HomeMy WebLinkAboutPermit 88-01-SPE - EMBASSY SUITES - COOPERATIVE PARKING AGREEMENT88-01-spe
15920 west valley highway
embassy suites
special permission
City 'of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
A' -.T Y..,. t..era.. v.f>.. tat C'.?'.r..
MEMORANDUM
From: Vernon Umetsu, Associate Planner `A-
To: City Council
RE: Embassy Suites Cooperative Parking Agreement (88- 1 -SPE)
Date: May 22, 1989
The Tukwila Planning Commission approved a cooperative parking
agreement for the Embassy Suites Hotel on June 23, 1988 per TMC
18.56.070.
The normally required number of parking spaces is 358 as shown in the
table below:
Hotel Parking Zoning Code Required
Generator Parking Rate Parking
236 Rooms 1 spc. /room 236
3941 sq. ft. Restaurant 1 spc. /100 gross sq. ft. 40
1200 sq. ft. Lounge 1 spc. /4 pers. occupancy load 20
(1 pers. /15 sq. ft.)
3700 Meeting Rooms 1 spc. /4 pers. occupancy load 62
(1 pers. /15 sq. ft.)
TOTAL 358
The Planning Commission approved a 27 percent reduction of minimum
required parking from 358 to 263 spaces based on the testimony, staff
report and studies presented. This agreement also:
1. Limits the the hotel facility to a maximum of 236 rooms, 5,141 sq.
ft. of restaurant, lounge and kitchen area as presented, and 3,700
sq. ft. of meeting room area;
2. Requires a traffic engineer submit a parking congestion study of the
hotel after one year of operations; and
3. Valet parking or additions to the parking structure be provided
should the study warrant it.
This decision could be appealed to the City Council within ten days.
No appeal was filed and the decision became final. Planning Commission
approval is required for any modification to this decision.
7 48E -
2..2S
Planning Commission
June 23, 1988
Page 2
Darlene West, 5212 S. 164th spoke in opposition to the request.
She concurred with Ann Nichols remarks and added that the
topography of the area would lend itself to residential develop-
ment.
Mr. Richard Goe, 5112 S. 163rd Place, Tukwila, spoke in opposi-
tion to the request stating that much time and effort went into
the process of developing the Comprehensive Plan and not enough
justification has been offered to change the designation of this
property. He noted that its location is a natural buffer to
noise of the freeway.
Discussion ensued on the proposal.
MR. CAGLE MOVED AND MR. HAGGERTON SECONDED A MOTION THAT THE
PLANNING COMMISSION SUPPORT THE ANNEXATION BUT OPPOSE THE CHANGE
IN ZONING AND COMP PLAN AMENDMENT FOR THE FOLLOWING REASONS:
1. THE CITY IS SHORT OF SINGLE - FAMILY RESIDENTIAL AREA;
2. THE LARGE SIZE OF THIS PARTICULAR PARCEL;
3. THERE IS STILL ADEQUATE PROPERTY AVAILABLE WITHIN THE CITY
OF TUKWILA THAT IS PROPERLY ZONED TODAY THAT COULD BE USE
FOR PROFESSIONAL OFFICE TYPE BUILDING DEVELOPMENT.
THE MOTION WAS UNANIMOUSLY APPROVED.
The Commission concluded that due to the lateness of the hour,
the Sidewalk agenda item be moved to a future meeting.
88 -1 -SPE - EMBASSY SUITES - Request for cooperative parking
agreement.
Jack Pace, Senior Planner, reviewed the staff report for the
proposal recommending approval of the request.
Mr. Richard Chapen, 2100 Koll Center, Bellevue, WA 98004, the
applicant, briefly explained the reasons for the proposal.
Mr. Dean Powell, 7425 S. Harl #6, Tempe, AZ reviewed the proposal
explaining later details to be included.
Discussion ensued on the proposal.
MR. HAGGERTON MOVED AND MR. KIRSOP SECONDED A MOTION, BASED ON
THE STAFF'S FINDINGS AND CONCLUSIONS, IT IS RECOMMENDED TO
APPROVE THE REQUEST FOR COOPERATIVE PARKING AGREEMENT BASED ON
236 ROOMS; THE AREA OF THE RESTAURANT, LOUNGE AND KITCHEN NOT TO
EXCEED 5141 SQUARE FEET; MEETING ROOM AREA OF 3700 SQUARE FEET;
7/ 0
( 7 _ `()
Planning Commission
June 23, 1988
Page 3
lift. PROVIDE A MINIMUM OF 263 PARKING SPACES; AND A WRITTEN AGREEMENT
PROVIDING A STUDY TO BE CONDUCTED ONE YEAR FOLLOWING THE OPENING
OF THE HOTEL AND VALLEY PARKING OR ADDITIONS TO THE PARKING
STRUCTURE BE PROVIDED SHOULD THE STUDY WARRANT IT.
THE MOTION WAS UNANIMOUSLY APPROVED.
Mr. Kirsop was excused at 10:55 p.m.
DR -12 -85 - TUKWILA MINI - STORAGE - Request for a revision to June
1985 approved mini - storage proposal, to allow phasing of project
and interim design of project.
Mr. Carl Tollifson, 720 Industry Drive, represented the applicant
stated he concurred with the staff report.
MR. HAMILTON MOVED AND MR. CAGLE SECONDED A MOTION THAT BASED ON
THE STAFF'S FINDINGS AND CONCLUSIONS, TO ACCEPT THE REVISION TO
JUNE, 1985 APPROVED MINI - STORAGE PROPOSAL TO ALLOW PHASING OF
PROJECT AND INTERIM DESIGN OF PROJECT, SUBJECT TO THE FOLLOWING
CONDITIONS:
1. Substitute Northern Red Oak (minimum 2 1/2" caliper) and
grass along Interurban Avenue to complement planned street
trees.
2. Move rhododendrons back behind tam junipers and supplement
with shrubs to provide a solid landscape border.
3. Specify variety of heathers to be used in containers to
provide sufficient height and bulk.
MOTION UNANIMOUSLY APPROVED.
DIRECTOR'S REPORT
Jack Pace, Senior Planner reviewed with the Commission scheduling
of future work sessions and meetings.
ADJOURNMENT
The meeting was adjourned at 11:07 pm.
