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HomeMy WebLinkAboutCOW 2014-04-28 Item 4B - Ordinance - Amendment to 223 Andover Park East Development Agreement with South Center WA LLCCOUNCIL AGENDA SYNOPSIS 1 ntials *Ieetu,g Date Prepared IQ" Mayor' review Council review 04/28/14 DCS development development. agreement with 05/05/14 DCS 04/28/14 Mtg Motion Darr Q Bid Aavard ll7tg Date ❑ Other Mtg Dale CATEGORY ORY Dijcussion III Resolution 1 / Ordinance ly Public Hearing Artg Dale ITEM INFORMATION ITEM No. 3B& 4B STAFF SPONSOR: DEREK SPECK ORIGINAL AGENDA DATE: 04/28/14 AGENDA ITEM TITLE Approve an amendment for the 223 Andover to the Park East development development. agreement with South Center WA, LLC 04/28/14 Mtg Motion Darr Q Bid Aavard ll7tg Date ❑ Other Mtg Dale CATEGORY ORY Dijcussion III Resolution 1 / Ordinance ly Public Hearing Artg Dale Alts Date 11,1 tg Date 5/5/14 lilts Date 04/28/14 SPONSOR ❑ Council ❑ DCD ❑ Finance ❑ Fire 1 1 IT ❑ Yid! /l Ma_yor • I -fR ❑ P . M Police SPONSOR'S This item is to amend the development agreement for the property at 223 Andover Park SUMMARY East, formerly the Circuit City site, to facilitate a new development known as Washington Place. The Council is being asked to hold a public hearing and to consider and approve the ordinance and amendment to the development agreement. REVIEWED BY ❑ COW Mtg. ❑ Utilities Cmte DA1 h: 04/15/14 // CA &P Crnte L) F &S Cmte ❑ Transportation Cmte ❑ Parks Comm. [] Planning Comm. COMMITTEE CHAIR: DUFFIE ❑ Arts Comm. RECOMI IENDATIONS: SPONSOR /ADMIN. COMMITTIiE Mayor Forward to Committee of the Whole COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 04/28/14 MTG. DATE ATTACHMENTS 04/28/ 14 Informational Memorandum dated 4/23/14 Proposed Ordinance Proposed Amendment to the Development Agreement Technical Memorandum for Parking Analysis by Transpo Group dated 4/2/14 Letter from ACE Parking Schematic design plans Minutes from the Community Affairs and Parks Committee meeting of 4/15/14 5/5/14 2 City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: City Council FROM: Derek Speck, Economic Development Administrator DATE: April 23, 2014 SUBJECT: Washington Place Development Agreement Amendment [New memo composed after Community Affairs and Parks meeting] ISSUE The owners of 223 Andover Park East would like to construct a building with a hotel and apartments or condominiums and have requested an amendment to an existing development agreement in order to modify the City's zoning and sign code requirements for this project. BACKGROUND In March 2013 the City executed a development agreement with South Center WA, LLC so that the owner of 223 Andover Park East (the former Circuit City site) could construct a building up to 180 feet tall and that included apartments or condominiums. Since that time, the developer has continued to refine the project plan. Recently, the developer submitted an application for the City's design review process which is tentatively scheduled to be considered by the Board of Architectural Review (BAR) on May 22, 2014. As currently proposed, the project does not meet certain zoning and sign code standards. Therefore, the City Council would need to approve an amendment to the development agreement allowing modifications to those standards to enable the BAR to consider the project. DISCUSSION Due to the unique nature of this project, there are three areas in which the project needs flexibility from our zoning code: number of parking stalls, area of open space, and building height. Additionally, the proposed project needs flexibility regarding the sign code, especially regarding building mounted signs. Parking — As shown in the table below, the proposed project would include 370 residential units, 189 hotel rooms, and 499 on -site parking stalls, The developer hired the Transpo Group to estimate the parking demand and their technical analysis is attached. Transpo estimated a daily peak parking demand of 340 stalls for the residential units and 118 stalls for the hotel for a combined total of 458 stalls resulting in 40 extra stalls. The City's current zoning would require 939 stalls. Staff recognizes that this parking standard was based on a suburban, low -rise, non- transit oriented development style of apartment building and is excessive for a project in the core of the Urban Center. As currently proposed, 5 INFORMATIONAL MEMO Page 2 the Southcenter Plan and related TUC zoning changes would require 594 parking stalls. Under that code, the project would be short 96 stalls. The key question is whether the proposed project includes sufficient parking. It is a challenging question because this type of multi - family development doesn't exist anywhere in South King County. The main concern is that if the project has insufficient parking that the residents or hotel guests would park on adjacent lots without permission. Although staff would feel more comfortable if the project included more parking, staff acknowledges that adding a floor to the parking garage would be very expensive. It is commonly accepted that the cost of constructing a parking garage is approximately $30,000 per stall. It is possible that the cost would make the project financially not viable. The following are reasons why the parking may be sufficient: (a) The Transpo Group's estimate may reflect the actual demand, Transpo Group based its estimate of parking demand for the residential units on King County's Right Size Parking Calculator, which is a tool designed for these types of projects. The developer also plans to charge the residential tenants separately for parking stalls which may reduce the number of vehicles tenants use. The hotel guests may not all need parking since the hotel will operate an airport shuttle and some rooms may be contracted for airline employees who would not have cars. (b) Some other successful high -rise apartment buildings have similar or less parking. Many apartments and hotels in Seattle have even fewer parking spaces than proposed for this project. However, Seattle has significantly more amenities and jobs within walking and transit of those other apartments. Seattle also has some paid street parking and paid private parking lots which can serve as extra parking. (c) The developer has a strong interest to ensure sufficient parking. Without it, they may have a hard time getting financing or a hotel operator. (d) The developer and property manager can implement a valet parking service when demand exceeds supply. As currently configured, the project could fit an additional 44 parking stalls on site if valet service is implemented that stacks the cars. Attached is a letter from ACE Parking describing how this plan could work. (e) The risk to adjacent properties if there is insufficient parking or if the developer doesn't implement a valet parking service would be relatively minimal. This site is not close to a single family residential neighborhood and commercial property owners could have cars towed if necessary. Parkin. Com.arison Developer Proposal City Requirement Units Daily Peak Demand Parking Stalls Current Proposed Residential Studio 154 308 154 One bedroom 150 300 150 