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Home My WebLink AboutPermit 81-11-W - CHRISTENSEN GROUP - RAMADA HOTEL WAIVERPermit 81-11-W - CHRISTENSEN GROUP - RAMADA HOTEL WAIVER TUKWILA CITY COUNCIL, REGUr MEETING April 20, 1981 ` Page 9 NEW BUSINESS - Continued . McNamara Condo- minium Waiver (McMicken Hts. (cont.) Christensen Group Hotel Waiver - -for 8 story hotel tower (Christensen Rd.) Criteria No. 1 Criteria No. 2 i I Attorney Hard said Council cannot go out and independently seek information. The applicant is entitled to know what information Council is taking into consideration when granting a decision. Councilman Harris said she is not satisfied with the 1969. soil's report. Attorney Hard said Council has a right to visit the property, but not to perform any type of test. Council has to weigh the infor- mation submitted. Councilman Bohrer said it is very important based on this, that staff has time to look at the data. Mr. Walsh mentioned that they have no objection to Council getting as much information as is necessary and with staff having time to prepare a report. A project can be killed by delay. He asked Council to bear this in mind. When the information is there, please make a decision. Councilman Phelps said she can make a decision without hearing all the input on the new zoning map. She asked for clarification on the soil's test report as to when some of the tests were done. Mr. Walsh said they will submit a written report to staff. MOVED BY BOHRER, SECONDED BY SAUL, THAT THE MOTION BE AMENDED TO ALLOW THE COUNCIL PRESIDENT TO BRING THIS ITEM BACK TO COUNCIL AT HIS DISCRETION. MOTION CARRIED. Councilman Harris asked why the number of units requested has been changed from 33 to 54. Mr. Walsh said (1) The initial proposal was for tri -plex units. The new concept will allow a greater number of units without additional impact on the site; (2) The applicant feels very strongly that any proposal with substantially less than the number of units currently allowed under the existing zoning is not economically feasible. *MOTION CARRIED. MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON CRITERIA NO. 1. Does the proposed action represent a unique condition ?* ROLL CALL VOTE: SAUL - YES HILL - YES VAN DUSEN - YES BOHRER - NO JOHANSON - NO HARRIS - NO PHELPS - YES *MOTION CARRIED: 4 - YES; 3 - NO. MOVED BY VAN DUSEN, SECONDED BY HARRIS, THAT COUNCIL VOTE YES ON CRITERIA NO. 2. Is the proposed action significant in scale ?* ROLL CALL VOTE: HILL - YES VAN DUSEN - NO BOHRER - YES JOHANSON - YES HARRIS - NO PHELPS - YES SAUL % - *MOTION CARRIED: 5 - YES; 2 - NO TUKWILA CITY COUNCIL, REGU °R MEETING April 20, 1981 Page 10 NEW BUSINESS - Continued . Christensen Group Hotel Waiver - -for 8 story hotel tower (Christensen Rd.) (cont.) Criteria No. 3 Criteria No. 4 Criteria No. 5 MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON CRITERIA NO. 3. Has the applicant shown that no reasonable alternatives are available which would not require a waiver ?* ROLL CALL VOTE: VAN DUSEN - N/A BOHRER - NO JOHANSON - NO HARRIS - YES PHELPS - N/A SAUL - N/A HILL - N/A *MOTION FAILED: 1 - YES; 2 - NO; 4 - N /A. 4 -71 MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL VOTE YES ON CRITERIA NO. 4. If the request for waiver involves building, grading, clearing, excavation, or filling in a geographical area generally identified by the environmental base map as an area of high natural amenity or development constraint are suf- ficient mitigating measures provided ?* Councilman Saul noted that staff raised two questions: (1) the visual character of the site, and (2) the encroachment on the 40 foot wide river use zone. Mr. Caughey said the encroachment on the river use zone has been removed. Most of the significant vegetation appears to be in the 40 foot setback zone and will not be disturbed by development. Councilman Bohrer said there is an element here that is the first such action of the City and that is the designation of the elevation. Council will use for reference to the mean high water mark for enforcement of the Shoreline Management Act. The elevation here is 17; this corresponds to 9,000 cubic feet per second release measured at the Auburn gauge. The maximum release is 12,000 cubic feet per second. It is inconsistent to set the lower level for this particular site. This subject should be discussed during the zoning meetings. ROLL CALL VOTE: BOHRER - NO JOHANSON - YES HARRIS - YES PHELPS - YES SAUL - YES HILL - YES VAN DUSEN - YES *MOTION CARRIED: 6 - YES; 1 - NO. MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON CRITERIA NO. 5. Is the request for waiver consistent with the goals and policies of the comprehensive land use policy plan ?