Respectfully submitted,
Joanne Johnson
Secretary
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City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
HEARING DATE: June 23, 1988
FILE NUMBER: 88- 1 -SPE: Embassy Suites
"APPLICANT: Richard U. Chapin
REQUEST: Cooperative Parking Agreement
LOCATION: Southeast corner of the intersection of West Valley Highway
and Longacres Way
COMPREHENSIVE
PLAN DESIGNATION: Light Industrial
ZONING DISTRICT: M -1
SEPA
DETERMINATION: Exempt pursuant to WAC
STAFF REPORT
to the Planning Commission
Prepared June 15, 1988
ATTACHMENTS: (A) Vicinity Map
(B) Applicant's Submittal
(C) Excerpts from Parking Generation Report
(D) Planning Commission Minutes of August 13, 1987
9it+r�; >k+s"vkf?F ''�,.,`lb01;2t"LR°XL
STAFF REPORT to the
Planning Commission
DECISION CRITERIA
DISCUSSION
FINDINGS
38- 1 -SPE: Embassy Suites
Page 2
The Zoning Code contains the following criteria for review of a cooperative
parking agreement.
TMC 18.56.070 Cooperative Parkin Facility. When two
or more uses occupy the same building or when two or more
buildings or uses cooperatively share an off - street parking
facility, the total requirements for off - street parking and
loading facilities shall be at least the sum of the require-
ments for the greater of thee uses at any one time or as
deemed necessary by the Planning Commission. All applica-
tions for cooperative parking shall be reviewed and approved
by the Planning Commission.
The applicant is requesting a cooperative parking agreement for the proposed
Embassy Suites Hotel. The project is stated to consist of 236 hotel rooms,
2,500 square feet restaurant /lounge, and 3,540 square feet of meeting rooms.
The required parking for all the various proposed uses would be 320 parking
spaces. The applicant is proposing to provide 263 parking spaces or a reduction
of 57 parking spaces.
As shown by the vicinity map (Attachment A), the property provides limited
opportunity for on- street parking. If a parking reduction were approved, the
potential impacts would be limited to the proposed hotel. In Attachment B, the
applicant provided information relevant to their proposed cooperative parking
plan.
Over the last two years, the Planning Commission has reviewed two similar
requests, Nendel's Cooperative Parking Agreement and Marriott Cooperative
Parking Agreement. The following table provides a comparison between Embassy
Suites Hotel and those Planning Commission reviews.
EMBASSY SUITES MARRIOTT NENDELS
Rooms 236 149 147
Restaurant /Lounge 25 27 116
Meeting Rooms 59 25 93
Required Parking 320 201 356
Requesting Parking 263 172 343
Planning Commission
Approved % reduction 18% 8% 3.6%
Attachment C (Parking Generation 1985) contains excerpts from a report that
examined parking generation rates for various land uses. The report did not
contain any information regarding meeting rooms or public assembly. If the
weekday parking rates were used for Hotel, Weekday Parking Rate for Quality
Restaurant, and the City standard for public assembly were use, the parking
demand would be 292 spaces. There would be a reduction of 28 spaces or 9% from
the required 320 parking spaces.
STAFF REPORT to the ("
Planning Commission
(22/88 -1 -SPE)
CONCLUSIONS
PRELIMINARY RECOMMENDATION
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b8 -1 -SPE: Embassy Suites
Page 3
As noted in the Planning Commission minutes (Attachment D), the Planning Commis-
sion was concerned with the size of Marriott's requested reduction of 14%. The
Planning Commission concluded that a smaller request of 8% reduction was more
appropriate based upon the information provided to them.
The applicant has provided information to support his position that the required
parking for the proposed development should be 262 spaces and not the 320 spaces
required. No site or building plans were submitted. The City has limited
experience in approving cooperative agreement for the proposed use. The appli-
cant is requesting a reduction of 18%, which is the largest request the City has
received for this type of use.
Given the Planning Commission concerns with the Marriott proposal, the staff
believes it would be inappropriate to approve such a large reduction. However,
.there is justification for some degree of parking reduction. Because site and
building plans were not submitted, the staff is unable to completely evaluate
the proposal and offer a firm recommendation.
The Planning staff recommends a cooperative parking agreement be approved for a
9% reduction in parking spaces, subject to staff review of site and building
plans to confirm the applicant's basis for the request.
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HELEN E
BELLEVUE OFFICE
KOLL CENTER BELLEVUE
500 • 108TH AVENUE N.E.
SUITE 2100
BELLEVUE, WA 98004
TELEX: 32•1007 FAN: C208)454
(206) 453-1711
RICHARD U. CHAPIN
BELLEVUE OFFICE
Mr. Jack Pace
City of Tukwila Planning Department
6200 Southcenter Boulevard
Tukwila, WA 98188
Dear Jack:
LAW OFFICES OF
May 27, 1988
ATTACHMENT B
FERGUSON & BURDELL
29Th FLOOR, ONE UNION SOUARE
SEATTLE, WASHINGTON 98101
TELEX: 32-0382 FAX: (208) 682.6078
(206) 622 -1711
Re: Cooperative Parking /Embassy Suites
ANCHORAGE OFFICE
FERGUSON, BURDELL & RUSKIN
RESOLUTION TOWER
1031 WEST 4TH AVENUE
SUITE 500
ANCHORAGE, ALASKA 99501
FAX: (907) 272-1710
(907) 277-1711
Pursuant to our conversation, I am submitting herein
a formal request for approval of a cooperative parking agreement
for the proposed Embassy Suites Hotel at the southeast quadrant
of the intersection of West Valley Highway and Longacres
Way.
The project will consist of 236 hotel suites, 2,500
square feet of restaurant /lounge and 3,540 square feet of
meeting rooms. NOTE: This represents a downward revision
from the size estimated in my letter of May 26, 1988.
The following information is relevant to our proposed
cooperative parking:
1. Entertainment: No entertainment will be provided
in the lounge.
2. Frequency and Time of Use: One or more meeting
rooms are used 25 % -30% during the daytime and less than
10% of the time at night. There is always surplus parking
during the daytime.
3. Configuration of Meeting Rooms: There are three
rooms of approximately 800 square feet each which can be
opened up into one room. In addition, there are two rooms
of 500 square feet each.
4. Purpose of Meeting Rooms: Solely to provide meeting
space for the business people who represent 90% of our guests.
5. Public Use: There is virtually no use of our
meeting rooms for conventions or public meetings.
Mr. Jack Pace
May 27, 1988
PAGE 2
6. Number of Employees: Daytime: 20 + 11 maids;
Evening: 4; Restaurant Help, an additional 7 -8.
7. Vacancy Rate: Traditionally, about 30 %.
8. Restaurant /Louge Overlap: As pointed out in my
letter of May 26, 1988, 25 % -30% of restaurant /lounge receipts
are charged by the customers to their hotel room account.
It is estimated that this represents approximately one -half
of the restaurant /lounge receipts that are attributable
to hotel guests. This would justify a 50% reduction in
the Code parking requirement for the restaurant /lounge.