Two bedroom + den 63 126 95 Three bedroom 3 6 6 Subtotal 370 340 411 740 405 2 6 INFORMATIONAL MEMO Page 3 Hotel 189 118 88 199 189 Subtotal 559 458 499 939 594 Hotel adjustment (57) Stacked valet stalls 44 559 458 543 939; 537 That being said, staff still believes that the residential parking requirements proposed for the Southcenter Plan are the minimum necessary for this project. Those requirements would be 1 stall per studio, one stall per one bedroom, 1.5 stalls per two - bedroom, and 2 stalls per three - bedroom unit. Regarding the hotel parking, the proposed Southcenter Pian would require one stall per hotel room. Transpo's analysis has merit; however, staff supports a maximum reduction from one stall per hotel room to 0.7 stalls per hotel room based on Tukwila's general hotel occupancy level of 70 %. Using the proposed Southcenter Plan for the residential parking requirement, assuming a 70% occupancy level for the hotels with one stall per occupied hotel room, and counting 44 stacked stalls enabled by valet parking, the project would exceed the required on -site parking by six stalls. It would be necessary for the valet plan to be approved by the City Administration and Fire Marshall to ensure the stacking would comply with the need for Fire access and be operationally feasible. Open Space — The City's current zoning code requires 200 square feet of recreation space per residential unit for use of the residents which would total 74,000 square feet, which would be nearly equivalent to 50% of the lot area. The City's proposed Southcenter Plan zoning would require 10% of the residential floor area to be "open space" which would equal 20,800 square feet, which is nearly the equivalent of one entire floor. Plus, the proposed Southcenter Plan would require 25 square feet per hotel room, which would be 4,725 square feet. The project as proposed has over 14,000 square feet of common space for the hotel primarily related to the hotel lobby, bar /cafe, swimming pool, second floor roof deck, and meeting rooms. If counted as "open space ", the common space easily exceeds the 25 square feet per guest room requirement. The project as proposed has over 16,900 square feet of common area space for the residential portion. Most of the common space is on the nineteenth floor which includes a clubhouse with a flexible room comprising a kitchen and area for meetings, lounging, dining and playing games. It also has an exercise room, a hot tub, and an outdoor area with seating /lounging, barbecue grills, and an outdoor fireplace. The ground level includes a residential lobby, an outdoor pet area, and a fifteen foot wide tree lined sidewalk with bench seating. Given the location of this project, there is significant indoor and outdoor space for socializing and recreation within walking distance such as an exercise club, a bowling alley, the largest indoor mall in the Pacific Northwest, sidewalks, the Green River bike and pedestrian trail, the Interurban bike and pedestrian trail, and Bicentennial Park. 3 7 INFORMATIONAL MEMO Page 4 Staff supports the amount of common space as proposed by the developer and recommends that the development agreement treat the common space as open space with a minimum requirement of 25 square feet per hotel room and 45 square feet per residential unit. Building Height In early 2013 the City approved a development agreement for this project to entitle the building to be up to 180 feet in height. That was based on a seventeen story building which did not include a clubhouse on the roof. The project has evolved from that earlier concept and now includes eighteen stories plus the roof top clubhouse. In addition, the developer is negotiating an agreement to operate the hotel as a Four Points by Sheraton and Sheraton has requested some additional height on the second floor (mezzanine level) so the meeting rooms can have higher ceilings. Staff supports entitling the building for additional height up to 190 feet. This site is in the core of Tukwila's Urban Center and is a good location for more urban type of development. Higher ceilings provide a higher quality experience for the meeting rooms and the roof top club house is an amenity that improves the entire project. Since the intent of the additional 10 feet is to enable higher ceilings and the clubhouse, the proposed amendment to the development agreement would not allow residential units or hotel rooms on the nineteenth floor. Signage — The developer has proposed signs that exceed the size currently allowed by the City's sign code on the north and west faces and on the canopy above the main hotel entrance and apartment entrance on the east side as shown in the attached elevations and renderings. North Face: The developer originally proposed a wall sign of 840 square feet, which is shown in the attached elevations. Assuming the project has a public entrance on the north side, the sign code allows a sign up to 150 square feet. West Face: The developer originally proposed a wall sign of 840 square feet. Assuming the project has a public entrance on the west side, the sign code allows a sign up to 150 square feet. East Face Canopy: The proposed sign lettering is 3.5 feet in height whereas the sign code allows lettering up to one foot in height. Although the developer has not requested signs on the parking garage, the sign code would allow two signs on the north face of the parking garage and two signs on the west face of the parking garage. Each of the four signs could be up to 288 square feet. It is unlikely that signs on the parking garage would be clearly in view from Baker Boulevard or other public street. The City's sign code was created in the context of our current built environment without specifically anticipating large and tall buildings like this project. As such, limiting the wall face signs to 150 square feet is too conservative. Larger signs may improve wayfinding, marketability of the property, and competiveness of our Urban Center. The City of Seattle does not allow signs at the top of downtown high rises but the City of Bellevue does. Bellevue limits its signs on tall buildings to a maximum of 300 square feet. Staff supports allowing larger signs for this project because the wall faces are considerably taller and larger than contemplated in the sign code and the larger signs can still be aesthetically pleasing as long as the signs are of the channel letter design as proposed. 