HomeMy WebLinkAboutPermit 86-16-SPE - NENDEL'S - COOPERATIVE PARKING SPECIAL PERMISSION
15901 west valley highway
Permit 86-16-SPE - NENDEL'S - COOPERATIVE PARKING SPECIAL PERMISSION
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Planning Commission
December 18, 1986
Page 4
MR. KIRSOP MOVED TO MAKE THE BOARD'S DECISION ON APPLICATION 86-
53-SMP SEGALE TO BECOME EFFECTIVE WITH THE EXPIRATION OF THE SEPA
PERIOD UNLESS SIGNIFICANT OBJECTIONS ARE FILED, AT WHICH TIME THE
APPLICATION WOULD AGAIN BE REVIEWED. MR. SOWINSKI SECOND THE
MOTION WHICH PASSED UNANIMOUSLY.
86 -16 -SPE AND 86 -50 -SPE: NENDELS INN Mr. Pace pointed out the
applicant was not present for these two items on the agenda.
86 -50 -SPE NENDELS INN - After some discussion it was determined
that this application would be tabled until the January 22, 1987
meeting.
X86 -16 -SPE; NENDELS INN! - Ted Dahl requests approval of a coopera-
tive parking facility for Nendels Inn.
Mr. Pace reviewed the proposal recommending approval of the
application.
Discussion ensued on the configuration of parking.
DIRECTOR'S REPORT
MR ORRICO< MOVED AND MR ' < :: KIRSOP SECONDED —A M0T,IONF ;rT,Q. RRROY,E
, APPLICATION 86-16-SPE .:NENDELS INN FOR A,.. COOPERATIVE, -PAR rNG''
"' A ACILI'TY LBETWEEN THE INN AND THE::, RESTAURANT A ND ADOPT THE
FINDINGS A ND CONCLUSIONS OF THE STAFF REPORT. MOTION PASSED
UNANIMOUSLY.
Review of Planning Commission's meeting time. It was pointed out
that the time limit for a meeting is 10:30 pm. It was suggested
that if staff can see that a particular agenda is going to be
particularly long, they should inform the Commission in advance
in order to begin earlier. After some discussion, the consensus
was to keep the 8:00 p.m. meeting time.
Mr. Pace pointed out that a new Commission member has been
appointed, Jim Haggerton.
He further informed the Commission that a work session with the
City Attorney is scheduled for the third week of January. More
training and information sharing is planned for 1987 utilizing
the budget for this type of activity.
Mr. Knudson was in favor of staff informing the Commission of
pertinent conferences, seminars, etc. available for the Commis-
sion's participation.
19
06
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
MEMORANDUM
TO: Planning Commission
FROM: Planning Department
DATE: November 13, 1986
SUBJECT: 86- 16 -SPE: NENDEL'S COOPERATIVE PARKING
Background
The Nendel's project has been completed and includes the following uses:
- 147 hotel rooms.
- a 10,613- square foot restaurant (Victor's) with lounge.
- conference rooms with a total occupancy of 376.
The entire site is developed except for a 10,500 square foot landscaped
parcel in the center of the site (Exhibit A). The combined parking
requirement for all these uses is 356 (Exhibit B). The applicant is pro-
posing and has striped 343, which is a deficit of 13 stalls or 3.6% of the
requirement.
The applicant has submitted a chart of a parking count for a one -month
period. The first column lists the date of the months in August and Sep-
tember. The second column the number of cars parked in their parking lot.
The third column the number of rooms rented. The fourth column is the num-
ber of guests registered. And the fifth column is the percentage of people
registered with cars (Exhibit C).
The staff believes that the f a c i l i t y and mix of uses as developed in one
structure serves as a joint use facility. A high percentage of users of
the hotel will also be users of the restaurant and /or conference rooms.
The exact percentage is not clear but the 3.6% shared parking proposal
would seem to be a reasonable number that will not adversely affect the
abutting properties.
..�:
November 13, 1986
Page 2
Recommendation
The staff recommends that the. Planning Commission approve the 3.6% or
13 -space deficit with the understanding that such action is taken in the
public interest.
oira Carr Bradshaw
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Nendels Motel -
* Meeting Rooms - 376 Mezzanine 1st Floor
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cc: Ted Dahl
MEMORANDUM
Total square footage for both office spaces.
Total occupancy of conference space and lounge.
• ..