* ROLL CALL VOTE: ' JOHANSON - YES HARRIS - YES PHELPS - YES SAUL - YES HILL - YES VAN DUSEN - YES BOHRER - YES *MOTION CARRIED; 7 - YES. TUKWILA CITY COUNCIL, REGULAR MEETING April 20, 1981 Page 11 NEW BUSINESS - Continued Christensen Group Hotel Waiver- -for 8 story hotel tower (Christensen Rd.) (cont.) Criteria No. 6 Criteria No. 7 ROLL CALL VOTE: HARRIS - YES PHELPS - YES SAUL - YES HILL - YES VAN DUSEN - YES BOHRER - NO JOHANSON - YES ROLL CALL VOTE: PHELPS - NO SAUL - YES HILL - NO VAN DUSEN - NO BOHRER - YES JOHANSON - NO HARRIS - NO *MOTION FAILED: 2 - YES; 5 - NO. MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON CRITERIA NO. 6. Do the requirements of this waiver ordinance impose a special hardship to this site ?* *MOTION CARRIED: 6 - YES; 1 - NO. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL VOTE YES ON CRITERIA NO. 7. Would a grant of the waiver necessitate a major policy commitment prior to the adoption of the new zoning ordinance and map ?* Councilman Bohrer said it is a major policy commitment. This particular site uses a definition for mean high water mark. Are we establishing this policy by passing this waiver? I feel we are, and it is a major commitment. We are making a decision here that is very influential on what the city's setbacks are under the Shoreline Management Act. Councilman Hill asked if there is a ruling on how you establish the mean high water mark. Mr. Caughey said it is a good question. The answer depends on who you talk to. Councilman Saul asked if there is any consistency in the three buildings that have been constructed along the river. Mr. Caughey said the Tecton project is based on 9,000 CSF line. It would make it easier on staff if the CSF line was established and then carried out uniformly throughout the City. Councilman Bohrer recommended that Council establish 12,000 CSF line. Councilman Harris said it seems like it has already been estab- lished at 9,000 CSF. Councilman Bohrer said he does not feel Council has established the line. He suggested it be made part of the zoning code so there is no misunderstanding. Mayor Todd reminded Council that, at the present, Criteria No. 7 is being considered. He recommended, if Council is going to establish the setback tonight, it be set at 9,000 CSF. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT THE PRELIMINARY WAIVER BE APPROVED AS SUBMITTED.* Councilman Hill said he is in favor of approving the waiver, but he would like the administration to review the Mean High Water Mark and make a recommendation to Council. What impact would establishing it at 9,000 or 12,000 make? Let's establish it so it will be fair to everybody. TUKWILA CITY COUNCIL, REGU P MEETING April 20, 1981 � ,. Page 12 NEW BUSINESS - Continued Christensen Group Hotel Waiver - -for • 8 story hotel tower (Christensen Rd.) (cont.) Ordinance 1211 - Adopting the policies of the State Environ- mental Policy Act ADJOURNMENT: 10:40 P.M. Mayor Todd said he doesn't believe you can set a definite line and be fair to everybody. ROLL CALL VOTE: SAUL - NO HILL - YES VAN DUSEN - YES BOHRER - NO JOHANSON - NO HARRIS - YES PHELPS - NO *MOTION FAILED: 3 - YES; 4 - NO. MOVED BY VAN DUSEN, SECONDED BY PHELPS, THAT THE PRELIMINARY WAIVER BE APPROVED AND SUBJECT TO B.A.R. REVIEW.* ROLL CALL VOTE: SAUL - NO HILL - YES VAN DUSEN - YES BOHRER - NO JOHANSON - NO HARRIS - YES PHELPS - YES *MOTION CARRIED: 4 - YES; 3 - NO. 3/71 MOVED BY VAN DUSEN, SECONDED BY HILL, THAT THE PROPOSED ORDINANCE BE READ BY TITLE ONLY. MOTION CARRIED. City Attorney Hard read an ordinance of the City of Tukwila re- lating to environmental policy, adopting the policies of the State Environmental Policy Act (RCW 43.21C.010 -.020) and the revised SEPA Guidelines dated 21 January 1978 (WAC 197 -10), all by reference and establishing local regulations and processing procedures to implement said environmental policy and repealing Ordinance No. 986. Councilman Van Dusen noted that Council has had no chance to discuss this ordinance. Mr. Caughey explained that the Community Affairs Committee reviewed the ordinance line by line. The main difference in the old policy and this new one is that there is now an appeals process. There are other minor changes. MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT ORDINANCE NO. 1211 BE ADOPTED AS READ. MOTION CARRIED. MOVED BY VAN DUSEN, SECONDED BY JOHANSON, THAT THE REGULAR MEETING OF THE CITY COUNCIL ADJOURN. MOTION CARRIED. • Mayor 14LA 1906 2 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor Christensen Group, Inc. 5400 Macarthur Blvd. Vancouver, WA 98661 Attn: Ken Baines City of Tukwila Subject: Shoreline setback - proposed Ramada Hotel MC/61k 6 April 1981 During the past