4 8 INFORMATIONAL MEMO Page 5 When this item was discussed at the Community Affairs and Parks Committee (CAP) on April 15, 2014, staff recommended applying the formula from the MIC /H District which was developed for large, industrial buildings. Based on that formula, the north face sign could be up to 733 square feet and the west face sign up to 561 square feet. At least one member of CAP expressed concerns about applying the MIC /H formula to buildings in a more retail area and setting a precedent for other properties. Based on that discussion, staff recommends a formula similar to the formula in the Master Sign Program section of the sign code (TMC 19.32.060) that would allow each of the two signs to be up to 6% of the exposed building face to a maximum of 500 square feet. Given the size of the walls, the effect would be to cap the signs at 500 square feet each. Those signs would be about 60% of the size shown in the attachments. In addition, staff recommends requiring the wall signs to be channel - type letters (as shown), dis- allowing projecting signs, corner projecting signs, and special incentive signs for the parking garages. Staff also recommends approving canopy edge signs up to 3.5 feet tall. Staff recognizes that the community may have reservations about entitling this project to the parking, open space, building height, and signage as described. This is a pioneering project from which we will learn a lot about parking demand in our Urban Center core. Given the City's vision to have a transit - oriented neighborhood utilizing the commuter rail station, bus transit center, Interurban and Green River bike trails, and nearby jobs and amenities, this is a good opportunity to push the envelope to encourage development. This project is a unique opportunity to encourage transit oriented development with a higher end multi- family residential component than currently exists in Tukwila. Since this type of product does not currently exist, it is difficult to prove the market demand in order to get financing. It is a unique confluence of factors such as the property owner's knowledge and commitment to the local area, a large enough site to enable some surface parking, the EB -5 financing structure, and the hotel participation that makes this project a possibility. The project exemplifies many of the goals reflected in the City's vision for the core of the Urban Center. If the project is successful, it may inform future adjustments to Tukwila's zoning and sign codes. Public Notification — Official notice of the public hearing was published in the Seattle Times on April 14, 2014. The Community Affair's and Parks Committee discussed this item at their meeting on April 15, 2014. The City also held an open house on April 16, 2014 at Albert Lee Appliance for the public to meet with the developer and city staff and discuss the project and proposed amendments to the development agreement. Staff mailed invitations to the nearby businesses and property owners. FINANCIAL IMPACT The proposed amendment to the development agreement has no direct budget impact for the City. The developer has also asked for the City to approve a multi - family property tax exemption and other financial incentives. Staff is still researching those options and will return to Council at a future date, possibly in May or June. 9 INFORMATIONAL MEMO Page 6 RECOMMENDATION The Council is being asked to hold a public hearing at the Committee of the Whole meeting on April 28.2O14 and approve anamendment to the devetopment agreement at the May 5.2O14 Regular Meeting. ATTACHMENTS Proposed ordinance Pioposed amendment to development agreement Technical memorandum with parking analysis by Transpo Group dated April 2, 2014 Letter from ACE Farking Washington Place schematc design plan set 6 1 0 DRAFT AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO DEVELOPMENT AGREEMENTS AUTHORIZED PURSUANT TO CHAPTER 18.86 OF THE TUKWILA MUNICIPAL CODE; APPROVING AND AUTHORIZING THE FIRST AMENDMENT TO THE 223 ANDOVER PARK EAST DEVELOPMENT AGREEMENT WITH SOUTH CENTER WA, LLC, A WASHINGTON LIMITED LIABILITY COMPANY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.70B.170, et seq. and Tukwila Municipal Code (TMC) Chapter 18.86 authorize development agreements between the City and persons having ownership or control of real property in order to establish development standards to govern and vest the development use and mitigation of real properties; and WHEREAS, the City of Tukwila and South Center WA, LLC entered into a Development Agreement for the 223 Andover Park East Development effective the 19th day of March, 2013 and approved by Ordinance No. 2399; and WHEREAS, the City of Tukwila and South Center WA, LLC wish to enter into a First Amendment to Development Agreement for the 223 Andover Park East Development, a copy of which is attached hereto as Exhibit A; and WHEREAS, as required pursuant to TMC Section 18.86.050, a public hearing was conducted on the 28th day of April 2014 to take public testimony regarding this First Amendment to the Development Agreement as proposed; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. The First Amendment to the 223 Andover Park East Development Agreement by and between the City of Tukwila and South Center WA, LLC, a copy of which is attached hereto as Exhibit A, is hereby approved and the Mayor is authorized and directed to execute said First Amendment to Development Agreement on behalf of the City of Tukwila. W Word ProcessinglOrdinances1223 APE DA -First Amendment 4 -22 -14 DS:bjs Page 1 of 2 11 Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section /subsection numbering. Section 3. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this _ day of , 2014. ATTEST /AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Shelley M. Kerslake, City Attorney Jim Haggerton, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Exhibit A: First Amendment to Development Agreement by and between the City of Tukwila and South Center WA, LLC for the 223 Andover Park East Development W: Word Processing \ordinances1223 APE DA -First Amendment 4 -22 -14 DS' bjs 12 Page 2 of 2 FIRST AMENDMENT TO DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF TUKWILA AND SOUTH CENTER WA, LLC FOR THE 223 ANDOVER PARK EAST DEVELOPMENT THIS FIRST AMENDMENT TO DEVELOPMENT AGREEMENT (the "First Amendment ") is made and entered into this day of May, 2014, by and between the CITY OF TUKWILA ("City"), a non - charter, optional code Washington municipal corporation, and SOUTH CENTER WA, LLC, a Washington limited liability company ( "Developer "). I. RECITALS WHEREAS, the City and Developer entered into that certain Development Agreement relating to the 223 Andover Park East Development, dated March 19, 2013 (the "Development Agreement "); and WHEREAS, Developer has continued to refine the design of the proposed development; and WHEREAS, Developer has requested an amendment to the Development Agreement in order to proceed with the proposed development; and WHEREAS, due to the benefits as described in the Development Agreement the City desires the proposed development to proceed; and WHEREAS, as required pursuant to TMC 18.86.050 the City conducted a public hearing on the 28th day of April 2014 to take testimony regarding this First Amendment to the Development Agreement; and WHEREAS, the City Council, pursuant to City Ordinance No. approved this First Amendment to the Development Agreement as proposed and authorized execution of this First Amendment to the Development Agreement; and WHEREAS, the Parties desire to enter into this First Amendment to the Development Agreement upon the terms and conditions as set forth herein, NOW, THEREFORE, in consideration of the mutual promises set forth herein and the long -term benefit to both the City and the Developer, the Parties hereby agree as follows: 13 11. AGREEMENT 1. Building Height: Section 4.3 of the Development Agreement is hereby amended so the maximum height for 50 percent of the site shall be 190 feet The building(s) may have no more than nineteen (19) floors. The nineteenth floor may be used for common area open space such as a clubhouse, rooftop deck, other common areas, a green roof and mechanical equipment but may not be used for residential units or hotel guest rooms. The remaining requirements of Section 4.3 remain in full force and effect. 