TO: Building Permit #4310 - Nendels; #4179 — Victor's Restaurant
FROM: Moira Carr Bradshaw
DATE: October 30, 1986
SUBJECT: PARKING PER TMC 18.56.050
Rooms - 147 units (one space per room) 147
Conference Space - 376 occupancy load *
(1 space for every 4 persons)
Office - 520 sq ft 790 sq ft ** 2
Victors Restaurant -
Gross floor area - 9024 sq ft (1 per 100 sq ft)
Office - 270 sq ft
Lounge - 1319 sq ft - 87 occupancy load 463 occ * ** 116
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
REQUIRED
PARKING SPACES
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P.M. BELLPERSON-
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Due tb a liability factor the p.m. bellperson needs to COU
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all the cars, vehicles thattare parked on property at 9;00
daily for one month. Begin tonight. Log them on this she
47
Mr. Chinn will take his information from this.
;In
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
TUKWILA PLANNING COMMISSION
Minutes of the April 24, 1986, Planning Commission meeting.
Chairman Knudson called the meeting to order at 8:05 p.m. Other com-
missioners present were Mr. Coplen, Mr. Sowinski, Mr. McKenna, Mr. Kirsop,
and Mr. Larson. Representing staff were Moira Bradshaw and Becky Kent,
Planning Department.
APPROVAL OF MINUTES
MR. SOWINSKI MOVED TO APPROVE THE MINUTES OF THE APRIL 10, 1986, PLANNING
COMMISSION MEETING. MR. LARSON SECONDED THE MOTION, WHICH PASSED
UNANIMOUSLY.
PUBLIC HEARING
A. 86 -16 -SPE: Nendels Tukwila Associates, requesting approval of a
cooperative parking facility for a proposed office building and
151 room hotel with associated conference center and restaurant in
the southwestern corner of the intersection of S. 158th Street and
West Valley Highway.
Ms. Bradshaw summarized the staff report and recommended the Commission
continue the item to allow the applicant time to provide more information.
John Cheney, architect, 303 Vera Street, Mount Vernon, WA 98273, requested
guidelines and thought from the Commission regarding the cooperative
parking agreement proposal.
Ted Dahl, developer, 2230 Rucker Avenue, Everett, WA 98201, indicated their
concern as a developer to provide adequate parking for the facility.
Chairman Knudson closed the public hearing.
MR. SUWINSKI MOVED TO CONTINUE APPLICATION 86 -16 -SPE TO THE NEXT MEETING OR
UNTIL THE INFORMATION IS PROVIDED. MR. KIRSOP SECONDED THE MOTION, WHICH
PASSED UNANIMOUSLY.
E X H I B I T
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
86- 16 -SPE: Nendels
AGENDA ITEM
INTRODUCTION
The developer of the Nendels Motor Inn is currently developing his site on West
Valley Highway with a motel, conference facilities, and restaurant. Parking
requirements for these three uses encompass the majority of the approximate 5.5
acre site. The developer is proposing an additional office use component to the
existing mix of uses. The proposed use is an approximate 40,000 square foot
office structure located in the northeast portion of the site. It has become
clear, that the site cannot satisfy the parking requirements for the proposed
tenant mix. Therefore, the applicant has requested a cooperative use of parking
based on the characteristics of the individual uses of tenant mix. (Exhibit A)
FINDINGS
1. The current site plan for the subject parcel provides the minimum number of
parking stalls for the motel /conference /restaurant uses.
2. An approximate 40,000 square foot office building would require approximately
100 additional parking stalls.
3. TMC 18.56.070 provides a method for Planning Commission approval of
"cooperative parking facilities" in multiple occupancy developments. The
total requirements for off - street parking and loading facilities shall be at
least the sum of the requirements for the greater of the uses (operating) at
any one time or as deemed necessary by the Planning Commission.
CONCLUSIONS
1. Under provisions of TMC 18.56.070, the Planning Commission has a number of
optional approaches to consider in deciding to approve a cooperative parking
facility:
A) Alternative One: "Full -code compliance"
This alternative could require denial of the cooperative parking concept,
and in this case would preclude development of the proposed office
building on the site.
]S'
86- 16 -SPE: Nendels
April 24, 1986
Page 2
B) Alternative Two: "Greatest sum of the uses"
(21 /PC.INN)
t
As stated in TMC 18.56.070, a cooperative parking facility must reflect full
code compliance for the sum of all tenants open for business at any time.
The applicant has not supplied the hours of operations for the various uses.
It is assumed by staff that the Motel is a 24 hour operation and requires 153
parking stalls.
It is assumed that the conference rooms would have daytime and evening hours
and the required parking is 75 stalls.
The restaurant, it is assumed, will have day and evening hours and is required
to have 113 stalls.