several weeks, we have worked together to develop a site plan for your project which complies with the requirements of the City's Shoreline Master Plan. At this point, two options are ap- parent: A) Reduce the floor -area scale of the project in order to reduce to amount of land area dedicated to surface parking. B) Reduce the required shoreline plan setback requirements. After researching the master plan program, I believe that an alter - native solution exists which will allow you more flexibility in the design of your surface parking layout while remaining in compliance with shoreline protections standards. "River use zone alternative A " " requires a 50' wide building setback distance measured landward from the ordinary mean high water level; however, within that setback area an access road of 24' width is permitted no closer than 25' to the ordinary mean high water mark. This approach is permitted in lieu of the 40' setback which we have discussed in the past. Thus, you may route a parking area driveway within the river setback zone under the 50' -wide alternative. I hope this information is of some use to you. Tukwila ring Dept. bfacrr Caughey Acting Director MC/blk C City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor Christensen Group, Inc. 5400 Macarthur Blvd. Vancouver, WA 98661 Attn: Kenneth Baines Subject: Application 81 -11 -W -- Ramada Hotel Based on our conversation of yesterday afternoon, I have reviewed the site diagram transmitted on 27 March 1981 (Received 3/31/81), and offer the following suggestions: 1) Add the top -of -bank and the ordinary mean high water line for the northwest frontage of the property.. Identify the location and use of the existing easement between the west edge of the project and the river. 3) Identify the ordinary mean high water line as measured in mean sea - level datum. Assistance may be had from the King County Public Works Dept. Surface Water Mgmt. Division. 4) Provide a break -dawn, in tabluar form, of the parking space allocation according to the different floor -space uses of the prgj ect. 5) Locate existing significant trees. I believe that inclusion of the above - described information will assist the City Council to make a prompt, fair decision on your pending waiver application. By the way, when you complete the suggested revisions, we'll need one copy each at 1" = 30' scale, and at the reduced format of 8 x 11 ". Thanks for your cooperation. 1 April 1981 Tukwila . c ing Dept. rk Caughey Acting Director RE: Tukwila Hilton Hotel Our Job No. 28248 MEMORANDUM DATE: 1 April 82 TO: Kin County Surface Water Management Dept. - Douglas. Chin y of Tukwila Planning Dept. - Mark Caughey F.E.M.A. - Greg Polk Jensen, Krause & Schoenleber - Jerry Basinger Christensen Group, Inc. - Kenneth Baines FROM: Kegel & Associates, Inc. - R. Michael Spano Please find attached a copy of letter dated 30 March 82 from Army Corps of Engineers regarding the 100 yr. flood elevation at subject site on the Green River. As you will note, this revises the water surface, and therefore top of the bank requirement, outlined in my letter of 16 February 82 to Jerry Basinger. RMS /ph Kegel & Associates Inc. ICI EVERETT, WASHINGTON 98204 e, NPSEN -HH -HC R. Michael Spano, P.E. Kegel and Associates, Inc. 9800 Evergreen Way Everett, WA 98204 Dear Mr. Spano: DEPARTMENT OF THE ARMY SEATTLE DISTRICT. CORPS OF ENGINEERS P.O. BOX C -3755 SEATTLE. WASHINGTON 98124 Sincerely, U,r iZ GHL 30 March 1982 In response to request made in the last paragraph of your 16 February 1982 letter to Mr. Jerry Basinger regarding the proposed Tukwila Hilton near S. 158th Street, the following preliminary data are provided: 24 ft, NGVD - 100 -year water surface elevation 25 ft, NGVD - SPF water surface elevation 26 ft, NGVD - recommended top of levee elevation The above elevations are based on our latest hydraulic analysis made for our flood damage reduction study of the Green River and have not been approved by our higher authority. If you have any questions, please call Mr. George Ristau at 764 -3596. Chief, Hydrology & Hydraulics Branch U 0 U I LIAR 31 I 2 KEGEL & ASSOCIATES, INC. Christensen Grou 5400 MacArthur Blvd. Vancouver, Washington 98661 (206) 696-0381 (503) 285-8321 Mr. Mark Caughey Assistant City Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Mark: KWB:bb Enclosure March Sincerely, 27, 1981 Kenneth W. Baine Secretary . h3Q .3 4 Sir 1 861 T e anw kfi Enclosed is a preliminary site plan which causes all of the improvements to be located outside the 40 foot easement. We have also provided for parking and ingress and egress. Dick DuBois and I want to discuss this site plan with you next week because I will be in the East the week of April 6,. 