2. Open Space: The building(s) shall have common open space of at least 45 square feet per residential unit and 25 square feet per hotel room_ Common open space may include areas such as apartment lobby, hotel lobby, restaurant/bar, meeting rooms, business centers, bike storage, pet walk area, exercise room, hot tub and/or sauna, swimming pool, movie or video watching room, clubhouse including kitchen, dining and bar areas, and outdoor seating and barbeque areas. Space for the exclusive use of residents will count toward the residential open space requirement. Space for the exclusive use of hotel guests will count toward the hotel open space requirement. Space accessible to both residents and hotel guests may be counted for either requirement, at the election of the Developer. 3. Parking: The required minimum amount of on -site parking shall be 0.7 stalls per hotel guest room, one stall per studio unit, one stall per one bedroom unit, one - and -a -half stalls per two bedroom unit, and two stalls per three bedroom unit. Parking stalls that are stacked, in which some cars could be blocked by other cars, may be counted toward the required minimum number of parking stalls provided that the location of the stalls has been approved by the City's Fire Marshal and a shuttle and valet parking plan has been approved by the City administration. The Fire Marshal may approve a drive aisle width between stacked cars less than required by TMC 18.56.090. 4. Signage: The proposed development may have signage according to the City's sign code (TMC 19.20) with the following modifications: a) Canopy -edge signs may be up to 3.5 feet in height and may have up to two rows of letters. b) Projecting signs and corner projecting signs per TMC 19.20.050 are not allowed. c) Special incentive signs for parking garages are not allowed. d) Permanent building mounted wall signs: The building may have up to two flush- mounted wall signs. One sign may be placed on the northernmost wall and one on the westernmost wall regardless of 14 whether those walls have exterior public entrances. The maximum allowable message area for the wall signs may be an area up to six percent of the exposed building face to a maximum of 500 square feet. The flush - mounted wall signs may not be cabinet or box signs and must be channel -style letters and may be internally lit and/or halo -lit. 5. This First Amendment shall be recorded against the Property as a covenant running with the land. 6. Except as amended herein, the terms and provisions of the Development Agreement remain in full force and effect. In Witness Whereof, the parties have caused this First Amendment to be executed, effective on the day and year set forth on the first page hereof. CITY OF TUKWILA, a Washington municipal corporation By: Jim Haggerton Its: Mayor Date: Attest/Authenticated: Approved as to Form: Christy O'Fiaherty, MMC, City Clerk City Attorney SOUTH CENTER WA, LLC, a Washington limited liability company By: Omar Lee Its: Manager Date: 3 15 STATE OF WASHINGTON ) )ss COUNTY OF ) On , 20 before me, the undersigned, a Notary Public, personally appeared JIM HAGGERTON, personally known to me (or proved to me on the basis of satisfactory evidence) as the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity as MAYOR OF THE CITY OF TUKWILA, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal. Print Name: NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: STATE OF WASHINGTON ) )ss COUNTY OF ) On , 20 , before me, the undersigned, a Notary Public, personally appeared OMAR LEE, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same in his authorized capacity, as MANAGER OF SOUTH CENTER WA, LLC, and that by his signature on the instrument the entity upon behalf of which he acted, executed the instrument. WITNESS my hand and official seal, Print Name: NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: 4 16 rtranspoGRoup WHAT TRANSPORTATION CAN BE TECHNICAL MEMORANDUM Date: April 2, 2014 TG: 14027.00 To: Omar Lee — Washington Tower LP From: Kevin L. Jones, P.E., PTOE —Transpo Group'?, f J cc: Eric Guion, AIA — Group West Companies PLLLC Subject: Washington Place Mixed -Use — Parking Analysis This memorandum presents our estimate of daily peak parking demand for the subject project as well as compares this estimate to (1) the number of required parking stalls based on the City of Tukwila`s existing and proposed zoning codes and (2) the proposed parking supply. Project Description We understand the project site is Located at 223 Andover Park East in Tukwila near existing shopping, restaurants and entertainment and within walking distance of the existing Green River Trail. It is also located near the future Tukwila Transit Center and within walking distance of the future Tukwila Sounder Station. The proposed project would include the demolition of a 40,580- square foot (sf) building formerly occupied by Circuit City and construction of a 19 -story mixed -use building with 370 apartment units and 189 hotel rooms. The project would include a mix of apartment unit types rented at local market rates. The number of studios and one- to three - bedroom apartment units is summarized below along with the average size and anticipated monthly rent for each unit type: • 154 studio units averaging 353 sf and rented at approximately $790 /month • 150 one- bedroom units averaging 578 sf and rented at approximately $1,000/month • 63 two- bedroom plus den units averaging 996 sf and rented at approx. $1,550/month • Three three - bedroom units averaging 1,511 sf and rented at approximately $1,900/month We understand the hotel will be branded as a '4Points by Sheraton. "' It will include a shuttle program, providing transportation for guests to /from Sea Tae International Airport which is located less than five miles to the west. Given this proximity and provision for shuttle service, the hotel plans to contract with the airlines and reserve rooms for pilots, flight crew, etc. An average annual room occupancy rate of 70 percent is anticipated based on similar hotels. The project would also provide 208 surface parking stalls and 290 garage parking stalls for a total of 498 stalls. We understand the monthly price for residential parking would be approximately $150 per stall and this price would be in addition to the monthly rent. Parking Demand Peak parking demand was estimated differently for the residential and hotel components of the project. For the residential component, we used the King County Multi- Family Residential Parking Calculator (www.rightsizeparkine.orq) to calculate the estimated number of parking stalls that would be used per apartment unit. The calculator is a map -based