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Home My WebLink AboutPermit DR-07-84 - INN VENTURES INC - BROCK RESIDENCE INN DESIGN REVIEWDR-07-84 NE CORNER OF STRANDER BOULEVARD WEST VALLEY HIGHWAY INN VENTURES INC - BROCK RESIDENCE INN DESIGN REVIEW CONCLUSIONS CI T Y OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM V) A. . DR- 07 -84: Inn Ventures, Inc. INTRODUCTION Inn Ventures proposes to construct a 144 unit motel complex to be known as Brock Residence Inn at the northeast corner of Strander Blvd. and West Valley Highway, and adjacent to the Green River. Due to the shoreline location a Shoreline Substantial Development Permit pursuant to the State Shoreline Management Act is in the process of review. In addition, TMC 18.60.030(2)(A) requires Board of Architectural Review of the design and site plan. FINDINGS 1. TMC 18.60.030(2)(A) requires Board of Architectural Review of the proposal. TMC 18.60.050 contains design review guidelines for the Board to utilize in reaching its decision. The Board may approve, modify, or deny the application. 2. The 6.87 acre property is located in the C -2 zone which permits motel develop- ment. The proposal consists of 21 buildings, 18 of which are identical 8 -plex units, all of which are less than 35' in height. Along the West Valley Highway is proposed a larger structure known as the Gatehouse. Another small storage structure and cabanna is located adjacent to the pool next to the Green River. An outdoor sport court and 3 spas are also proposed in the deve- lopment. A single access is proposed adjacent to the West Valley Highway and to the Strander Blvd. The buildings are set back slightly more than 40' from the high water line within which is the dike maintained by the King County Hydraulics Division. The method of operation of the proposal is for patrons to be able to stay for various and extended periods of time enjoying facilities which are complete living units with all equipment provided. 3. The Public Works Department is coordinating required street improvements in the rights -of -way of West Valley Highway and Strander Blvd. with the appli- cant. 4. Except for along the riverbank the property is essentially level. Existing vegetation is confined to the riverbank area, and consists of only a few deci- duous trees. Page -2- Planning Commission DR- 07 -84: Inn Ventures, Inc. May 24, 1984 1. TMC 18.60.050(1) Relationship of Structure to Site: The proposed site plan features appropriate pedestrian facilities and recreation facilities on site as well as visual break -up of the large amount of parking required for the facility. Building height is confined to 2 -3 stories which appears to be appropriate for the area. 2. TMC 18.60.050(2) Relationship of Structure and Site to Adjoining Area: Surrounding Development is a mixture of architecture and building materials. Therefore, the proposed cedar siding, masonite stuccato board, and concrete tile roofs will be in contrast with and appears beneficial to the site and surroundings. The landscaping, although conceptual, indicates appropriate transition from adjoining land uses and properties. Access to and from the property and on -site circulation is efficient and convenient for the proposal, but will require meeting Public Works Department concerns and requirements for adequate circulation on Strander Blvd. and West Valley Highway. This may involve dedication of additional right -of -way in West Valley Highway. 3. TMC 18.60.050(3) Landscape and Site Treatment: The essentially level characteristic of the site produces little opportunity for grade changes to increase visual interest on the site. However, the siting of the buildings and landscaping appears to create sufficient visual interest by capitalizing on the riverfront. Landscaping, although conceptual, appears to inhance the proposed buildings and outdoor recreation facilities. Service areas and /or facilities are confined to the Gatehouse and the building adjacent to the pool. Exterior lighting details were not provided at the time of drafting the staff report. 