i.',t A .,;.,.0,4i447' .................................................... ' 5 ligiiiatAk, 16 2 3 4, 5 6 7 8 9 10 11 LL—-- 12 1 TF THIS MICROFILMED DOCUMENT IS 1. 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CUKTAINNALL 044150151.N5 —A, VV. lot' ' : • •;‘,'1,■••••1': 111 1 1 b101 111 40.111114 1 ,1111111,01 111 .0410011 1 ,19111i1iJR141PININWOPIffill.iikli3O9!lii)!!).1.14 1 ,1.110 , 101,1 1 , 1 ,11.4.010. 1 .11111!!!JIIVIII!! 1 1110J 11 1 11. 0 1 3 4 5 6 7 11 8 9 10 ,•••••••...... 12 1 IF THIS MICROFILMED DOCUMENT - IS LESS 1 • • ;ICLEAR THAN THIS NOTICE, IT IS DUE TO ' oc 9, 1 , Z 7 7 9THE QUALITY OF THE 0 ORIGINAL DOCUMENT aa IV. ' '0.'0, • • • . • ••••....•: I fi r, raj }U`yi 7 r111 V l:�i' . 9OAL[:! Ll' el c ANDhEI.: Ca)!030 ve_nw_ — ' { Mtn Y..... 4 • CoUva © 1 METAL I AtI © SC• ELEVATION5 ov $ I i. OW 1 °2"" 1 1 iii � '� - - - — ' — L_ .�_ .e�_ � - -° `= - -J. — J arm= Erneamtea cm im: 1s11s11111mwQ•110111111®111141d Q111111 191111111111111111 1.P.RMIMMINIIIIIMIIIIIIIII Plall11111ir ®®111151 0©1m ®1• ©•® 3" 11®1® IM ®11 91/12113 =lig! S i iiiii1111151111111•111121111111•11 • ' ! 1 ® ®� , . EWE ` MEI� ' sY;. vS�: 1 ©2111 =11 ®�I © tiii ® ®s ®sue ® ®® r Is Iiiiiiimunimmunonmenoi en memen m WMiiii®i ‘IIRMIII 1111 II III !i® CIS ® ®Iaa ®CI�u�l ® ®�11 ®1� ®111 1® I®r l : � � SEM INS I UM PER .. I : ,Rec "IN 411 .11_1 •,]T■•UA -omoomi lip L1rlommumit. ScAL e. ILtoie _viRGED :.RARTIAL ELEVATION; I. Dryvlt or No: 1 I 2. Oryvlt Color No. 2;- 3. :Window Frame Entry).' •1(a . (level . 1 2) i curtain veil •�f 5 . 'Glazing 't .((level 34i) _ 4.4xcent curtain vatl• areas) , GL. 9 It EfI;.I4 T ELEVATION. - V poi' TYPICAL NOTGoa .Dover Sky Forest Eve Acorn White Factory Finish uC 45390 Colonial BeIge PPG Industries 5/B insulated glees Exterior to have,,gray tint; .PPG 550-20 (2) Gr'ay)' • .: Spandril glass to lateh.vhere ',regutrfd1 ::: Chr ou := Glazed Ceranlp ni e by BUchtal "i+j •:�,,, ; ;� • ,Cnitoi ;chic}•- to. ai tcla:th'raaa .:.F11 3 I III I III I III P II I IP110 I III I '0 l ! ! I III I III I .,..�x. 1 3 OE` Se nL Le 92 Se 9 II L '�'�'�C'���L, 22 lL _1114 1BIIIU4611iJ�AI!hB pir6 lB p l !q ' }�0 1 014 U1J! °IH • IpllilllillI(piI!I!llilUj HHHImpoHHHHHHIH uilfpllliluipHlll 4 5 6 7 1 _ . 9 10 11 - 47.7,. 12 11 1F THIS MICROFILMED DOCUMENT iS LESSI1 CLEAR THAN THIS NOTIC IT IS DUE TO O THE UAUALITY THE ORIG DO CUMENTIL a a L a a v Ca 1 —.0 • ji'7i u14i� l - 11”luBlm -2 4)M6111 - 4 irp i441 0md 401film lN�md 0#100inilmil _..r rim.--✓.:" v' Y.' v' V"`. i^• �r•-^ �i^— �i'_ 'tir••....- .�i:--- •".- ^`:«.:� -1— 41 A4 . . . 0 • PI) LAWN EA. r■rie inffED _.176 I f 5EA5ONAt GOvetk AU PLANT LIST TOANTITY SYMBOL BOTANICAL/CONMON MAME SIZE CONOITICM . 