statistical model that estimates parking use for a particular parcel based on local data collected at over 200 existing multi - family developments in 2012. The calculator was created by King County Metro using grant monies awarded from the Federal Highway Administration (FHWA) Value Pricing Program and takes into consideration surrounding factors such as existing population, employment, and transit service concentrations. In using the calculator, we first selected the parcel representing the project site. Next, we entered the number, size and anticipated monthly rent for each apartment unit type along with the monthly price per stall for residents of the building. Although it would be reasonable to increase the existing transit 7Fenspo Group 11730 11 Bth Avenue N.E., Suite 600 Kirkland, WA 98034 425 -821 -3665 Fax: 425 -825 -8434 17 service concentration recognizing the nearby investments in the Tukwila Transit Center and Tukwila Sounder Station, we did not to ensure a reasonably conservative estimate of future residential parking demand. As shown in the attached, the tool estimates that the residential component of the proposed development would generate, on average, a daily peak parking demand of approximately 0.92 vehicles per apartment unit. This translates to approximately 340 vehicles with a total of 370 apartment units. The tool reports this estimate as strong (accurate) for the parcel in which the project site is located. The average parking rate published in Parking Generation (Institute of Transportation Engineers [ITE], 4th Edition, 2010) for "Hotel" was used to estimate peak parking demand for the hotel component. The average weekday peak period parking demand is 0.89 vehicles per occupied room (see attached) and based on an anticipated average annual roam occupancy of 70 percent, it Is estimated that the hotel would generate a daily peak parking demand of approximately 118 vehicles (189 x 0.70 x 0.89 = 118). This is considered a conservative estimate because it does not account for the planned shuttle program nor the strategy to reserve rooms for those in the airline industry, two elements not incorporated in the average ITE parking rate that would likely result in less parking demand than would be generated otherwise. Combining our parking demand estimate for the hotel with our estimate for the residential component, we anticipate the proposed mixed -use development would generate a peak parking demand of approximately 458 vehicles (340 + 118 = 458). Parking Analysis The City's existing zoning code requires two parking stalls for each apartment unit with up to three bedrooms and one stall for each hotel room plus one stall for employees for each 20 rooms, rounded to the next highest figure. As such, the City would require 740 stalls (370 x 2 = 740) for residential parking and 199 stalls ((189 x 1) + (189 ! 20) = 199) for hotel parking, a total of 939 stalls. This total supply is approximately 481 more stalls (939 - 458 = 481) than the estimated total daily peak parking demand described above. We understand the City has proposed changes to the existing zoning code as it relates to the Tukwila Urban Center District in which the project site is located. These changes would require fewer parking stalls than with the existing zoning code. For example, Table 4 of the Planning Commission's Recommend Draft Chapter 18.28 (October 2012) recommends one parking stall for each studio or one- bedroorn unit, 1.5 stalls for each two - bedroom unit, two stalls for each unit with more than two bedrooms, and one stall for each hotel room. if approved, the City would require 404 stalls ((304 x 1) + (63 x 1.5) + (3 x 2) = 404) for residential parking and 189 stalls (189 x 1 = 189) for hotel parking, a total of 593 stalls. This total supply is approximately 135 more stalls (593 - 458 = 135) than the total daily peak parking demand. With the project proposing a total of 498 parking stalls, we estimate that this supply is approximately 40 more stalls (498 - 458 = 40) than the estimated total daily peak parking demand. Based on the average parking rate in Parking Generation for "Hotel," it is worth noting that the proposed supply would accommodate the peak parking demand even if the hotel was 90 percent occupied and without the strategies to reduce hotel parking demand described earlier. The proposed code would require approximately 64 more residential parking stales than the estimated residential peak parking demand. Assuming these additional stalls would require more structure parking, these stalls would be responsible for approximately 10,800 kg in annual greenhouse gas emissions (carbon dioxide equivalent) tram construction and maintenance and approximately 268,600 kg in greenhouse gas emissions (carbon dioxide) from vehicle use of residents, as calculated by the King County Multi- Family Residential Parking Calculator, 2 Based on projections, it is unlikely that mom occupancy woutd exceed 90 percent with arty regularity but if this was to occur, the owner is committed to provide valet parking service to off -set the incremental increase in parking demand. :ftranspo'3l;c.l 18 Conclusions Conservatively, we estimate the proposed project would generate a daily peak parking demand of approximately 456 vehicles, less than the proposed parking supply and significantly less than what the City's existing and proposed zoning codes would otherwise require. Peak parking demand would likely be even less as we did not adjust our estimate to reflect the future transit concentration of the area nor the hotel's planned services geared toward guests (air travelers, pilots, flight crew, etc.) affiliated with the nearby airport. KLJ/ Attachments: Screen Shots from King County Mulfl- Family Residential Parking Calculator Excerpt from Parking Generation for "Hotel" l'irtra nspo. 19 Screen Shots from King County Multi-Family Residential Parking Calculator Li LAIR Cauca), Multi-Fmk x (- n wwwiriglusizeparkingiorg • Right Size King County Muiti-Famity Residential Parking Calculator Parking frte r a focaCion V fl sIdI1qiThiL Ratio (Number of StAls) 1I > 1.5 1Parcel Selected ■ r.r.rg er 3411 ch.., 0 (1.92 ralrer 022310000 223 ArctiOtFIC FAN E ((ultra 0 Boiatini & Parking Spraficatiots 146,474 0.52 • Lticztian ch-shutel OAS Pirdns woo a 1 he WeSell Iti5 1.101nei I ehree ern I511:1,114 ee+R.Ug AIROR Warn TJi,tdwwl1 Phr Ming 10 pigging snAcarallpnn Those rave 5 mra Ton argairlivaluel which II nnonsi Lisp !ARRA Are m11E71;104 set r How the hIPZAIhr gu51311cs ii LinOunditcl RIG aslord.AVe I1S,11; anogans MAUER AVIRAGZ OP RIOTS REIF (1) ARM (SD FT1 MosT.S 1041 $79_9] i GEPSILsoms 1503 G^1,0-0-01 ' 5713. 2 BECROOSIS G3, 22,550 0961 ). PEGIRTORs 3, S1.9001 1511 TOTAL 370 S1,014 ':'3 .:4 ' !UMBER Af FORDA51, E RNI1S, kIONTHLY PRICE PER STALL: I SY 5150 klaw on unbundled (priced) parkin uerice par kingfunit ratios? Talk parkin Darna ralus o Mow ark esimiatel using prase; UhOLuigNEU price rases tri parcel recabari TAM adiel1rnen1.5 reNulling Rom 1,n5priagna 4.0k.f.4,41 MRS 11.41,11.1114 Lta ker Riv,1 gnker P.r,d ke Blvd isikar siratder 111 rararakr Screen Shots from King County Multi-Family Residential Parking Calculator [ King Cnunty KluKti.Kminly. LI vww.rightsizeparking.org • Right Size King County Multi-Family Residential Parking Calculator Parking i Parcel. elected PC) An&tnt o2231uoco :,..7?.010(41 HAM; F 93 MR 0 5.11.