1981. Please call me after you have had an opport- unity for review. Thanks. CHRISTENSEN GROUP, INC. 1UKWILA LA Y CUUINGIL GUlrliWt Ur •March 23, 1981 . Page 8 NEW BUSINESS - Contd. Budget Transfer• Motion: Funds for Meter Reader in • Sewer Dept. Sunwood Utility Turnover. Water Purveyor's Interlocal Agreement. Minor Remodeling at Tuk- wila Comm. Ctr. & appro- val to call for bids. AWC Conference ADJOURNMENT 10:45 P.M. Itlt WHULt PittllNU Ted Uomoto, Director of Public Works, said in the past the Water Department has paid the full cost of reading water meters. These meter readings are also necessary for billing sewer and metro charges and the Sewer Department should participate in the cost of reading the meters. The first six months of each year the Water Department pays costs. The last 6 months of each year the Sewer Department pays costs. MOVED BY HILL, SECONDED BY SAUL, THAT THE PROPOSED BUDGET TRANSFE MOTION BE ON THE AGENDA OF THE APRIL 6, 1981 REGULAR COUNCIL MEETING. MOTION CARRIED, WITH BOHRER VOTING NO. Councilman Hill said this item has come out of the Public Works Committee. It was the conclusion of the Committee that the water system is a loop system and it is beneficial to the City and we should maintain all main lines. Councilman Saul said he thought the City was committed to water and sewer utility turnover. Discussion followed regarding the ability of the City to get to the utilities. Councilman Hill said the developer has suggested that the City contact a sewer maintenance company to see what it would cost to have them maintain it. Mr. Dally, Developer of Sunwood, said the steepness should precli any blockage problems. MOVED BY SAUL, SECONDED BY HARRIS, THAT THE CITY ACCEPT THE WATEI AND SEWER UTILITY TURNOVER AS INDICATED IN THE EXHIBIT ATTACHED TO THE PROPOSED RESOLUTION AND IT BE ON THE AGENDA OF THE APRIL 6, 1981 REGULAR COUNCIL MEETING. MOTION CARRIED. Councilman Hill said the water purveyor's interlocal agreement had been discussed in the Public Works Committee. It is an agreement whereby the participants agree to pay their share of an independent water rate study to determine that the contract proposed by Seattle for future rates is fair and equitable. Tukwila's share is $1,600 to $2,100. MOVED BY HILL, SECONDED BY SAUL, THAT A RESOLUTION AUTHORIZING T MAYOR TO SIGN THE WATER PURVEYOR'S INTERLOCAL AGREEMENT BE ON TN AGENDA OF THE APRIL 6, 1981 REGULAR COUNCIL MEETING. MOTION CARRIED. Ted Uomoto, Public Works Director, said someone from the Council should be appointed to be a representative of the City to serve on the Regional Water Purveyor's Committee. Phil Fraser, Senior Engineer, said they would like Council autho ization to call for bids to provide the minor remodeling of the Community Center. . Phases 1 through 5 will amount to $23,8 In order to meet the July 1 deadline, advertising for bids shoul be done on April 7, 1981. MOVED BY HARRIS, SECONDED BY PHELPS, THAT THE PUBLIC WORKS DEPAP MENT BE AUTHORIZED TO CALL FOR BIDS ON THE REMODELING OF THE TUKWILA COMMUNITY CENTER. MOTION CARRIED. Councilman Saul said the AWC Convention will be June 16 19, 15, in Yakima. MOVED BY SAUL, SECONDED BY HILL, THAT THE COMMITTEE OF THE WHOLE MEETING ADJOURN. MOTION CARRIED. Gary L. Van Dusen, Council President Norma Booher, Recording Secretary 'i a 1.7 :10 4 :". , ,«wFw",rrvr41141 FAMI PWRO f.:OM NeW4frik,tftlevhth!-3 t raf7reca; rAvetvr,...,,s CITY OF TUKWILA PLANNING DIVISION CITY COUNCIL STAFF REPORT AGENDA ITEM Christensen Hotel Waiver (81 -1141) At the March 16, 1981 Committee -of- the - Whole, Council requested some refinement of the conceptual site plan for the hotel project. The attached diagram provides the . following additional information: A) Tabular inventory of project parking requirements B) Location of all significant trees C) Relocation of driveways outside the 40' wide river use zone D) Identificaiton of the ordinary mean high water elevation The applicants will be prepared to discuss the project in detail at Monday Night's meeting. & Associates, Inc. , eONSULTING ENGINEIRS yuIVtYOfs1►IANNEIS •r T ` r • • • .IWre*'w es u2 4 L,M110111 1!1.1119 or713-5424_ FLAN " ,c ao 10 4 so 'o ev 1m ELEV. ;.a , • REVISED APIIIL 8,1931 SY KEGEL Assoc. 45.I115 mall% 'NR3 10M FMASTAD ASSOC. Y Lc:CAI r • •150 Ina 1 MELD i.00ATED 8Y KEGEI. ASSOC. APRIL. IStSI • 5.W. COIL OF COC Ca LEV C63 FR A II AT ONT OF _1QOt STATION AT IGM+WAY ASeCTION Of & F�L( C (K• A te . $ (MEAN SIfA LCVCL OKRJM) 13b4rKt RE:QUIR'IEsNT; Fm`s* 2SC rtMEAaLNCaE. z7 Rs'9f 4z rickniCau& 122. NVISTING 25. TOTAL- •RAC %G"! 4rofo NNOINNIN ImitonmA laaneyw,A .41 " *MO Mitalinagro "gip, ----A.- I 8 • -.,• • . . - 11061 ...." 