9. Meeting Room Overlap: Please note on the attached
"Embassy Suites Airport Hotel Parking Facilities ", that
of the eight Embassy Suites surveyed, there was a parking
ratio of from .74 to 1.12 of number of suites /parking spaces
in facilities which included from 2,532 square feet of meeting
space to 11,210 square feet of meeting space. This survey
would indicate that no additional parking spaces are required
for the planned amount of meeting space. Another approach
is provided by the City of Bellevue Parking Code, which
requires six spaces per 1,000 square feet of meeting rooms.
Because Bellevue is considerably farther from the Airport
than Tukwila, if this approach is to be utilized, we suggest
that it be reduced to 4 spaces per 1,000 square feet.
10. Proposed Cooperative Parking:
No. Suites 236
Restaurant /Lounge
1 /100 square feet x 2,500 sq.
ft. x 5 12.5
Meeting rooms
4/1,000 square feet x 3,540
sq. ft 14.2
TOTAL PARKING
REQUIREMENTS 262.7
It is repectfully requested that this proposed Cooperative
Parking Agreement be presented to the Planning Commission
Mr. Jack Pace
May 27, 1988
PAGE 3
Sincerely,
By:
RUC:rlm
B5 06
cc: Mr. Lynn Bock
Mr. Dean Powell
Mr. Rick Beeler, Planning Director
for administrative approval at its meeting on June 23, 1988.
If you have any further questions or find any problems with
the foregoing, please call me at your earliest convenience.
FERGUSON & BURDELL
fr ile...7,1 CiT,
Richard U. Chapin
9aeLic
management, i r1c.
Mr. Dick Chapin
Ferguson & Burdell
2100 Koll Center
Bellevue, Washington 98004
Dear Dick:
May 17, 1988
Re: Embassy Suites Hotel
Parking Study
MAY 20 1988
We have studied the usage at our two Denver properties regarding
the percentage of Food and Beverage business done by room guests. The
results are as follows:
- 7525 E. Hampden Ave. Property
(208 Suites with full restaurant-and ;lounge .plus meeting
room space): of Room
Food & Beverage Room Charges to
Month • Revenue Charges F &B Percentage
Jan. 1988 $44,045 $12,097 27.5%
Feb. 78,583 18,967 24.1%
March 46,504 17,348 37.3
April 66,303 14,880 22.4%
Four Month Average 27.8%
- 10250 E. Costilla Ave. Property
(236 Suites with full restaurant and lounge
plus meeting room space)
% of Room
Food & Beverage Room Charges to
Month Revenue Charges F &B Revenue
Jan. 1988 $76,631 $20.949 31.0%
Feb 87,699 17,409 20.0%
Two Month Average 25.5%
The above shows that approximately 25 -30% of our restaurant and lounge
business is by hotel guests. Therefore 25 -30% of restaurant and lounge
guests have the parking requirement already covered under the hotel room
requirement. The parking relationship is not additive, but overlapping
to the extent of 25 -30% of the restaurant and lounge guests.
9894 Nnrth Wnnrilawn • Si,itP 402 • Wichita. Kansas 67208 • (3161683 -5150
Mr. Dick Chapin
May 17, 1988
Page 2
I understand you should have received the Embassy Suites Corp.
study showing an adequate parking allowance provision at 1 parking
space per hotel room equivalent to 236 parking spaces for our hotel.
That may not have made it to you so I am enclosing a copy of it as
well.
JLB:ml
Enclosures
Yours truly,
J. LYNN BOCK
President
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a 10250 East Castilla Avenue
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Witigalooct, CO e0112
WIMP 003) 7924433
/ ;SO C. CP:cili
P - 2
FAXED
May 17, 1988
Mr. Richard Chapin
Ferguson & Burdell
2100 Roll Center
Bellevue, WA 98004
Dear Mr. Chapin:
Best regards,
}(td 0k c
Madeleine White
Developer, Western Region
MW /jkd
517.del
Attachments
cc: Mr. Lynn Bock
E GAS S
��; �_1 1! "St
We are very excited about the development of a new Embassy Suites
hotel in Tukwila and are happy to provide you with whatever
information you may need as we move forward with the various
regulatory agencies.
Lynn Bock advised me that there is a concern about adequate
parking for the hotel. Embassy Suites, Inc. requires one parking
space for every guest suite; however, in select cases, we have
supported lower parking ratios. Examples of such would be: a
mixed -use development with uses complementary to the hotel, such
as retail and office; or, an airport property where guests
utilize airport shuttle services.
We firmly believe that the required standard one -to -one parking
ratio (or 236 spaces) is more than adequate for the proposed
Tukwila hotel, given the number of suites and expected utili-
zation of the public spaces, including restaurant and meeting
facilities.
I have attached a section of our Design & Construction Standards
Manual describing the parking ratio requirement. Also attached
is a list of Embassy Suites hotels at airport locations that have
similar facilities as the planned Tukwila hotel.
Please let me know if you have any questions or if there is other
information you need.
Embassy Suites Airport Hotel
Parking Facilities
No. # Parking Mtg. Space
Property Suites Spaces Ratio (Sq. Ft.)
Crystal City 267 197 0.74 2,532
Denver Airport 212 220 1.04 5,251
Irvine 293 198 0.68 2,864
LAX 350 374 1.07 6,588
Minneapolis Airport 311 312 1.00 8,025
Tampa Airport 259 190 0.73 6,900
Miami Airport 318 356 1.12 11,210
Burlingame 344 344 1.00 10,928
•
Construction standards
A. Site /Parking Areas
1. Parking Areas
a. Parking and drive areas must be concrete or sealed
asphalt with continuous concrete curbs and gutters.
Decorative paving under the entry canopy is required.
Special consideration should be given to pedestrian
access to building entrances.
Recommend paving in loading dock and garbage dumpster
areas to be concrete.
b. The parking area must provide one space for each guest
room. This is a minimum figure and additional spaces
may be needed contingent on local code requirements,
employee parking requirements, and restaurant and
meeting room needs.
While the above are minimum requirements, it should be
noted that Embassy Suites, Inc. is prepared to
consider different ratios and off - premise parking in
those locations where custom and practice support
this, and where Embassy Suites, Inc., in its sole
.discretion, deems it advisable.
c. The parking area must be adequately illuminated. All
parking areas must contain a minimum lighting level of
one (1) foot candle. Parking structures shall provide
a minimum lighting level of 10 foot candles.
d. The driveway minimum width must be 24' between parking
stalls.
e. The minimum length of parking spaces from curb to
drive line must be 18'.
f. The minimum width of parking spaces must be 9' center-
line to centerline (8' minimum width for compact
cars).
g. One parking space 12' from centerline to centerline pf
car space lines to be provided for each handicapped
room with the ramp over curb and located as conven-
iently as possible to the wheelchair room or building
entrance. The slope of the ramp must be no greater
than 1' every 12'. The ramp must be painted yellow
with non -slip finish. It must be indicated that space
is "Reserved for Handicapped Guests." A ramp (may be
same ramp) is also required for access to the regis-
tration area.