The exact square footage for the office is not available at this time, but the
developer has proposed a 40,000 square foot office which requires 100 parking
stalls. The hours for the office use would be generally 8:00 a.m. to 5:00
p.m.
From the above cursory analysis, it would appear that a shortage would occur
during the day from 8:00 a.m. to 5:00 p.m. when all four uses will be active
and a possible deficit of 100 parking spaces could occur under maximum occu-
pancy.
C) Alternative Three: "Planning Commission discretion"
The Planning Commission may, under the language of TMC 18.56.070, reduce
parking requirements below the greatest sum of the uses when circumstances so
warrant. Accordingly, the applicant has prepared a narrative justification
for allowing the simultaneous operation of the motel, conference, restaurant
and office uses.
Staff feels that the narrative should be supported with actual studies and
survey of similar uses and the proposed mix of these. The hours of operation
and peak period parking demand for similar motel and restaurant operations
utilizing van service and the demand for the type of conference facility in
the motel.
CONCLUSIONS
Staff feels that a parking analysis for the proposal needs to be completed by the
applicant. The Planning Commission should have documentation prior to exercising
any discretion in establishing a parking level less than what is currently
required.
April 9, 1986
Dear Sir;
Mr. Brad Collins
Director of Planning
City of Tukwila
Tukwila, Washington
`.
JED Corporation
2230 RUCKER AVENUE
EVERETT, WASHINGTON 98201
206 -252 -6300
206- 252 -1593
RECEIVED
CITY OF TUKWIL\
I P F; 1986
SuiLDIN( D r:.
As you know, we are presently constructing a 147 room hotel at 159th
and West Valley Road. We currently are in the application stage of obtain-
ing a building permit for an accompanying restaurant, and will, in the near
future, be applying for permits to build an office building of approximately
40,000 square feet.
All of which brings me to the purpose of this letter.
According to code, we are required to provide 117 parking places for
the restaurant and an additional 243 for the hotel and its meeting rooms.
This effectively leaves us no room for parking for the office building.
Since the uses are so different, the restaurant being largely a day-
time and early evening facility, the meeting rooms being almost totally
daytime, the office building totally daytime and the hotel almost totally
nighttime, we feel we have good and ample justification for asking for
cooperative parking between the three facilities.
Let me give you a specific example. We built a restaurant in Everett
and provided parking as required. It is a busy, high volume restaurant.
A year later we built a hotel /convention center (approximately the same size
as our Tukwila facility) on the adjacent property and provided parking accor-
ding to code. The parking lots are contiguous and as a result the hotel
guests park in the restaurant lot and vice versa. We also widened two streets
and provided curbside parking for both the restaurant and hotel /convention
center. We also retained another 40,000 square feet of property to provide
additional parking if needed. This proved to be totally unnecessary since
the parking lots have never once been full in spite of the fact that the res-
taurant is very busy and the hotel has had many nights in which the occupancy ran
95 -100 %. As a matter of fact, the curb -side parking (which the city required)
is used almost exclusively by park- and -ride groups who park in the morning,
catch a ride to Boeing or someplace., and pick their cars up in the afternoon.
EXHIBIT A
April 9, 1986
Page - 2 - Contd.
"`,
JED CORPOR
. E. Dahl
President
The total development in Everett sits on a property consisting of
123,416 square feet and the square footage of the two buildings totals
70,000 square feet. The Tukwila property consists of approximately 5.5
acres and the building totals 88,000 square feet. Applying the Everett
formula (which we know works) to Tukwila, our project here could theoret-
ically be built on 155,151 square feet of property.
However, other factors weigh the situation in Tukwila even more
strongly in favor of cooperative parking.
In Everett we have virtually no airport traffic. Our hotel guests
are typically commercial travellers, one person to a car and one person
to a room. In Tukwila, to the contrary, we expect that about 45% of our
business will come from Sea -Tac Airport and will be serviced by hotel vans.
This will involve no automobile parking requirements whatsoever.
Further, in Everett our experience shows that night time use of the
meeting facilities is minimal and what there is usually consists of such
things as wedding receptions, class reunions, etc. which are normally held
on Friday or Saturday nights which are traditionally the slowest hotel
room sales nights of the week.
All this notwithstanding, it is in our best interest to provide an
adequate amount of parking for our guests. Nothing would lose customers for
us more quickly than for them to be unable to park. By the same token, it
is not good business to provide a parking lot so large that it always appears
to be empty.
We have designed a facility that will meet the demands of our hotel and
restaurant guests as well as meeting those of the tenants of our planned
office building. At the same time it will make economic sense to the owner
and will considerably increase the tax base of Tukwila.