01411 . I et & Associates, Inc. CONSULTING ENGINEERS UIrINOIS101PLANNERS, tier tver,n4A Way rv4Hat`wblrMttew 1.204 (1061 33)•1119 Or' 775-3474 • ® i • 10 1b t0 b ip •el Et) in KC REVtee0 APRIL. 8,1081 W( KEGEL ASSOC. 4516105 • ofF 1�dC VEIL: i∎U∎s( 79 D LLX'J O F • •270 • PA CAIION g y� HI � y��T� ST Ke&OL ASSOC, ketvA6 Go LOCATION AT FRONT OF ODIL STATIOON H M M& 1014010 cN` '!T � C •� (Me m st LEVEL ma-rum) HCITEL- 150 R0 sairuer lKs iSaft/LCuNC,G, Itli'NAUR.ANT l' INC., f'OfA. N►APL$. a 347. 44 GwY MEN 141444 wAre" LANs 250 27 4Z I1•Z ZS. T oral- XJ1.GGy 444o GR N PJVEF PARwNG REQult•6NT OPIONMAlli A magiosto NMI MI 0114 MOW MAD g 4 REPORT OF PROFILE POI NT FOR WATER SURFACE ELEVATIONS RIVER: GREEN p p t40. GD-12.9 , , • State WASHINGTON County KING Establishing Agency CE • 8.M., T.B.M., PP Set or recovered by Drite Present Condit ion GD 12.9 Rec. McCutchen & Party 3/30/65 . cod,...,, /57$ Good GD 12.9C Set II II fl New GD 12.9D 11 ri 11 l• New • From town of , •,•..ttio i'.= . 7ost easilv re IC .)0t./ ::', f 0 1 1 OWi ng_proceed _Ttlkiirilla southwesterly, from south end of State Highway Bridge over Green River on State Hwy No. 5M to junction with State Highway_ No. 1_1 thence southerly • , past entrance road to Longacres Race Track for 500' ± to a_point where river returns to highway, thence walk 500' ± westerly along river bank to •a lone 48" Maple. .• ":•., Datum: sm3kag2gGA DESCRIPTION OF MARKS PP GD-12.9 - 80 penny spike in east side of 48' lone Maple tree west of Longacres entrance. --f - .... Elev. 25.92' PP GD-12.9c - RR spike driven vertically into root of 75" dia. Cottonwood tree on west side l' above ground. Elev. 23. 32 ' PP GD-12.9D - RR spike 2.0' above . ground in SE face and center of twin base 70" dia. Cottonwood tree. Elev. 27.04' • / SKETCH OF MANS / .• $. el 4 / .../ ki ... / ?\ LOA/ GA cRES " ( I %-.. EivrizAiticE- . • o. Z / try q i N ‘ 5 t., b o ,'fag' z E , I ( -t•P.. I-- "t \ ..) • . . k N., " _______.-. ''• ; 57,17 I ,......c______" ...\ v. t. m..% ,.„ty•:. . . . ) : -•-. , I q'il k. /: co' •- . & •• 4,1 ./.i2. • . .'..1..x....,o... GO 1 2 . 5 Field Book No 39 ( 1 ) Pige • GO 12.9C - ------ -- Field BOOK No. 39-17 1 b) Page 3 Go 12.90 Field Bonk No. 7 ( 6)pa 4 Drawing No. Reported bY /.te!.. ci/ rc_tze Ai Date jo MO Gei ' C AGENDA ITEM • • INTRODUCTION The applicants are requesting ap- proval of a preliminary waiver from the provisions of Ordinance 1186 (extending Or. 1109) in order to construct a 250 room, 8 story hotel with food /beverage. service and meeting facilities. The waiver action is necessary for the follow- ing reasons: CITY OF. TUKWILA PLANNING DIVISION - Inconsistenccyy between existing zoning and Comprehensive Land Use Plan categories: At this time, the property is zoned M -1. (light industry) which permits building heights up to 300'. On the Comprehensive plan, however, the site is designated "commercial ", limiting height to 3 stories. Thus, the waiver is sought to al low implementation of the: 8�plus�.: floor hotel tower, consistent w with M -1 zoning. (Note on Ex- hibit "C" that the hotel tower also includes an elevator enclo- sure on the roof). r � PLANNING COMMISSION STAFF REPORT COUNCIL ACTION t,. ctvEj ? EEiII ". Gf;pA - ...�, 9 13 -3 1 _i __I_ i I -f `. I I , 1 1 - Project site is an identified area of environmental sensitivity: The Comprehen- sive Plan Environmental Base Map indicates that this site warrants special development consideration due to its Green River shoreline frontage, and due to its present use potential as agricultural (pasture) land. ANALYSIS Waiver criterion #1 -- Does the ptcoposab A.epne ent a unique condition? The project is unique in that it represents the first large -scale development to occur south of I -405 between the river and West Valley Highway. As such, it will establish the basic development intensity pattern (in terms of hlaight, bluk, scale, etc.) for that sub -area of the community. J Page -2- Staff Report Waiver Criterion #2 -- Ts the proposed action s.Lgn.LS.Lcant in settee? Unquestionably, the height of the building and variety of activities represented within the project suggest that it is significant in scale. Waiver Criterion #3 -- Has the app scant shown that no neasonabPe a.etennatLves one ava i table which wowed not negwihe a wa,Lven? The applicants indicate that the proposed eight -story concept is the minimum scale at which the project remains feasible. Thus, while alternatives of lesser height and scale intensity are possible in theory, they are not of interest to the applicant at this time. Waiver Criterion #4 -- IS the request. Son wa.Lven invo.eves buiedLng, grading, awning, excavation, on iitti tg in a geognaph.uae anew genehatty .identi ged by the envvconmentae base map as an area os