Construction standards
A. Site /Parking Areas (Continued)
h. Parking garages or ramps designed with exterior
decorative screens rather than permanent walls, must
be equipped with suitable protective guard rails for
guest safety and protection.
i. All public parking garages must be open to the
exterior (open area equal to a minimum of 5% of floor
area) or contain a powered ventilation system.
2. Landscaping
Embassy Suites hotel landscaping, both interior and exte-
rior, must be of a nature as to enhance the high quality
theme and decor of the hotel.
a. Landscaping must include, but not be limited to,
walkway treatments, accent lighting, plants, trees,
flowers, fountains, etc.
b. A minimum of 10% of the site must be landscaped, codes
permitting.
c. Provide a minimum 3' wide planting area around
:building.
d. The architect should be responsible for developing
detailed landscaping plans, both interior and
exterior, and obtaining all local permits and /or
zoning approvals. Embassy Suites, Inc. reserves the
right of final approval on all landscape plans.
e. Provide two lighted flag poles (country and state).
L LLE V U
Land Use Code
H. Reconstruction Not Permitted.
A. Scope
B. Applicability
1. Number of Parking Stalls
2. Other Requirements of this Section
C. Submittal Requirements
1. General
2. Waiver
0. Required Review
E. Limitation on Use
F. Minimum /Maximum Parking Requirement by Use
1. Specified Uses
2. Unspecified U.ses
3. Fractions
G. Director's Authority to Define Ratio to be Used
1. General
2. More than Minimum
3. Less than Maximum
4. More than Maximum
H. Existing Parking Exceeding Maximum Allowed
1. Spaces Serving Another Use
2. Other Spaces
a. General
b. Exception
I. Cooperative Use of Parking
1. General
2. Number of Spaces Required
a. Non - overlapping Hours of Operation
b. Overlapping Hours of Operation
3. Documentation Required
J. Off -Site Required Parking Location
1. General
2. District Limitations
3. Assurance Device
(as (s-C 4,g 7)
G. Maintenance and Repair
Ordinary maintenance and repair of a non - conforming building and its equipment or fixtures is per-
mitted provided the value of the repair does not exceed 25% of the assessed value of the building
as determined by the County Assessor for the year in which the work is done.
If a non - conforming building is destroyed by fire, explosion, act of God or act of war to the extent
of 75% of its assessed value then thereafter the land and any developments on it shall conform to
the regulations of the district in which it is located. (See also: Section 20.20.070, Lot Area, Non-
conforming)
— O-
- P-
20.20.590 Parking, Circulation and Walkway Requirements (Ord. 3747, 1- 20 -87, Section 5)
K. Parking Area and Circulation Improvements and Design
1. Materials
2. Marking Required
3. Driveways
a. Entrances and Exits
b. Combined Driveway
c. Driveway Dimensions
4. Loading Space
a. General
b. Loading Space Dimension
i. Standard Requirement
ii. Reduction
c. Waiver
5. Drive-Through Facility Stacking Lanes
6. Grade Separation Protection
7. Landscaping
a. Required Landscaping
b. Reserved Parking in Landscaping
i. General
ii. Exempt from Landscape Limitation
8. Internal Walkways
a. When Required
b. Location
c. Design Criteria
i. Surface. Materials
ii. Curbs
iii. Width
iv. Stairs
(1) General
(2) Adjacent Flights of Stairs
v. Lighting
vi. Markings
vii. Handrails
9. Compact Parking
a. Maximum Amount
b. Identification Required
10. Handicapped Parking
11. Temporary Gravel Construction Parking
a. Permit Required
b. Design Requirements
12. Minimum Dimensions
a. Landscape Areas Excluded
b. Structured Parking Height Clearance
c. Stall Overhang
d. Stall and Aisle Dimensions
Land Use Code '' 55
56 Land Use Code
A. Scope: This Section contains standards and design requirements for parking, circulation and inter-
nal walkways, except as otherwise provided in Chapter 20.25 for Special and Overlay Districts.
B. Applicability:
1. Number of parking stalls: The requirements of this Section for the number of parking stalls app-
ly to each new use and to each new tenant, except as provided in Paragraph 20.20.560.0
for changes to a non - conforming use.
2. Other requirements of this Section: All other standards and design requirements of this Section
apply to new site development and to site development for the substantial remodel of existing
development.
C. Submittal Requirements:
1. General: The Director of Design and Development shall specify the submittal requirements, in-
cluding type, detail and number of copies required in order to determine compliance with this
Section.
2. Waiver: The Director of Design and Development may waive specific submittal requirements
determined to be unnecessary for review of an application.
D. Required Review: The Director of Design and Development shall review the proposed parking, cir-
culation and walkways and may approve the proposed structure, substantial remodel, site develop-
ment, use or occupancy only if the requirements of this Section are met, subject to the provisions
of Section 20.20.560 for non conforming uses, structures and sites.
E. Limitation on Use: Area devoted to parking, circulation or walkways approved pursuant to this Sec-
tion may not be used for any other purpose, except as authorized by a Temporary Use Permit issued
pursuant to Part 20.30M or by other specific approval pursuant to the Bellevue City Code.
Land Use Code 57
F. Minimum /Maximum Parking Requirement by Use:
1. Specified Uses: Subject to Paragraphs 20.20.590.G and 20.20.590.H, the property owner shall
provide at least the minimum and may provide no more than the maximum number of parking
stalls as indicated below:
Use
a. Auditorium /Assembly Room/
Exhibition Hall/Theater/
Commercial Recreation (4)
b. Boat Moorage, Public or
Semi- Public
c. Financial institution
d. Funeral Home /Mortuary/
Religious Institution
e. High Technology Light
Industry (1)
f. Home Furnishing -- Retail and
Major Appliances — Retail (including
retail warehouse sales of such items)
g. Hospital /In- patient treatment facility/
outpatient surgical facility
p h. • Hotel/Motel & Associated Uses
Basic Guest & Employee:
Associated Uses:,,.
Restaurant/Loune /Bar
a$anqueUMeeting Rooms,
Retail:
Less than 15,000 nsf
More than 15,000 nsf
i. Manufacturing /Assembly
(other than High Technology Light
Industry)
j. Office (1)
Business Services/
Professional Services/General Office
k. Office (2)
Medical /Dental /Health Related Services
I. Personal Services
without fixed stations
with fixed stations
Minimum Number
of Parking
Spaces Required
1:4 fixed seats
or 10:1000 nsf
(if there are no fixed
seats)
1:2 docking slips
4:1000 nsf •
1:5 seats
4:1000 nsf
1.5:1000 nsf
1:patient bed
z0.9:guest room
10:1000 nsf
of seating area
t6:1000,nsf
of •seating area
1:1000 nsf
1.5 :1000 nsf .