[TRKI & Patal 'igetifitalkon5 Poptila I cirr cnnuniraion ..!• 4:: ?It EI:d Jan: (.4 Lanstotracn Transit Service: Lel» Ityh ono, i • !NM. 0.92 ,5tervg,th • Ettn•C!•41 . 01 • RUYAN- q.F1. r.strisae 111,e.AaL6 l4&01 0.52 Lin Clara CtQnSSICi 51,082 Poonientri enncemagon slnIr to Eastgate, Foctorla or Faunti !toy 66,252 Job cnnatnnalian nIrm1ar to Downtown BelieVue or Fremont 1,276 Tr EOM st rviLe V.1-11e•Entrakf p Crossroads or edrien City Center < ) '14 L4kc; sinmder Blvd IMININO; [1.1. ,11:or Nod Pa rkingflinit Ratio (Humber BE Stalls) sias samipm,&,,,._::_=0;1111111111111 Stionder D1,1 Eticandor IVA :31•1 fifli't.7 ;es. Screen Shots from King County Multi - Family Residential Parking Calculator Pr IGng County Muhl- Fareey x C i f,i www.rightsizeparking.org Right Size King County Multi- Family Residential Parking Cakulatar Parking yA {A :., E r5i{:c torn 1 PareetSetected 1-r; ! A.ddR CI; 82239940/1 7:1 F 0#1100. r37/NI Mtn 0 0.92 'Yrrgtn F 7stirntred .eke - F416nr'(� rso I C�1� -., :�. UiE an.n 145,954 0, {kJ ^dng&P41%sr9 So7411,. 4Y t Llx>Wn n32raitenths Parkes irnpacl5 fsln eed I1IEaHOn Compared Te rF+,M MMelte icier a{'$; Esde.ated Parking Use Redo; 032 '1,091,' Total $tails: 342 404 Surface Parking Total Capoal Costs (Land 6 CdnstrucllaN• IJ4nhr1•v Costs par Realeenlial Lind (Inclueing O6U ), Ann031 GHG Emissions rrom Construcllan an4 Ltauatenance FF:g CG2e1. Structure POrkin1 Tolar Capdal Costs (Land & Construction}_ I.{oottoy Caws par Ra9idoneal UM! Tncledng GEFJ} Annual GI 1G Emis s tons Frown Cons treason one L4aintenanca (k0 EslimaloU Annual %IJT or Building Rasrtlenls GHG Emissions from Vehicle Use of Residents il:g CO2) 52819,930 53,323.633 070 593 24202 211587 55.010,580 57,114.357 5157 59,110 3 502.621 7..89.275 0168 64.809 4 502,022 1.870.880 / < 3 :thinner Blvd Sake! 8.4x1 El 8 ker Blvd Parking/Unit Ratda (Nurnger of Stalls) ‹,f, Etas I - .,.7777∎'° Y1.5SfuPs f]oker f1,4r reiker Rl.ci LI metier nlvd SiranderBlvdd 5trander Blvd Land Use: 310 Hotel Average Peak Period Parking Demand vs. Occupied Rooms On a :: Weekday Location: Suburban Statistic Peak Period Number of Stud Sites Avera.e Size of Stud Sites Avera.e Peak Period Parkin. Dernand Standard Deviation Coefficient of Variation 95% Confide nce Interval Range 85th Percentile 33rd Percentile PeakPeinod Deinajd 12:00 -1:0[l p.m.: 7 :00 -10:03 p.m.; 11 :00 +.m, -5 :00 a.m. 20 315 accu p ied rooms 0.89 vehicles .eroccu.ied room 0.31 35% 0.75 -1.02 vehicles per occupied room 0.51`1.94 vehicles per occupied room 1.08 vehicles ' er occu ied room 0.72 vehicles • er occu • ied room Weekday Suburban Peak Period Parking Demand 900 ... — P =110x -59 800 - -z -- -� 700 7 600 500 ! 400 300 200 100 0 0 200 400 600 x = Occupied Rooms 800 • Actual Data Points Institute of Transportation Engineers 24 Fitted Curare 701 - - - - Average Rate Pa,'w Gweratran, 4th Editcn „PIA Painwall EYEriY THANK YOU EARNED. Scott A. Jones Chairman Keith Jones Managing Principal John Baumgardner Vice Chairman & CEO Steve Burton President Founding Member of the National Parking Association our mission By valuing our employees, listening to our clients, and operating under the ideals of moral integrity, quality, and accountability, we will lead the parking industry in service and financial results for our clients_ April 14t'', 2014 To Whom It May Concern, The purpose of this letter is to inform the City of Tukwila about the additional parking space that can be created by implementing valet parking at the proposed new hotel. After reviewing the design of the property and working with hotel management, we have come up with a scenario where valet would be provided and accommodate additional vehicles while also leaving dedicated parking for the apartment complex, allowing residents to self park at all times. Under this scenario we are assuming that valet services would be provided 24/7. We propose leaving some of the surface parking and levels 2, 3, and 4 of the garage open to the residents of the apartment complex. Valet and hotel parking would be dedicated to the 1g floor of the garage, as well as a small portion of the surface area parking. Under this scenario, we would be able to completely stack the 1st floor maximizing the amount of vehicles that could be parked. Access would be restricted to only valet team members. Under this scenario we believe we could at the very least fit an additional 44 full -sized vehicles in the valet area. When we stack vehicles there are several processes we use. One is installing small heavy -duty secure key boxes that would store the keys of vehicles that are blocking other vehicles in. When a valet retrieves a vehicle, they would access the key box to retrieve the keys of the blocking vehicle. Another method is to keep all keys in a central location. Under this method, we tag the tickets of the vehicles that are blocked in with the ticket number of the vehicle blocking it. If a vehicle is requested that is blocked in, the valet knows to also grab the keys to the vehicle that is blocking it in. We would like to keep the valet area restricted to valet use only. This means that valet would only use the valet designated areas of the garage. At no time would a valet stack or double park a vehicle in the apartment parking section of the garage. Ace Parking Management has extensive experience in the valet parking industry. In the greater Seattle area alone we run multiple luxury hotels, as well as, several large corporate valet assist programs. This gives us the expertise necessary to maximize space in the garage. With over 300 professionally trained employees in the area, It also allows us to staff a location in a moment's notice, if needed. For further questions or concerns, please feel free to contact me directly. I can be reached by email at nick hutsen@acegarking.com or through my direct office line at 206 -903 -1219. Sincerely, Nick Hutsen Regional Director ace parking management, inc. 645 Ash Street San Diego, CA 92101 tel 619.233.6624 fax 619,233.0741 www.aceparking.com 25 LEVEL 1- 27 dthtionaI vehicles DASHED LINE Or VALET PAFIKING RAMP DOWN Surface Level- 17 additional spaces | lT( " = " /" "/" CASHEL CCESS saAtin- 2 27 Parking Analysis Assume Valet Parking Hotel Site Valet 44 Site Surface Parking S7 Garage - Lower Level 71 Total Hotel Parking 132 (Total required is 0.7 per guestroc Apartments Site Surface Parking 164 Garage - Lower Level 18 Garage - 1st floor 85 Garage - 2nd floor 85 Garage - 3rd floor 59 Total Apartment Parking 411 Total Apartment Parking Required per South Center Plan 405 Total Parking Provided with Valet 543 Total Parking Recommended by City Staff 537 Note: Project includes 6 more stalls than recommended by City Staff 28 WASHINGTON PLACE HOTEL / APARTMENTS SCHEMATIC DESIGN April 23, 2014 1HIEiUP W E T COMPANKS ruc *WASHINGTON PLACE • 223 ANDOVER PARK EAST•TI: EMMA, WASII1NGON GRGUP WEST COMPANIESPUC •WASHINGTON PLACE • 223 ANDOVER PARK IAWI' TIiKWII,A, WASFIING(1N GROUP WEST CCMPANIES►fic • WASHINGTON PLACE 223 ANDOVER PARK EAST WAS IIINuoN AO' ..ie „ler. minideriir • 7iFiTiiiiTTATI—Til no mmummr ismoso• JIM • uuui 7,5 Eng „: .....