high natunat amenity on. development constraint, are suSS.Lc Lent mitigating measunei pnov.ided? The applicants have not suggested mitigating measures, even though the site plan indicates development adjacent to the shoreline. It.appears too that portions of the parking area and its associated aisleways encroach upon the 40' wide river use zone in which no such development is permitted by the Shoreline .Master Plan. Also, a grove of large trees adjacent to the shoreline, which contribute to the visual character of the site, are questionable as to preservation under the proposed site plan. Waiver Criterion #5 -- Ts the request Son wa.Lven consistent with the goats and policies os the Comprehensive Land Use Policy P.Qan? The applicants have identifed certain policies of the Comp. Plan which are suppor- ted by their project. (See attached) Staff interprets the proposed project as generally consistent with the terms of the long -range community plan. As yet, the SEPA process has not begun, and we anticipate the need for intensive environmental impact investigation of such topics as traffic management, air quality, drainage and utility adequacy and so forth. Thus, we cannot make a definitive statement of consistency in advance of completing the SEPA program, but we do anticipate that adequate mitigating solutions, including possible modification of the site plan and reduction in building intensity, are available to assure Comprehensive Plan compliance. Waiver Criterion #6 -- Do the nequ.i'Lements os this waiver ond.inance .impose a speciae . hands hip to ties site? Staff finds that the waiver process represents a constraint upon the site's develop - ability insofar as the Comp. Plan's commercial designation for this site restricts building intensity as otherwise allowed by the underlying zoning district. Waiver Criterion #7 -- Would a grant os the waLve& necessitate a major policy commitment pn.Lon to the adoption os the new zoning and n nce and map? • We do not feel that this project is anticipating a use - concept inconsistent with the expectations of the Comprehensive Plan. Also, the proposed height of eight stories plus elevator shaft appears to be consistent with the reduced "height exception' provisions in the M -1 zone recommended by the Planning Commission in Draft #4 of the proposed ordinance. RECOMMENDED STIPULATIONS Should the Council elect to grant the applicants a preliminary waiver, we suggest that your approval embrace the following stipulations: A) Site plan Exhibit "A" shall be revised to reflect compliance with the . provisions of the Tukwila Shoreline Master Plan. B) As part of the application material submitted to the Planning Commission for conditional use permit approval, applicant shall provide a diagram locating all existing trees on the site which have a trunk diameter ex- ceeding six (6) inches. It is the City Council's intent that such trees be retained as a visual enhancement to the.site. 1=1 CIO 1=1. D.D D DD 1=1. 01=1 DD• D D 00 00 DD CID NORTH laiL.BVATtON W. Po' • • v ea as ei • D D D DD 11 *RAMADA' D 1=1=1 • 111 MIN .t I J ginlin t • PLANNING DEPT ... EXHIBIT M.F. 81- - 1 .00 1 CI .1=11=1. '1=1 IONTHCONTOR Hati . 71.111•MI.A. 100 CHR1sTaNlaN a OUr Mc. • VN4CCU t. WWI 4 • • • • I • ••• ✓ ••• • •ggr gr am am am. am amo /Ma rI AN p -sa • r Gitscor4 FJV I' • arINIrlw • . `� • PLANNING DEPT EXHIBIT M.F. Sl' II--; W • ` • • gits • • •F •, • • •� IOUTI-101INTSX worst. emu►, vws C RISTRntON 611Ctir IMA • $OUTHGGNTER HOTCt. Turevol.,., V ? GNRIfgNMN 6ROUr 1NG. vt#1Ccuv *., v■fII • -- 3 -- =NM ii■r••■•s MOM - - -- -- _LawiM• — • • V 11 Y N RAMADA. WEST ELEVATION, •� — . -. • --- - - - - -- • PLANNING . DEPT . • EXHIBIT ; . M.F. • St- 1 W ' • • • • • February 16, 1982 Dear Sir: KIN Kegel & Associates Inc. Jensen, Krause & Schoenleber Architects & Planners 1962 N.W. Kearney Portland, Oregon 97209 Attention: Mr. Jerry Basinger, Project Manager Reference: Tukwila Hilton Hotel Our Job No. 28248 As I related to you in our phone conversation of February 11, 1982, I. have already met with the Tukwila City Engineer and the King County Surface Water Management people regarding the project. After our conversation on the 11th, I met with Greg Polk of the National Flood Insurance Program who works with the Federal Energy Management Act ( F.E.M.A.) and on Friday the 12th, I spoke with Dick McLaughlin of the Army Corps of Engineers' Seattle office. After obtaining information from those mentioned above, I have developed the enclosed sketch, "Building Setback & Dike Requirement" for your examination. Also please find attached a copy of the Tukwila Zoning Code and King County, Requirements. Pages PR -18 and PR -4 illustrate some of the terms and