1.5:1000 nsf
4:1000 nsf
4.5:1000 nsf
3:1000 nsf
1.5:station
Maximum Number
of Parking
Spaces Allowed
No maximum
No maximum
5:1000 nsf
No maximum
5:1000 nsf
3:1000 nsf
No maximum
No maximum
No maximum
No maximum
No maximum
No maximum
No maximum
5:1000 nsf
5:1000 nsf
No maximum
No maximum
58 Land Use Code
Use
Minimum Number
of Parking
Spaces Required
Maximum Number
of Parking
Spaces Allowed
m. Residential:
Single family detached 2:unit No maximum
Multiple Unit Structure:
One - bedroom or studio unit 1.2:unit No maximum
Two-bedroom unit 1.6:unit No maximum
Three or more bedroom unit 1.8:unit No maximum
n. Restaurant
Sitdown only 14:1000 nsf No maximum
with Takeout Service 16:1000 nsf No maximum
o. Retail /Mixed Retail /Shopping Center
Uses (3)
(Includes retail warehouse and
membership wholesale uses except
for sales of major appliances or
home furnishings)
Less than 15,000 nsf
15,000 - 400,000 nsf
400,000- 600,000 nsf
More than 600,000 nsf
r. Wholesale, warehouse 1.5:1000 nsf
Footnotes: Minimum/Maximum Parking by Use:
nsf - net square feet (See Section 20.50.036)
(1) A property owner proposing a high technology tight industry use or an Office use (excluding medicalldenWRroalth related offce) shall provide area for future parking so
that 4.5 stalls per 1000 net square feet can be provided. M the proposed initial installation is less than 4.5 stalls per 1000 rut. (See Paragraph 20.20.590.x.7 for design
requirements) fl at any time the Oireclor of Design and Developmerd determines that adequate parking has not been provided through the initial installation ratio. the Director
may require the installation of stalls designated as reserve parking up to the 4.5 per 1000 rut ratio to assure that parking availability satisfies parking demand. Reserved
parking areas must be dearly designated on the approved site plan and a document describing such area and the obligation 10 convey such area to parlung must be
recorded with the King County Division of Records and Elections and the Bellevue City Clerk.
(2) A property owner proposing a medical/dental/health related office use shall provide area for future parking so that 5.0 stalls per 1000 nsf can be provided. if the initial
installation is less than 5.0 stalls per 1000 net square feet. (Sea Paragraph 20.20.590.K.7 for design requirements) Mat any time the Director of Design and Development
detemmnes that adequate parking has not been provided through the initial installation ratio. the Director may require the installation of stalls designated as reserve parking
up to the 5.0 per 1000 nsf ratio to assure that parking availability satisfies parking demand. Reserved parking areas must be dearly designated on the approved site plan
and a document describing such area and the obligation to convert such area to parking must be recorded with the King County Division of Records and Elections and
the Bellevue City Clerk.
(3) Office. Restaurant and Movie Theater uses included within a Retal/Miud RetailShopping Center use (Paragraph 2020.590.F.1.0) must provide parking stalls as ind cared below:
a. Office Uses: M office uses comprise rnore than len percent of the total net square footage of a retail/mixed retail/shopping center use with 25.000 to 400,000 total
net square feet, the property owner shall provide parking for all office uses at a ratio of at least 4.0 parking stalls per 1000 nsf for all office space. The olCe net square
footage is not used to calculate the parking for other associated uses.
b. Restaurant Uses: M restaurant uses comprise more than five percent d the total net square footage d a feta /mixed retail/shopping center use. the property owner
shall provide parking for all restaurant space at a ratio of at least 14 stalls per 1000 nsf for sitdown restaurants or al bast 16 stalls per 1000 nsf for restaurants with
take -out service. The re staurant net square footage is not used to calculate the parking for other uses.
c. Movie Theaters: Movie theaters in a retaiUmixed retaiushopping center use shall provide addrlional parking as follows:
Size of RetaruMixed Retail/Shopping Center Development (nsf) Parking required in addition to requirements of Paragraph 20 20.590.F.1
p. Retirement/Senior Housing:
Convalescent/Nursing Home 0.4:unit
Retirement Apartment 0.8:unit
q. Rooming /Boarding 1:rented room
less than 100,000
100,000- 199.999 and more than 450 seats
200,000 and more than 750 seats
5:1000 nsf
4:1000 nsf
4:1000 nsf
5:1000 nsf
3.0.100 total seats
3.0:100 total seats
3.0.100 total seats
5.5:1000 nsf
4.5:1000 nsf
5 :1000 nsf
5:1000 nsf
1:unit
1.5:unit
No maximum
No maximum
Movie theater square footage is used 10 calculate the parking for Paragraph 20.20.590.F.1.
(4) Room or seating capacity as specified in the Uniform Building Code (BCC 23.10) at the time of the application is used to establish the parking requirement
Land Use Code 59
2. Unspecified Uses: The Director of Design and Development shall establish the minimum number
of parking spaces required and may establish the maximum number of parking spaces allow-
ed for any use not specified in Paragraph 20.20.590.F.1. The Director of Design and Develop-
ment may consider but is not limited to the following in establishing parking requirements for
an unspecified use:
a. Documentation supplied by the applicant regarding actual parking demand for the pro-
posed use, or
b. Evidence in available planning and technical studies relating to the proposed use, or
c. Required parking for the proposed use as determined by other comparable jurisdictions.
3. Fractions: If the parking requirements of this Section result in a fractional requirement, and that
fraction is 0.5 or greater the property owner shall provide parking spaces equal to the next
higher whole number.
G. Director's Authority to Approve Parking Exceeding Maximum:
Except within the CBD, the Director of Design and Development may approve the installation of more
than the maximum number of parking stalls if the property owner demonstrates that -
1. Such additional parking is necessary to meet the parking demand for a specified use, and
2. Cooperative use of parking is not available or adequate to meet demand, and
3. The maximum number of compact size stalls has been used, and
4. Any required Transportation Management Program will remain effective.
H. Existing Parking Exceeding Maximum Allowed:
1. Spaces Serving Another Use: Parking spaces in excess of the maximum number allowed which
serve a use located on another property through a cooperative parking agreement or other
document may remain so long as the written, recorded obligation to supply that parking re-
mains effective.