Please advise me if more specific information is needed for you to act
on this application.
Very truly yours,
AGENDA ITEM
.. .
PLANNING COMMISSION
STAFF REPORT
•
•
CIT OF TUKWILA
PLANNING DIVISION
86- 50 -SPE: Nendel's Inn
INTRODUCTION
Ted Dahl, Nendel's Inn, requests an increase of sign area for the existing free-
standing sign at the motel on West Valley Highway. The additional sign area is
for a readerboard which requires the Planning Commission approval.
On June 26, 1986, the Planning Commission approved the existing freestanding
sign. An issue raised then was of what constituted sign area. Since then staff
and the applicant concurred that the existing sign area should be based upon 85
square feet.
Still unresolved is the four letter "N's" on top of the building. These letters
are signs which need to be removed.
FINDINGS
1. The applicants street frontage exceeds 400 feet which would permit a maximum
freestanding sign area of 100 square feet (TMC 19.32.140.C).
2. Nendel's Inn is located in the Freeway Interchange Business Sign District
which allows hotels to increase freestanding sign area by 25% (TMC
19.08.080). 25% x 100 sq.ft. = 25 sq.ft. additional sign area for •a total
of 125 sq.ft.
3. The existing sign contains 85 square feet of sign area, which would permit
the readerboard to be 40 square feet of sign area to meet the permitted sign
area of 125 square feet.
CONCLUSIONS
1. The sign meets the definition for a Freeway Interchange sign.
2. The total sign area for the freestanding sign would not exceed the maximum
125 square feet.
RECOMMENDATION'
Staff recommends the request to increase the sign area for a readerboard be
approved, subject to the sign permit for the readerboard not being issued until
the existing signs at Nendel's Inn comply with the sign code.
err
86- 50 -SPE: Nendel's Inn
Page 2
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Planning Commission
Meeting Minutes
April 24, 1986
Page 2
BOARD OF ARCHITECTURAL REVIEW
A. 85- 35 -DR: Nendels Tukwila Associates, requesting approval of ele-
vations and site plan for the associated restaurant of the 151
room hotel and conference center at the southwestern corner of the
intersection of S. 158th Street and West Valley Highway.
Ms. Bradshaw summarized the staff report, eliminating staff's recommen-
dation 1 due to submission of a revised site plan showing compliance with
the recommendation.
John Cheney, architect, 303 Vera Street, Mount Vernon, WA 98273, described
the proposed restaurant and sitelines for pedestrians and motorists of the
garden room roof treatment.
The Board discussed roof treatment of the building.
MR. KIRSOP MOVED TO ACCEPT THE REVISION TO THE SITE PLAN AS PRESENTED FOR
APPLICATION 85- 35 -DR, WITH THE FINDING THAT THE ARCHITECT ADEQUATELY
ADDRESSED THE CHANGE OF ELEVATION AND ROOF TREATMENT. MR. SOWINSKI
SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
B. 86-13-SMP/DR: Segale, Mario A. Segale requesting Board of
Architectural Review and approval of a two story building on the
southeast corner of the intersection of S. 180th Street and
Andover Park West.
Ms. Bradshaw summarized the staff report noting that the applicant has pro-
posed changes to the site plan which would affect recommendation 1.
Ann Nichols, Segale Business Park, 18010 Southcenter Parkway, Tukwila, WA
98188, presented a revised site plan (Exhibit E), landscape plan (Exhibit
F) photograph of a similar building (Exhibit H), and a photograph of light
standards (Exhibit G). She described the lighting and lighting fixtures,
and submitted a letter to staff regarding easements. She also discussed
the proposed motor bank structure.
The Board discussed lighting and traffic circulation.
MR. LARSON MOVED TO ACCEPT APPLICATION 86- 13- SMP /DR, ACCEPTING STAFF'S
FINDINGS AND CONCLUSIONS, WITH THE FOLLOWING CONDITIONS:
1. REVISION OF SITE PLAN TO INDICATE A LOADING SPACE.
2. PEDESTRIAN LINKAGE TO CHRISTIAN GREENBELT TRAIL ON S. 180TH STREET.
3. ELEVATIONS OF LIGHTING STANDARDS FOR BUILDING AND PARKING LOT.
Planning Commission
Meeting Minutes
April 24, 1986
Page 3
OTHER BUSINESS
4. ELEVATION OF DUMPSTERS WITH FOUR SIDED ENCLOSURE.
5. COLOR OF TINTED WINDOWS WITH A MAXIMUM ALLOWABLE REFLECTIVITY OF 20
PERCENT.