distances used on the sketch. You should have received a copy of the topography our surveyors completed last week illustrating the "Ordinary High Water" at elevation 20.5 feet. As you will note, this line is not more than two or three.feet horizontally different than the "Line of Vegetation" in the area critical to the building setback. It would be my suggestion the top of the dike be placed at 28.5 feet in the building area instead of 27.5 feet allowed by the County. This would enable the dike to pass the F.E.M.A. requirement of a minimum top height of 3.0 feet above the 100 -year flood stage.of 25.5 feet.and greatly reduce your flood insurance rates. Again, as we discussed Thursday, the storage loading bay areas with a finished floor elevation of approximately 20.00 feet will have to be waterproofed to insure it is watertight up to an elevation of 1.0 feet above the 100 -year flood elevation of 25.5 feet. This area may have a gravity flow outlet with a one -way flap gate valve design only to outlet water to the Green River during average flow periods. No water may be pumped out of this area during a 100 -year storm. ENGINEERS •. SURVEYORS • PLANNERS 9800 EVERGREEN WAY (U.S. 99), EVERETT, WASHINGTON 98204 • PHONE (206) 353 - 1119/ 775.5424 Jensen, Krause & Schoenleber February 16, 1982 Page Two Attached is a letter from the Corps of Engineers to King County illustrating stormwater storage requirements for the site during 100 -year storm periods. It is apparent the parking lot will be flooded if it is constructed below the 25.5 foot elevation. As the letter states, no pumping over the dike will be allowed until the flood has receded below flood stage, which could last as long as seven days. It is also important to note that no portion of the parking lot or access road will be allowed within 25 feet of the "Mean High Water Mark" as interpreted from the Tukwila Zoning Code. The King County Surface Water Management Department also informed me that the foot bridge crossing the river must have a minimum of six (6) feet of clearance below the lowest portion of the bridge and the 100 -year flood stage of 25.5 feet, an elevation of 31.50 feet. Also, no portion of the abutments supporting the structure can be placed within the 100 -year flood plain or below 25.5 elevation. The Coast Guard should be contacted to insure the river is not considered navigable at this point which would most probably require even more freeboard. I do not believe this is a problem but will let you check the river's. status. It is our belief you now have enough information to send us a site plan with building line setbacks and foundation dimensions. Via a copy of this letter, I am hereby requesting the governmental agencies listed below to respond if the letter or sketch is, in their opinion, incorrect. Please contact if you have any questions. Respectfully .submi RMS:Ie R. Michael'Spano, P.E. Kegel & Associates, Inc. Enclosures: (1) Sketch of "Building Setback & Dike Requirements" (2) Letter to County by Dwain F. Hogan, P.E., February 1977 3'. Pages PR -18 and PR -4 of King County "Storm Drainage Control Requirements and Guidelines" . (4) Tukwila -- Zoning of Shoreline cc: King County Surface Water Management Department - George Wannamaker & Douglas Chin City of Tukwila Planning Department - Mark Coffee F.E.M.A. - Greg Polk Army Corps of Engineers - Dick McLaughlin Ilk nC. EVERETT, WASHINGTON 98204 Kegel & Associates I J £emu /DED BY F E. M A_ legoWieED tY J /NG_ ARMY CORP. OF Eit/6mleER5 /040 Y6 rr'oaD EL. 2f.5 (AEMY e'DIFP or ENG,n./EFTS) ORD /A/AR V !PGA' Ut/�ITET . EL . ?O. S i i (A 'Mv CO,PF o ENGiwErt'_s) ,' .ma , ti v 4O M' / 30' k /NG COUNTY / cD L Cok7?.o! M4/A/. _EA5EM &ivT .D,e/ u/.1L ST,Qrgm, . BANk ADO M /'1/. prLE P,POPOSED c.,ONTOUEs Li_ 28.50 :.,. Et Z7. 50 O,2kG /NQL. 6,e utvp ,5OEEQCE FINIS P(.0 noot. EL. x'20.0 S ncae �t 130/6Dfiz 5E7"64cZ q' tiiL egoull ?EM &N.T5 Al 73 A a JENSEN KRAUSE 8 SCHOENLESER ARCHITECTS 6 PLANNERS PC AIA February 5, 1982 Mark Caughey Tukwila Planning Department 6200 South Center Blvd. Tukwila, Washington 98188 Dear Mark: Per our discussions, I have tabulated the parking requirements for the proposed Tukwila Hotel. Existing Ordinance: Guest Rooms Assembly Areas: Banquet Rooms Meeting Rooms Dining Rooms Lounges /Cocktail Total Requirements Proposed Ordinance Guest Rooms (not specified in ordinance Total Requirement 1962 NW KEARNEY 4632 Sq,Ft, 2 415 4170 2 704 Spaces Required 274 Ea. 274 13921 + 7 = 1988.7 occ 1988.7 4 5 = 397.7 671.7 274 Assembly Areas: 13921 sq.ft. 1 15 = 928 occupants 928 + 4 232 506 The occupant load was based upon the Uniform Building Code definition. We have several comments regarding these requirements: 1. The usual parking ratio for this type of facility per Hilton Inns is 1.5 spaces per guest room. This results in a functional requirement of 274 x 1.5 = 411 spaces. 