2. Other Spaces:
a. General: Notwithstanding Section 20.20.560, any other parking spaces in excess of the
maximum number allowed may remain until there is a substantial remodel of the structure
for which the parking is provided. At the time of a substantial remodel, the number of
parking stalls must conform to the requriements of this Section and the design of all new
or modified parking and circulation areas must conform to the requriements of this Sec-
tion. This requirement does not affect the need to comply with site development standards
pursuant to Paragraph 20.20.560.F.
b. Exception: Notwithstanding Section 20.20.560, if a substantial remodel results in a total
gross floor area for the entire development of 10,000 square feet or Tess, parking spaces
in excess of the maximum allowed may remain.
I. Cooperative Use of Parking:
1. General:
The Director of Design and Development may approve cooperative use of parking facilities
located on separate properties when businesses do not operate at the same time if—
a. A convenient pedestrian connection between the properties exists, and
60 Land Use Code
b. The properties are within 1000 feet of each other, and
c. The availability of parking for all affected properties is indicated by directional signs as
permitted by Bellevue City Code (Sign Code) 22B.10.
2. Number of Spaces Required:
a. Non - Overlapping Hours of Operation:
The property owner or owners shall provide parking stalls equal to the greater of the ap-
plicable individual parking requirements.
b. Overlapping Hours of Operation:
The property owner or owners shall provide parking stalls equal to the total of the individual
parking requirements. If the following criteria are met, that total is reduced by 10 %:
i. The parking areas share a property line, and
ii. The average finished grades of the lots do not differ by more than four feet; unless
a safe, convenient, and visible pedestrian connection can be provided, and
iii. A vehicular connection between the Tots exists, and
iv. A convenient pedestrian connection between the lots exists, and
v. The availability of parking for all affected properties is indicated by directional signs,
as permitted by Bellevue City Code (Sign Code) 22B.10.
3. Documentation Required: Prior to establishing cooperative use of parking, the property owner
or owners shall file a written agreement providing for that use and approved by the Director
of Design and Development with the King County Division of Records and Elections and with
the Bellevue City Clerk. The agreement may be revoked by the parties only if parking is provid-
ed in conformance with the Land Use Code and such parking is approved by the Director of
Design and Development prior to the revocation.
J. Off-Site Accessory Parking Location:
1. General: Except as provided in Paragraph J.2, the Director of Design and Development may
authorize a portion of the approved parking for a use to be located on a site other than the
subject property if —
a. Adequate visitor parking exists on the subject property, and
b. Adequate pedestrian, van or shuttle connection between the sites exists, and
c. The sites are located within 1000 feet of each other, and
d. Adequate directional signs in conformance with Bellevue City Code (Sign Code) 228.10
are provided.
2. District Limitations: Remote parking located in a residential or OU Land Use District may only
serve a use also located and allowed pursuant to Section 20.10.440 in the same District.
OF TRITrInT..
OLYMPIA, WA�r��i�►i v��
Cl
ATTACHMENT C
PARKING GENERATION
Summary of Parking
Occupancy Data
AN
INTERIM
REPORT
ITE Committee 5 -BB
Institute of Transportation Engineers
Objectives of the Parking Generation Report
The primary objective of this report is to provide a sin-
gle document and guide on parking generation rates for
all land uses and building types. This report will be up-
dated periodically to include analyses of additional data
for land uses and building types. Differences in rates will
be investigated and changes in parking patterns will be
monitored.
Interim Report
The purpose of this interim report is to provide users
with the results of the compilation of the data received to
date. The summary sheets were developed from data
collected in over 750 field studies. Data summary sheets
for 61 of the land use codes are included in this interim
report.
Each data summary sheet contains the land use stud-
ied, the independent variable, weekday peak parking
rate (and, in some cases, weekend), the range of peak
parking rates reported, the number of studies con-
ducted for that land use, and the average size of the in-
dependent variable. Future editions of this report will in-
clude standard deviations, the reported peak parking
time period, sources of the data, and additional descrip-
tions and characteristics to consider for each land use.
Use of the Interim Report
Parking generation rates have been calculated for
over 2 /3 of the land use codes identified. However, in
some cases, only limited data have been obtained to
date and thus may not be indicative of a particular and
use or building type. This report is intended as an initial
guide in estimating the parking demand which may be
generated.
Variations in generation rates for the same building
type or land use exist and will be further identified in fu-
ture editions of this report. Because of these variations,
sample size, and special characteristics of a site being
General Instructions for Use
anayzed, extreme care must be exercised in the use of
the rates. At specific sites, the user may wish to modify
the generation rate presented in this report because of
location (central city, suburban, rural), public transpor-
tation service, ridesharing, proximity to other develop-
ments which may reduce parking generated by each
through walking or combined trips, or because of spe-
cial characteristics of the site or surrounding area.
Collection of Additional Data
It is expected that the "Parking Generation" report will
be used by transportation personnel, developers. plan-
ning boards, and others to help determine parking de-
mand. The Institute is seeking the assistance of all par-
ties interested in parking generation throughout the
United States and Canada in expanding the data base
for the "Parking Generation" report.
Guidelines and a form are included in the following
pages. Either or both of the following approaches can be
used.
(1) Review your agency files for any existing data you
may have relevant to this effort. Fill in as much of the Park-
ing Occupancy Survey Form as you can using this exist-
ing data. Return the form(s) to ITE Headquarters.
(2) Collect new data at land use sites in accordance
with the following guidelines and return a completed
Parking Occupancy Survey Form accordingly. This effort
could be part of the regular project activities of your
agency, or a special project to help support the Insti-
tute's effort.
Submission of additional data would be welcome at
any time.
Abbreviations Used in This Report:
MF Multi -Family
SF Square Feet
SFGFA Square Feet Gross Floor Area
SFGFA Square Feet Gross Leasable Area
5
SUMMARY OF PARKING GENERATION RATES
Land Use/Building Type Hotel/Motel ITE Land
Use Code
301
Independent Variable-Occupied Parking Spaces
Per Room
Peak Parking Rates
Standard
Deviation
Number
0 1
Studies
Average Size
of
Independent
Variable
Average
Range
(Min. to Max.)
Weekday
Parking Rates
0.84
0.39-1.58
38
311
Saturday
Parking Rates
0.79
0.31 .
3
394
Sunday
Parking Rates
Reported Peak Parking
Time Period
Source Numbers
ITE Technical Committee 5-B8-Parking Generation
Date: J an. 1985
ITE Parking Generation Report
SUMMARY OF PARKING GENERATION RATES
Quality Restaurant
Land Use /Building Type ITE Land
Use Code
Area
881
Independent Variable - Occupied Parking Spaces
Per 1000 Gross SF of Building
Peek Parkirug Rates
Standard
Deviation
Number
a
Studies
Average Size
a
I ripabb
Average
Range
(Min. to Max.)