-, gm asoommipoimm movr.,mm met im 11 11111 111 FOUR PONTS Illi. i L . = , - 1 - — - 223 IJ f:Ii i,.. 11117 `141 5 114 1 GROUP WEST COMPANIESetc. 'WASHINGTON PLACE • 223 DO% Elt PARK HAST•11 KAS.11,A, WAtilli111:0 \ GROUP WEST COMPANIESpuc .WASHINGTON PLACE 254 ANDO% LAsT.TIKWILA, WASH1NGON ~. . ~ • ' �C4- ------ --~--------�7T�---------'-- ---- ---------------'--`''--------r- 1� || | � i | | | | > i | | | || f� [ �`� | � | | �) |i [| | �| C ��|"\"1�|"|"|"|^J|='"|�|" � " .'.� ~|~|^ ^|�|�|~|"i�`|"�"|�1"|"|"|"|�|"is "�^|� `|" "|"|�/ �//.|'/'i"||`` ..~~ ~~ _ ^ — ~~ / ~~ . ,~~�~~ ~.� � � � ~ ' ,~' ,^~ ..~ ~ ~~ 14,1° ~. ~ ~� ~�—__'�--_' ~ . ` `—_,- '~ .`;;, T ] ' ~~� -_ ' ��� \, ���=° ,, 4.."•• ' ° ° | . ~^ . ^ C. 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Matal.arelper !Masi Ni■ W F < CO 0 7r 2 WIMP .T mcTS. 94.94 MI mcx 1"i Tn; r.NIP LelAra raw .11110MAIMEN n.w rwau...1, A211 TB TA 18 TH LEVEL PLAN 555 [rip. 1 NM*. 1955751555 RIMY uJ ra. 2 z 0< ta- z <0 X CoMallexf MI5 5551 5 5 5 5.15515 A2 12 ME I UN 2T-0' 23'-0' 23'-0' 27 MECHANICAL UNIT I L PRIVATE 0000 F: ) 1 Jl wr�l APARTMENT , , I_ I_ v ' um .-td rji If1rt C II o' �l ' • THI PROOF LEVELP_LAN HOT TUn ' 46 -11' s�l i T2Y Y1a PPM coessuar GROW NEU frRvI riots. RUE 1. MA F. gum.. Aa w412+. A2.13 1,9405 San Axe ael nee A 418041 //3327014 - - -- - 14649.081 116 1565 Fh Tower 1 ER W178n 1375 57 11381x44 165730 1 B MG 41 1619 • 114.1 1739' Bp toner - 213e Om 9ben .144046 A(917 s!) BnRen 112$7" P 1 } 7Res Oen4 I 3BAr Gn 3BA. ben GrB .�..1 - 6ulld{1F)C ARa 119691 1 994 Residential FFr 1145 S.Yau(Arta 661 Una Std. who Audio F9I. {377 Comm Sandia F 51.566 VAdm (veld 3 4ofUnd 1s1 11400 14411 fir' 7261 5F -- 1 - 12.6111 39197 57 2nd 2nd nom Inee 11.783 SF 7 250, 1 5 17.897 21,47C1 74 341 no 17,4)5 SF 11 Vnle9 { 1 1 9 9,319 di Un3 71,637 55 4O9699i k9s4 61,66 12,0018 SF 11 Un8, 1 _1 9 - 9,319 21 Units 71,637 SF SIn9ao'lagel 20,82 12,518 5F 11 Unln 1 1 9 9,5.35 21 Vng5 72,074 Sf risk Cour teen 79,98 12,519 # 11 Units 1 1 9 9,535 71 wits 77,674 5F 7(4 ilp.s,.,I 89,14 13.519 5F 19.11449 1 B 1 1 9.525 71 Q.,, 7(014 58 9,087*, 9441 99. • 17,119 SF 19 Units 1 9 1 1 _ 9,515 71 Ueu0 77.074 5F MP 0wr FSae1 1007. -. 12,539 SF 19 Units 1 _ _ $ 1 3 9,535 21 WM. 33.974 5F 10th Odor 4! 115.87 17.579 54 19 UPA1 1 8 1 1 9 535 21 Vets 72,014 SF 1 On Odor level 175.78 13,559 5F 19 lean 1 1 _ 8 _ 1 1 9,535 27 Units 72.074 5P 1719 MOM 40041 1ii,9i_ 73.157 SF 11 Vnlrr 15 1 1 15 1 1 1 - 77,175 55 13th Soot Semi 164.10 22,115 SF 35 Un9 , 15 1 1 19 1 1 1 _ - 72,175 5F 14th Soot level 153 -36 77.125 5F _ 31 Units 15 l 1 1S 1 1 1 - 22,175 SF 1516 46m 87611 147.42 27,175 Si 35 11601 15 _ 1 1 71'. 1 1 1 • . 27.175 SP 1101000, nueF 771.58 72,115 5F 35 Unto 15 1 1 11 1 1 1 - 37,175 if 1719 Mw 9,1 180.74 31,975 SF 35 Un(9 78 1 1 15 1 1 1 21,575 56 11591 !kw 14941 18990 31,975 9 14 Units 1 1 1 1 7 1 21,875 _ 54 19011kar 97r01100168910 1 199.06 5.1$0 SF 5,565 54 Out pool 708.12 1 271,993 SF 370 Units 130 17 4 1 130 6 7 1 6 9 1 41 6 7 2' 1 191674 115 18n9s 491,349 59 1171 side Un•1, 154 Turd 1 Nekton, UniI, 1,0 76441 SA Un45 G3 'S19113 x 3 ReWpslal Pantg0494499nern 441(49 PrManl Requirement 117114.91110 0101e 9o141nl Area 706004ldoR 5197em 418490724!! 154 1/471 IMO 154 1.454441llnS 537 5101 teem L000 17169 sower 1090 61 158 UM. 1511 14477 UNR 150 SST level 77780 151 Par1'e 1xvel 85 2 OR • pen 63 3 1. 55477120 T 45 2/APT 4105 6 - 741010541 27780 2nd Stikine Lem" Ire Parking Lein 85 346 39014191 17366 55 155141s Parting 298 Valet 44 Tidal 179 403 5019 132 Sulks 537 • 70741 Gera 19295 71711(Pani,B Shawn 542 Mara !MAN MILIC III i- c) 2 W 11 0 < "q CI- LTI F.1 Y J < 0 61.456.4 WIMP weir ..m_r•ncte. um,* e. • Ffaleel e Tun 1.4 NW 94.• rC wn ••2440 IMP 6401x4.4 A2.14 liOef GREfIRY BE FA. SOFFR WRINgE SIZE LW 9 BRIMMED BRONZE YF+M)ON FFPN& Sulfa Er -BE WE AE b4 FvuF(y CONCRETE coat REO BRICK VENEER BABE OVICRE FE BASE 14801 uirr . ra S»OSTEME. METAL Fw is am* No NaNM1 Pine FRAME 31 gl CD —i ID ® m �r 1 ED 05 01 W m m ;l m m m m Ell m m Ell Ell m m m ID _1 m m m Im m m m .m Ca VER PENNY MpENI PRCNV Madam - t i e •NN. — — + TOTAL AREA OF NORTH WAIL 439ao5F — -sire FP.51. — N..a ., N�N. neR er1. ftvi eta. WIT NORTH ft PAN,. A3,03 1414:1404 NET!, PAMELE■ Mn 41.4114441 WINDOW mu.- CRUSHED BRONZE WINDOM %MU SERE METAL PANELS tovegme..P4aMirAGAOF DONCRETE C ft." • 7'Lr 4.40 G.E114, METAL SCFFIT ....0....t 71_1_11_11_11 li II 11 II LH 11 ULU - I!, 1 IN 1 .._ _a .1 at • i -1-m-i — • ........ 11.4•4441411.11M. [1 III- ,.. rm.. 1 ,r_ _ _t_1_,,i _ ,...— N m ET Fri I — ,---N 1 . ,, — ,—. — 11 En ill . -71.._ rfrv'' ' :in al En f Mu 1711 M , ., — Min 14111* ' 111 M ■M■ lik, ._...: :111 01 71 fi m 01 17-11 Ell Cri r „ALI 11 En M illt-70 Ell DI 1.' En ED al 71 CO Ell 1, .-. _ _,... m al ai 1 EU DI LI, 4, _ .._ -117717171- al 01 li al ow 73 wi u 4 4 4 14 P1 En A iii 4 4 as 11 I 11 11 11 11 111 ionnounanurinnu — 44 4 — 14-4 0.1-111,10e4. 144C4 sown.. 4.14•01ort 0444* 44,7 Arturrturs. ilf104104 4414 44 14.7.4. ono ncoa 0447.4 0044444 •44.1.1..1.404441 43.11{4 f EVATON A3.02 .■ Iwo MEMOIMI _. ... mom, •.u■.ou INMENNI MEMENEE i lIUP Amnd kff f..a ET h{F,K. A3.01 La un tri LIV00t10313 3N0 m rn a X 0 g OianiS G IVONVIS (3 LIVING /DINING (15' -9 "x29'-71 CLOSET CLOSET MASTER BEDROOM (SG'- 8"x11' -10 ") 0 0 0 0 CLOSET rTh TUB BATH Ks--] 0 DEN (1o'- 0"x8' -3 ") KITCHEN TWO BEDROOM + DEN C 1,235 sf r - I I J UVING /DINING (15' -9 "x10' -1O 1 MASTER BEDROOM {18 " -fi "x1O -6'1 WALK -IN CLOSET KITCHEN BEDROOM (10'-0i"xi3' -3i BATH CLOSET DEN TUB L eQa TWO BEDROOM + DEN A 912sf CLOSET CLOSET LIVING /DINING Dr- m "x2r -o I TWO BEDROOM CORNER SUITE 1,165 sf WALK -IN CLOSET Turf BATH WALK -IN CLOSET BEDROOM (15'.4•40' -9 1 MASTER BEDROOM os'- irx13'fi J LIVING /DINING 45'41(12'1.1 THREE BEDROOM + DEN 1,492 sf Community Affairs & Parks Committee Minutes April 15, 2014- Page 2 C. Foster Golf Links Marketing Plan Update Staff provided an update on the status of the Foster Golf Links (FGL) Marketing Plan that was originally presented at Committee in November 2013. Strategies in the Marketing Plan were . identified as: 1) Retain and strengthen core customers; 2) Engage lapsed golfers; and 3) Attract new customers. Items of note that address these strategies were described as follows: • The Rewards Card program was launched on April 1, and 178 Rewards Cards have already been sold. Councilmember Seal asked what the expectation for sales is, and staff indicated that 600 card sales is realistic, but 1200 is possible. • FGL has created 9 Get Golf Ready (GGR) instructional programs designed to engage new and lapsed golfers. The first classes begin at the end of April. • FGL has developed a Junior Golf Academy through the PGA that will begin in June. • FGL will partner with the Parks youth programs to incorporate golf into their Summer Camps. Lessons will take place at the Community Center. • FGL has purchased a Verti -Drain aerator to begin the Fairway Aeration and Topdressing Program. INFORMATION ONLY. D. Ordinance: Renewing Moratorium on Medical