2 CD Cedrus Deodara/ Deodar Cedar 13 IC Tsuga Canadensis/ Canadian Hemlock 19 Al Azalea 'Tangelo'/ NCH • 73 HG Berberis gladwynensis 111111am Penn'/ W 11 m enn Ba erry AR Acer rubrum 'Red Sunset'/ 3 cal. B&B Red Sunset Red Maple 20 CO Carpinus betula/ European Hornbeam 12 CL Cupressocyparis leylandli Leyland Cypress 47 FO Fraxinus Oxycarpa 'Flame'/ Flame Ashpress 4 PS Prunus serrula/ Birch bark cherry 52 PH Prunus yedoensis/ 2' cal. BOB Yoshino Flowering Cherry 14 PSA Prunus serrulata 'Amanagawa'/ 2' cal. B&B Yoshlno Flowering Japanese Cherry 35 PH Pseudotsuga menziesii/ 8'.10' ht. BOB Douglas Fir 4 QP Quercus palustris/ 3'4-1/2' BOB Pin oak 112911 87 AU Arbutus unedo/ Strawberry tree All Azalea 'Hinodegerl'/ NCB Zio in HH *It 051; — rov khr0 pA 1012' ht. BIB 840' ht. • BIM (1:11 shape 11 ht. BIB 10'42' ht. B&B 6'43' ht. BOB 2-1/2' cal. BOB 2' cal. B&B container container container container container full shaped well branched well branched well branched well branched well branched well branched well branched well branched full shaped full shaped full shaped full shaped well bianched well branched 1.-/& INF "TYP mmumosmoulgialuniiiiimmoiltioneramo VA' 6,1/.44 • 4gEr7 CALA/ CpcA 50; MAO — -.116talfg.1- - Af- 1 tlAi 11111117VMACIWAIMEIVOIOUV 111.119 Adialkual Aii,x6E3 iskyruleA,76 6441.16.0a owm) iye 7: C IA: r E vi WAY A .1 f 011 - *NW ra :40" MI EMI 1 4, I goa up • - 1..:r.e4'FA/-'(i if , 51 4 1,1e. SITE PLAN SCALE: r ( JT ) ri L ijH de.Avege PLANT LIST (cont.) 120 CM Coloneasier microphylla/ Rockspray cotoneaster 1 13 kuoni Compact./ Waif Winged EtIonrum 69 IC Ilex crelata 'Green Island'/ Greif, Island Japanese Holly 42 OD Osmanth1.4 delavayl/ Delavay osmanthus 10 PTR Parthenocissus tricuspldata/ Boston Ivy • 114 PF Photinia frasery Fraser's photlnla 401 PL Prunus 11Irocerasus 'Zabollana'/ Zabel English Laurel 35 All , Rhododend-on 'Hotel NCH 14 RC Rhus typh ha/ Smooth somac j BROUNDTER Oa cuc 1111 fedora helix 'Ilaltica'/ Baltic Ivy HH 'fedora helix 'Oallica Baltic Ivy P1 Pachysandra terminalis/ Japanese Spurge 5012 LAUN 18'44' I gal. 113*-24" 5 gal. 21".24" 5 gal. 1 gal. 4* pot 1 gal. container container container container container container g!fl.^411 • Bev 1 10 Ide.,rag 0 - -77> container full shaped container full shaped container full shaped full shaped full shaped full shaped full shaped full shaped full shaped container 24" o.e. 18' a.c. container 18" o.c. • W rhF 111-Pr- 1 3 4 5 6 7 8 9 10 11 ....... 12 1 , )' .0THE UALITY OF THE ORIGINAL DoCUMENT I . 0 L a j4,1ANnilliila a i I 1 1 1 iilailleil Iii I 1 il I 411 ill 19 Oe 62 Be La 92 22 42 22: 22 -,,,,..10114,04,01041,4 iiI I 411,11114AwAg 4hdh0191„. 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