Weekday
Parking Rates
14.1
5.3-25.8
18
8.0
Saturday
Parking Rates
17.6
13.4-23.5
3
7.5
Sunday
• Parking Rates
Reported Peak Parking
Time Period
Source Numbers
ITE Technical Committee 5-BB- Parking Generation
Date: Jan. 1985
ITE Parking Generation Report
SUMMARY OF PARKING GENERATION RATES
Family Restaurant ITE Land
Land Use /Building Type
Use Code
Area
882
.
Independent Variable- Occupied Parking Spaces
Per 1000 Gross SF of Building
Peak Parking Rates
Standard
Deviation
Number
o f
Studies
Average Size
or
Independent
e
Average
Rates
(Min. to Max.)
Weekday
Parking Rates
12.4
6.2
10
6.8
Saturday
Parking Rates
7.5
1
13.0
Sunday
Parking Rates ,
Reported Peak Parking
Time Period
Source Numbers
ITE Technical Committee 5- BB- Parking Generation
Date: Jan. 1985
ITE Parking Generation Report
Srikt
-
Cit, of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard ATTACHMENT D
Tukwila, Washington 98188
(206) 433 -1849
CITY OF TUKWILA
PLANNING COMMISSION
AUGUST 13, 1987
The meeting was called to order at 8:03 p.m. by Mr. Larson,
Chairman. Members present were Messrs. Knudson, Larson, Kirsop,
Sowinski, Coplen, and Haggerton.
Representing the staff were Jack Pace, Vernon Umetsu and Joanne
Johnson.
MINUTES
MR. KNUDSON MOVED TO ADOPT THE MINUTES OF THE JULY 23, 1987
MEETING AS WRITTEN. MR. SOWINSKI SECONDED THE MOTION WHICH
PASSED UNANIMOUSLY.
Mr. Knudson noted for the record, that a recommendation be made
to the City of Tukwila Recreation Department to see if a consul-
tant who specializes in playfields can be obtained to assist in
the construction of the athletic playfield. This was in response
to the design review, 87 -7 -DR - TUKWILA PARKS AND RECREATION -
ATHLETIC PLAYFIELD heard at the July 23, 1987 meeting.
87- 4 -SPE: MARRIOTT HOTEL COOPERATIVE PARKING AGREEMENT Request
for approval of a cooperative parking agreement reducing the
required number of parking spaces. The Planning Commission
requested that this item be brought back for further review at
their August 13, 1987 meeting.
Vernon Umetsu, staff representative, reviewed the request,
entering into the record the August 5, 1987 addendum to the staff
report of July 17, 1987.
Dana Mover, Barghausen Engineers, 6625 S. 190th, Suite 102, Kent
explained the reasons for the design chosen for this project. A
design of the sign to be used for this project was given to the
Commission for their review.
Tom Werner, Regional Director of the Marriott Courtyard develop-
ment further clarified the development.
Discussion ensued on the request.
Planning Commission
August 13, 1987
Page 2
MR. KIRSOP MOVED AND MR. KNUDSON SECONDED A MOTION TO APPROVE THE
DESIGN REVIEW OF 87 -4 -SPE MARRIOTT REQUEST SUBJECT TO THE
CONDITIONS AS PRESENTED BY THE STAFF, WITH MODIFICATIONS TO
CONDITION NO. 2 WITH THE DELETION OF THE LAST HALF OF THE
CONDITION AND "FIFTEEN MONTHS" BE REVISED TO "25 MONTHS" IN
CONDITION NO. 4. THE MOTION CARRIED WITH KNUDSON, HAGGERTON,
LARSON, KIRSOP AND SOWINSKI VOTING YES. MR. COPLEN ABSTAINED.
The modified conditions read as follows:
PLANNING COMMISSION CONDITIONS
1. The applicant provide an alternate site plan which shows
enough additional parking to require only an eight percent
reduction through a cooperative parking agreement.
2. The applicant agrees to construct this parking layout if a
year -end study shows parking congestion.
3. The City shall have the option of conducting all studies and
making improvements to the extent of constructing the
alternate site plan at the property owner's expense if
parking congestion is not expeditiously remedied.
4. The applicant provides a cash assignment to the City equal
to 150 percent of the cost of hiring a traffic consultant to
do the year -end congestion study and construct the alternate
site plan. All City costs associated with implementing
these conditions may be deducted from these funds at the
City's sole discretion. All unencumbered funds remaining in
City accounts 24- months after issuance of a certificate of
occupancy shall be returned to the applicant.
5. Complaints' of parking congestion during the first year
shall, at the City's discretion, be cause for hiring a
traffic consultant to conduct a parking demand study. If
parking congestion is found to occur, then site improvements
shall be immediately required to remedy the situation based
on the alternate parking plan.
6. No 'linage advertising the restaurant, lounge, or meeting
rooms shall be visible off -site to the general public.
7. All conditions shall be executed in a legal document
acceptable to the Planning Director and City Attorney. This
document must be approved and executed prior to issuance of
a building permit.
BELLEVUE OFFICE
KOLL CENTER BELLEVUE
500 • 108TH AVENUE N.E.
SUITE 2100
BELLEVUE, WA 98004
TELEX: 32-1087 FAX: (206) 454.5719
(206) 453.1711
RICHARD U. CHAPIN
BELLEVUE OFFICE
Mr. Rick Beeler
Planning Department
City of Tukwila
Tukwila, WA 98188
Dear Rick:
LAW OFFICES OF
FERGUSON & BURDELL
29TH FLOOR, ONE UNION SQUARE
SEATTLE, WASHINGTON 98101
TELEX: 32.0382 FAX: (206) 682.6078
(206) 622-1711
May 26, 1988
VIA HAND DELIVERY
Re: Embassy Suites /Parking Requirements
The information attached is to assist in determining
the number of parking spaces required under the Tukwila
Code for the proposed Embassy Suite Hotel.
The Hotel will contain the following uses:
... - .1.11, RAT{..1 r.,Nm:rr:zr:.��'A'NIN ,•
ANCHORAGE OFFICE
FERGUSON, BURDELL & RUSKIN
RESOLUTION TOWER
1031 WEST 4TH AVENUE
SUITE 500
ANCHORAGE, ALASKA 99501
FAX: (907) 272-1710
(907) 277-1711
No. Suites 236
Restaurant /Lounge . . . .2,500 sq. ft.
Meeting rooms 5,600 sq. ft.
The Tukwila Code requires hotels to have one parking space
per room. Section 18.56 also specifies requirements separate-
ly for restaurants, lounges, and auditoriums or places of
public gathering. These are not applicable because they
do not take into account the fact that large numbers of
users of the accessory facilities would be hotel guests.