6. ELEVATIONS OF ASSESSORY MOTOR BANK FACILITY PER BAR APPROVAL.
MR. MCKENNA SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
C. 86- 14 -DR: Tukwila Heights Apartments, Dominion Developments, Inc.
requesting Board of Architectural Review and approval of a 66 unit
apartment complex on the south side of S. 152nd Street at its
eastern terminus.
Mr. McKenna stepped down from the Board due to his previous business con-
tacts with the applicant and left the chambers.
Ms. Bradshaw summarized the staff report and listed an additional recommen-
dation regarding a survey of significant trees on the site and their imple-
mentation into the site and landscape plan.
George Berry, 5911 Richards Street West, Tacoma, WA 98467, described the
proposal and presented pictures of a similar project. (Exhibit I)
Ryan Thrower, Sunwood Homeowners Association, 15232 Sunwood Boulevard,
Tukwila, WA 98188, was concerned with the scale of the project, com-
patibility of design, colors, composition of roofs and dumpsters with
Sunwood, fencing, a trail system, greenbelt, recreation areas and siding.
Luanna Pullman, 5910 S. 149th, Tukwila, WA 98188, was concerned with the
density and quality of apartments in the area, and green and tree areas.
Mr. Berry described the proposed recreation areas.
The Board discussed modulation, roof treatment, and overall building
design.
MR. LARSON MOVED TO CONTINUE APPLICATION 86 -14 -DR TO MAY 15, 1986, 8 :00
P.M., TO ALLOW APPLICANT TO REVISE THE BUILDING DESIGN TO ADDRESS
COMPATIBILITY WITH SURROUNDING NEIGHBORHOODS. MR. KIRSOP SECONDED THE
MOTION, WHICH PASSED UNANIMOUSLY.
Mr. McKenna rejoined the Board
Ms. Bradshaw presented proposed revisions to the recreation building in
application 85- 29 -PRD, Ryerson, and requested if the Board wished the pro-
ject be brought back for review.
Planning Commission
Meeting Minutes
April 24, 1986
Page 4
Moira Carr Bradshaw
21/PC4 -24
The meeting adjourned at 10:40 p.m.
TUKWILA PLANNING COMMISSION
rna::6orvial.:S:2. 11912 71: L ?5::'IVSN."!AMT,;^:imlY;utasmar Jar.,...... .vtmuarnrettAriv,wi AIVIM 1 T.P. "CiegOI`_{.�`t
MR. COPLEN MOVED THAT THE STAFF REVIEW THE REVISIONS. MR. LARSON SECONDED
THE MOTION, WHICH PASSED UNANIMOUSLY.
CITY COUNCIL ACTIONS
Ms. Bradshaw reviewed Schneider Homes, Singleton Conditional Use Permit,
and the "High Tech" zoning code amendment.
ADJOURNMENT
MR. MCKENNA MOVED TO ADJOURN, MR. SOWINSKI SECONDED THE MOTION, WHICH
PASSED UNANIMOUSLY.
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NOTICE IS HEREBY GIVEN that the Tukwila Planning Commission has
fixed the 24th day of April, 1986, at 8:00 p.m. in the Council
Chambers of Tukwila City Hall, 6200 Southcenter • Boulevard,
Tukwila, Washington, as the time and place for:
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of Tukwila
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6200 Southcenter Boulevard
Tukwila Washington 98188
COW 800
Gary L. VanDusen, Mayor
Notice of Public Hearing and Meeting of the
Tukwila Planning Commission
Public Hearings
TIIIIIIIIMOIE47TM4eittelgiwT t:6 requesting approval of a
cooperative parking facility for a proposed office building and
151 room hotel with associated conference center and restaurant
in the southwestern corner of the intersection of S. 158th Street
and West Valley Highway.
Public Meetings.
86-13-SMP,DR: Segale, Mario A. Segale requesting Board of
Architectural Review and approval of a two story building on the
southeast corner of the intersection of S. 180th Street and
Andover Park West.
86-14-DR: Tukwila Heights Apartments, Dominion Developments,
Inc. requesting Board of Architectural Review and approval of a
66 unit apartment complex on the south side of S. 152nd Street at
its eastern terminus.
ociates, requesting approval of
elevations and site plan for the associated restaurant of the 151
room hotel and conference center at the southwestern corner of
the intersection of S. 158th Street and West Valley Highway.
Any and all interested persons are invited to attend.
Published: Record Chronicle, April 13, 1986
Distribution: Mayor, City Clerk, Property Owners/Applicants,
Adjacent Property Owners, Files
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site plan