Cannabis Collective Gardens Staff is seeking Council approval of an ordinance that would renew the moratorium on medical cannabis collective gardens and dispensaries through May 19, 2015, which if approved would be the fourth renewal. Staffs position is that it needs additional clarity from the Washington State Legislature before local and use controls can be developed for safe and effective regulation, It is expected that the State will provide that clarity in a future session, either by merging the medical cannabis and recreational marijuana regulations into a combined system, or by establishing a separate regulatory system for medical cannabis. Also of note, on March 31, 2014, the State Court of Appeals ruled that medical marijuana, including participation in collective gardens, is illegal and thereby affirmed the City of Kent's authority to prohibit collective gardens. UNANIMOUS APPROVAL. FORWARD TO MAY 12, 2014 COMMITTEE OF THE WHOLE. E. Briefing on Recreational Marijuana License Applications to the State Staff provided information on the status of licensing for recreational marijuana producers, processors and retailers in the City. As of February 18, the State Liquor Control Board listed 36 producer, processor or retailer applications for locations in Tukwila, representing 22 unique addresses. As of today's date, this list has been reduced to 26. None of these properties meet both state and City regulation. The five proposed locations that are allowed per the zoning the City adopted in September 2013 are within 1 ,000 feet of Briscoe Park, making them disallowed under State rules. There have been significant delays in the licensing process and the City cannot yet fully assess potential impacts from recreational marijuana uses. INFORMATION ONLY. F. Development Agreement Amendment: 223 Andover Park East with South Center WA, LLC Staff is seeking Council approval of an amendment to an existing development agreement with South Center WA, LLC for the construction of the Washington Place project at 223 Andover Park East. The project plan has undergone some changes since the original development agreement ".*--- was approved by Council in March 2013, and the application for design review is scheduled to be considered by the Board of Architectural Review (BAR) on May 22, 2014. The project as currently proposed does not meet certain zoning and sign code standards, so City Council approval to amend the development agreement would need to occur for BAR to consider the project. This 87 Community Affairs & Parks Commitlee Minutes April 15. 2014 - Page 3 project is a unique opportunity to encourage transit - oriented development with a higher -end multifamily residential component that does not otherwise exist in Tukwila. Council and staff have previously recognized that this is a pioneering opportunity that may inform future adjustments to Tukwila's codes. Committee discussions on the four main areas in which the project proposal does not meet code are summarized as follows: Open Space The project proposal includes approximately 20,000 square feet of open space in the form of common areas for residents and hotel guests, including a large clubhouse on the top floor. In addition, the development would include a 15 foot wide tree lined sidewalk with bench seating. Under current zoning, 74,000 feet would be required, nearly half of the lot area. 25,525 square feet would be required under the the City's proposed Southcenter Plan. Staff recommends the developer's proposal for open space due to the location of this project and numerous indoor and outdoor amenities nearby. The Committee agreed with this modification. Building Height The existing development agreement allows the building to be up to 180 feet in height. The modified proposal now includes eighteen stories and a rooftop clubhouse for the use of residents as well as some additional meeting room height on the second floor mezzanine. Staff recommends allowing the additional height request of up to 190 feet because these are project enhancements. The Committee agreed with this modification. Signage The size proposals for signage exceed the current sign code. Signs on the north and west faces would be 840 square feet, while current code allows 150 square feet. The hotel canopy entrance sign would have letters 3.5 feet in height, while the current code allows 1 foot in height. The City's sign code did not anticipate buildings of this size and scale and 150 feet is very limited in the context of wayfinding and marketability. For comparison, some wall faces at the mall are allowed signs up to 500 square feet and buildings in the MIC /H District may have signs up to 1,500 square feet depending on wall size. If the criteria used in MIC /H were applied to this project, the north face sign could be up to 733 square feet and the west face sign up to 561. Staff recommends allowing larger signs due to the scale of the project, and suggest applying the MIC /H criteria as one reasonable strategy to reach compromise. The Committee did not agree to the use of MICIN criteria for signage due to the incomparable uses in that zone. Councilmembers affirmed the uniqe needs of this project and would like to accommodate a compromise between code requirements and the developer's proposal. They requested that staff bring alternatives for calculating appropriate signage in a mariner scalable to the building, amenable to the developer, and fair to other business owners in the zone to the Committee of the Whole discussion. Parking The proposed project includes 498 parking stalls. The current code requires 939, but the proposed Southcenter Plan code changes under separate consideration would require 594 stalls for this project. A technical analysis conducted by the Transpo Group estimated a daily peak parking demand of 458 stalls (340 for the residential units and 118 for the hotel.) Because there are no similar developments in South King County, the actual parking need is unknown. Staff recommends following the proposed Southcenter Plan parking requirement for residential and assuming a 70% occupancy level for the hotel, resulting in a total of 537, or 39 more than the proposal includes. Representatives for the owner indicated that the addition of these spaces would necessitate a different structural design with significant impact to the ability of this project to move forward. 88 Community Affairs & Parks Committee Minutes April 15. 2014 - Page 4 Since the last discussions between the City and the owners on the matter of parking, Ace Parking Management, Inc. submitted a letter claiming that 44 additional spaces could be created by implementing valet parking service for the hotel. Staff intends to review this new information further before revisiting their recommendation. The Committee did not make a recommendation on parking but supports the analysis of the valet proposal prior to the Committee of the Whole discussion. FORWARD TO APRIL 28 COMMITTEE OF THE WHOLE WITH ADDITIONAL INFORMATION AS DESCRIBED ABOVE. III. MISCELLANEOUS Meeting adjourned at 7 :26 p.m. Next meeting: Tuesday, April 29, 2014 Committee Chair Approval Minutes by LH, Reviewed by DS 89