Unlike some other jurisdictions, the Tukwila Code does not
provide any requirements for hotels with restaurant, lounge
and meeting facilities. Further, the Code does not take
into account the proximity of Tukwila to Seattle- Tacoma
International Airport, a substantial factor in determining
parking demand.
It is our contention that the combined hotel, restaurant/ -
lounge, meeting room facility is not addressed in the Code.
In that situation, Section 18.56.100 provides that where
the uses are not specified in the parking designations,
the Planning Director will determine the required parking.
We believe that it is appropriate for you to do so in these
circumstances.
Based on a survey of two Embassy Suite facilities in
Denver, Colorado, in 1988, it appears that between 25.5%
Mr. Rick Beeler
Planning Department
May 26, 1988
PAGE 2
and 27.8% of the food and beverage charges were charged
to guests' hotel bills. Assuming that a similar percentage
of the hotel guests use the restaurant /lounge but pay for
their charges at the time of use, we have increased the
estimate to 50 %. Thus, the restaurant /lounge parking require-
ment should be reduced by approximately 50 %. The Code designa-
tion of one - per -100 square feet would be reduced to one - per -200
square feet, resulting in a requirement of 12.5 spaces for
the proposed 2,500 square foot restaurant /lounge facility.
As to parking demand created by the hotel meeting rooms,
please see attached analysis of eight Embassy Suite locations
at airports. Please note that the parking ratio ranges
from .74 per room to 1.12 per room, including parking for
hotel meeting areas.
Some additional guidance is available from the Bellevue
Code (copy attached). Bellevue requires .9 per guestroom,
plus six spaces per 1,000 N.S.F. of meeting rooms. It should
also be noted that Bellevue is not nearly as close to the
airport as Tukwila. Because of the difference in proximity,
we would suggest reducing the Bellevue requirement by one -
third to four spaces per 1,000 square feet, resulting in
a requirement of 22.4 to accommodate the 5,600 square feet
of proposed meeting rooms.
RUC:rim
A5 26
encs.
Parking requirements for the project would be as follows:
No. Suites 236
Restaurant /lounge:
1/200 sq. ft. x 2,500 sq. ft. . . . 12.5
Meeting rooms:
4/1,000 sq. ft. x 5,600 sq. ft. . . 22.4
TOTAL PARKING REQUIREMENTS . 270.9
Thank you very much for your consideration.
Sincerely,
FERGUSON & BURDELL
By:
Richard U. Chapin
24
E M B A S S Y S U I T E S H O T E L
TUKWILA WASHINGTON
RESTAURANT ENTRANCE
LOUNGE /
CONFERENCE ENTRANCE
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16
GROUND FLOOR AREA SUMMARY
PUBLIC AREAS
Lobby
Office
Gift
Restrooms
Dining
Lounge
Complimentary Bar
Luggage
TOTAL
MEETING AREAS
Meeting Room
Boardrooms
Banquet Sto.
TOTAL
RECREATION AREAS
Pool
Exercise
TOTAL
BACK OF THE HOUSE
Kitchen
Mech /Elec.
Maintenance
Employee Lounge
Employee Lockers
Laundry /Housekeeping
Gen. Sto.
TOTAL
*CORRIDORS, STAIRS & ATRIUM
Corridors, Stairs
& Remainder of Atrium
SUMMARY TOTAL
*TOTAL ATRIUM
32
24x
56
2,024 sf
2,294 sf
552 sf
518 sf
2,562 sf
1,932 sf
2,562 sf
180 sf
12,624 sf
2,670 sf
1,006 sf
500 sf
4,176 sf
3,607 sf
404 sf
4,011 sf
2,163 sf
1,576 sf.
240 sf
270 sf
455 sf
1,008 sf
408 sf
6,119 sf
9,645 sf
36,575 sf
8,146 sf
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SR 181
WEST VALLEY DRIVE
Service
line of Utility easement
TUKWILA WASHINGTON
EMBASSY SUITES HOTEL
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PROJECT SUMMARY
HOTEL
Ground Level
7 Floors (2-8)
TOTAL 188,524 sf
GBA/Room 798.8 sf/room
SITE SUMMARY
Site Area 143,795 sf
Landscape 23,253 sf.
16% LANDSCAPE
Parking
263 PARKING SPACES
36,575 sf
151,949 sf
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WEST VALLEY DRIVE
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EMBASSY SUITES HOTEL
TUKWILA, WASHINGTON
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PROJECT SUMMARY _
HOTEL
Ground Level
7 Floors (2-8)
T OTAL
GSA/Room
17.7% LANDSCAPE
Parking
263 PARKING SPACES
0
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•
38,575 of
151,949 of
188,524 of
798.8 of/room
; SITE SUMMARY •
, SR* Arse • 142,551 of
Laddlasus 25,427 of.
1 [ 10T SIZE & COVERAGE,
•
1Gross_SIto__Ati_l_ 142,551 of
• •
'ftti . :38,207. .1
',Parking Dodc 30,916 at
!Nit SIt• Area • .
AREA pAhici NO CALcupinot4i,:;!,r,
• •
Ground Floor
— . - RiOfoUrdiff'
.Loungo 2;000 sr ,33 "
s Me•thici Rooms ,(3)4 4.5
BoordroOMs (2)0S00 fgolrld s,t(
AtrIum lk.
Anclllary Susi* _29,234
, • TOTAL 36,575 of (.73)
.Gusst room • (2361,...,A51,049
isrldng:Count. • '..283,SO4.9:767
•
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'''
ON
DATE
FILE NUMBER
PROJECT NAME
ADDRESS
APPLICANT
FILE
I CROSS REFERENCE I
ACTION
12/21/88
88 -1 -SUB
iti6l4 if
• TUKWILA JUNCTION
NW 23 -23 -4
14915 - 57TH AVENUE S.
ESM, INC.
88 -6 -R/
EPIC -34 -88
I
SUBDIVISION 1988
Do)c 444
N
DATE
FILE NUMBER
PROJECT NAME
ADDRESS
APPLICANT
FILE
CROSS REFERENCE
ACTION
2/4/88
88 -1 -V
FOODMAKER, INC.
. JACK IN THE BOX
SE CORNER OF WEST VALLEY HIGHWAY AND
STRANDER BOULEVARD
FOODMAKER, INC.
NONE
be.i P
5/5/88
88 -2 -V
GENCOR (Landscaping)
5900 SOUTHCENTER BOULEVARD
LEON GRUNDSTEIN
C4 Ite D
10/14/8E
88 -3 -V
SCIOLA SHORT PLAT
17800 WEST VALLEY HIGHWAY
NICK SCIOLA
88 -3 -SS
WITHDRAWN
VARIANCES 1988
vin