4. TMC 18.60.050(4) Building Design: Due to the existing character of the surrounding development the proposal will stand out in the area as a distinct and unique architectural statement. However, the scale of the buildings is appropriate, and the building design appears to be within the context of the proposed use as a motel for short or extended stays by families, businessmen, etc. Building design and character appears essentially the same as one might expect in a large residential home. The buildings will be painted an ivory, off -white color trimmed in a dark brown, with a medium brown colored roof. This color scheme seems to be generally compatible with surrounding development. Exterior lighting fixtures were not included in the proposal. The 19 motel units are the same design and configuration. While the orien- tation of the buildings is altered by change of position, the impression of some appreciable monotony of design is reasonably apparent. A commendable attempt has been made to arrange the buildings to create small courtyards oriented internal to the project, away from the parking lots and river. This creates a diversion of spaces available to patrons and presentation of Page -3- �' Planning Commission DR- 07 -84: Inn Ventures, Inc. May 24, 1984 slightly different facades to the parking lots, river, and adjacent develop- ment and adjacent streets. However, the reasonable conclusion that visual interest is not provided by variety is very apparent. 5. TMC 18.60.050(5) Miscellaneous Structures and Street Furniture: External lighting and street lighting details were not provided at the time of writing the staff report. Therefore, analysis is precluded at this time. RECOMMENDATION Based upon the above, staff recommends the Board of Architectural Review approve the application as submitted subject to: 1. Submission of exterior illumination and street lighting for review and appro- val by the Planning Department pursuant to the criteria of TMC 18.60.050. 2. Redesign of some of the units to minimize monotony of building design and to create variety of visual interests. This revision shall be reviewed and approved by the Planning Department per TMC 18.60.050. 3. Planning Department review and approval of the final landscape plan for con- formance to TMC 18.60.050 and particularly 18.44.130(2)(C)/140(2)(C)(iii). 4. Site plan revision pursuant to the King County Hydraulics Division, City Public Works Department and zoning requirements. 5. Access and street right -of -way improvements approved by the Public Works Department per applicable City ordinances and standards. Should the Board of Architectural Review find the building design for the proposal to be acceptable, staff recommends the remaining conditions (1, 3, 4, and 5) be applied. NOTICE OF APPEAL Tukwila Municipal Code Section 18.90.020 specifies that any party agrieved by the decision of the Planning Commission or Board of Architectural Review may appeal that decision to the City Council by filing a written appeal to the City Clerk within 10 days of the Commission or Board's decision. The written appeal shall state the reasons for the appeal, and the City Council may affirm, deny, or modify the decision within 90 days of filing of the appeal. The City Council may hold a public hearing on the appeal. ATTACHMENTS A - Master Application B - Application C - Site Plan D - Building Elevations and. Shoreline Cross - Sections RB /blk CITY OF TUI( /ILA Central Permit System MASTER LAND DEVELOPMENT APPLICATION FORM PLEASE WRITE LEGIBLY OR TYPE ALL REQUESTED INFORMATION -- INCOMPLETE APPLICATIONS WILL'_NOT BE ACCEPTED FOR PROCESSING. SECTION 1: GENERAL DATA TYPE I) APPLICANT: 2) 3 ) OF APPLICATION: o BSIP oCONDITIONAL USE Q SHORT D SUBDIVISION PLAT D UNOLASS. USE ®SHORELINE PERMIT PRD PMUD: BAR OINTERURBAN o VAR t ANCE o CHG. OF (COMP. PLAN ZONING AMENDMENT NAME Inn Ventures Inc. (Larry Culver) TELEPHONE ( 206) 383 -2000 ADDRESS 2115 North 30th Ave., Suite 202, Tacoma, WA ZIP 98403 PROP. OWNER: NAME A.E. Properties Inc. c/o Koll Co. TELEPHONE ( 206 )643 -1776 ADDRESS 2021 52nd Ave. N.E. Redmond, WA zip 98052 Attn: Mark Nemirow PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BLOCK) The northwest corner of the intersection of the West Valley Highway and Strander Blvd. SECTION II:, PROJECT INFORMATION 4) DESCRIBE BRIEFLY THE PROJECT YQU:PROPOSI;. To construct. a 144.unit Hotel complex adjacent to the Green River with a future commerical development at the corner by a different owner. 5) ANTICIPATED PERIOD OF CONSTRUCTION: FROM A.S.A.P. TO 10 months later 6) WILL PROJECT BE DEVELOPED.IN PHASES? OYES ONO IF YES, DESCRIBE: The Hotel complex 71 will be developed by a different owner than the commercial development. PROJECT STATISTICS: A) ACREAGE OF PROJECT SLTE: B) FLOORS OF CONSTRUCTION: (Hotel complex only) C) SITE UTILIZATION: ZONING DESIGNATION COMP. PLAN DESIGNATION BUILDING FOOTPRINT AREA LANDSCAPE AREA PAVING AREA TOTAL PARKING STALLS - STANDARD S I Z E . . - COMPACT SIZE - HAND I CAPPED SIZE TOTAL LOADING SPACES AVER. SLOPE OF PARKING AREA AVER. SLOPE OF SITE NET 6.87 acres GROSS TOTAL /I FLOORS 3 TOTAL GROSS 97,000 FLOOR AREA EXISTING C -2 Commercial N/A 0 N/A 0 N/A / N/A N/A N/A N/A N/A Flat 'PROPOSED 6.87 acres INCLUDES: INCLUDES: C -2 Commercial 43.865 S.W. 183.498 S.P. 50,835 S p? 9R aq R 0 1.5% 8) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S MAP? EJ YES ❑ NO EASEMENTS o BASEMENT o BASEMENT NOTES ENVIRONMENTAL 0 ® MEZZANINE ® MEZZAN I NE Incl. interior walkways Incl. pool & spnrt court BASE SECTION 111: APPLICANT'S AFFIDAVIT I, Larry C. Culver , BEING DULY SWORN, DECLARE THAT I AM THE CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE- GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWITH SUBMITTED ARE IN ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE A 1- BELIEF. SUBSCRIBED AND SWORN BEFORE ME IS ARY RESIDING LIC I b:l.lr OF DATE. April 24, 1984 $ {- - (3 9 THE STATE OF WASHINGTON CT PURCHASER OR OWNER) tikktOtr CITY OF TUKWILA Central Permit System MASTER LAND DEVELOPMENT APPLICATION FORM 2) NAME OF WATER AREA AND /OR WETLANDS WITHIN WHICH DEVELOPMENT IS PROPOSED: to the Green River. 1) GENERAL LOCATION OF PROPOSED PROJECT: The northwest corner of intersection of the West Valley Highway and Strander Blvd. WITHIN NW (1/4 SEC.) OF SECTION 25 OF TOWNSHIP 23 N RANGE 4E W.M., IN TUKWILA, KING COUNTY, WASHINGTON. _ Adjacent 3) CURRENT USE OF THE PROPERTY WITH EXISTING IMPROVEMENTS: The property is currently vacant. 4) PROPOSED USE OF PROPERTY: To construct a 144 unit hotel complex along the Green River frontage and develop a commercial office complex on the corner by •a different owner. TOTAL CONSTRUCTION COST AND FAIR MARKET VALUE OF PROPOSED PROJECT INCLUDING ADDITIONAL DEVELOPMENTS CONTEMPLATED BUT NOT INCLUDED IN THIS APPLICATION: 3,775,000 Motel Complex 6) CONSTRUCTION DATES (MONTH AND YEAR) FOR WHICH THIS PERMIT 1S REQUESTED: BEGIN As soon as possible COMPLETE 10 months later TO BE COMPLETED BY LOCAL OFFICIAL: 7) DESCRIPTION OF THE EXISTING SHORELINE: 8) ,APPROXIMATE LOCATION AND NUMBER OF EXISTING AND POTENTIAL DWELLING UNITS THAT WILL HAVE A VIEW OBSTRUCTED BY ANY PROPOSED STRUCTURE EXCEEDING 35 FEET IN HEIGHT. 3;;;" ; t i (.`f t �...... [fit T ,. t(.ti• RN -[1300 NE. TO NATO L .WIOIC FINISHED FL000 ELEV.. 20.0' ■LR•IO T!0[TA1101 TO IM 1tTULn MAST *AN{ OF 01••0 100. 10.0' PLANT LIST O Acts MU... 000 11 *[ 0 L3*u0.(07..0t O.UICw R.I..U1KL.1 L0n0 PLAN! *1 30 UUL.CU]COCCUt. 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U rn. .NEAR NIPS WATER WARS r LON•IN•LCT .r EMIR I XVI 5551505 - EIERT r 1.011.1•••CT r VIRO.N15 MAN MISS WATER NARA WEAN NOON WOE RIM • cam_ 11 1Fr tW S -PLEX ~Ow • IM) Frot 1101 A 11111 min F211-1. •.%•;"- tIliuIIIII[*iiI:i1 o MBE (.13 .1N...RA* (1.1 ._tea •nn........ ••• .••M• 9,IEHQUSE imiFa 1iii 1„.„, uii .11.1121114 S -PLEX J F11JJ H tLiIIJ . I �r _GATEHOUSE I• .1 a . /1 1.•1. O. I .' IoIE. n.�•. -- 1 • Er i N r C -' a a L O SHORELINE PROFILE CROSS - SECTIONS .r alum trVISOS- NERT RIVES N 4 N I C O C ; • - - C P C C • • .j . SS • 2a 5 t sa ki 6 8 a 51 i OPA 1nr r.To JohnsonBraund design group p.s.,inc. arc lecture engineee..fiig 8;planniny consultants •