2. It would be impossible to meet the requirements of the existing ordinance on this site. Further, it would result in provision of 61% more parking than functionally required. PORTLAND OREGON 97209 503 227 5616 . Mark Caughey Tukwila Planning Department February 5, 1982 Comments: (cont'd) 3. The proposed requirement for 506 spaces is also excessive, but feasible for us to provide on this site. 4. For a single use building, such as a restaurant, the proposed parking requirement might be reasonable. However, a complex containing hotel, rooms, banquet .facilities, meeting rooms, and a r_e is unlikely to need all of the parking required at the same time. The hours of peak demand for each of the uses will vary. 5. Because of our proximity to Sea -Tac, we anticipate that a substantial percentage of hotel guests will arrive by taxi or shuttle service, reducing parking requirements further. We would suggest modifying the proposed ordinance as follows: Hotels: 1 space per quest room plus 1 space per 100 sq.ft. seating area in restaurants, banquet facilities, lounges, etc. This would result in the following parking requirements for our project: J Quest Rooms 274 Restaurant, Etc. C Total 413 Hilton's rule -of- thumb. I recommendations to the City This is close to the number arrived at using hope these figures will assist you in making Council. Sincerely, JRB /pj CC: Ken Baines page 2 274 13,921 ; 100 ft. 139. MASTER LAM) DEVELOPMEW APPLICATION FORM Conditions affecting this site which require waiver review: B City of Tlikwlla ezo sae....... r ea,swe lime Won ( 981811 Site located in area of special development consideration Scheauie A WAIVER APPLICATION Inconsistency between zoning and comprehensive plan use designations 1) Describe briefly the project you propose 250 ROOM, EIGHT STORY HOTEL WITH FOOD AND BEVERAGE FACILITIES, MEETING ROOMS AND SWIMMING POOL. 2) Does your project represent a unique benefit to the Tukwila Community? YES 3) Is your project significant in scale relative to its neighborhood setting? YES 4) Are reasonable alternative development approaches available to you which would not require waiver review? NO — PARKING REQUIREMENTS AND SIGNAGE REQUIREMENTS FOR VISIBILITY REQUIRE A BUILDING OF AT LEAST EIGHT STORIES IN HEIGHT. If the request for waiver involves building, grading, clearing, vegetation re- . inoval, excavation or filling in an environmentally sensitive area, what miti- gating solutions are proposed to offset the impact of such activity? . NOT APPLICABLE 6) What goals and policies of the comprehensive plan can you identify which sup- port your request for waiver approval? (Attach severate sheet) • • 7) to the requirements of the waiver process impose a hardship'on the use and de- velopment of this site? . • NO RESPONSE TO QUESTION NO. 6 OF THE MASTER LAND DEVELOPMENT APPLICATION FORM. 4. COMMERCE /INDUSTRY Objective 3. ENCOURAGE THE CONTINUED VITALITY OF THE COMMERCIAL RETAILING ACTIVITY IN THE CITY. Policy 2. Commercial uses should be located functionally convenient to major trafficways: Objective 2. PROVIDE ADEQUATE OPPORTUNITY FOR INDUSTRIAL AND WAREHOUSE USES. Policy 2. Encourage uses which are supportive to industrial and warehouse uses to locate in or near such activities. Policy 6. Encourage and promote the location of labor- intensive industries in the City. Objective 6. PROMOTE LAND DEVELOPMENT ALTERNATIVES THAT WILL INCREASE THE EFFECTIVE USE OF THE LAND. Policy 3. Encourage flexibility within the categories of land use. Objective 1. ENCOURAGE A SMOOTH, STEADY AND PLANNED GROWTH OF THE BUSINESS COMMUNITY. 1. NATURAL ENVIRONMENT Objective 4. REALIZE MARSHES NATURAL Policy 2. Allow for the location of new commercial and industrial areas and the expansion of existing ones when this expansion is compatible with surrounding land use and not detrimental to the public welfare. Policy 7. Promote adequate provisions for parking for all land uses. Policy 1 Policy 2 THE ABILITY OF NATURAL STREAMWAYS, PONDS AND TO HANDLE STORM RUNOFF WHILE ACTING AS SIGNICANT AMENITIES. . Where possible, keep streams in as natural a condition as is practicable. . Strive to maximize the natural stream environment along the course of the Green River in conformance with the goals of the shoreline program in Tukwila. $I -i l -w C4ttIijrEt4%pJ RD FAMADA CAI5T$Et4 & Roup ND'(EL WAIVEFc 9 p'OP *VerifierT;w. ve eRti W�Ishing ,P i0(;) i3S3�11- 1Q:or %775'S42A': li,w n,tlO,iM w Mlwtlwo CO. {olrt,.FO• TCrOF 'MEAN MIGN ,.. WATEK I-WE 1 Ke V1.6ED APRIL: B, 1981 . BY KF.GEI;' . 'ASSOC, • *5 1 1 -1115. w. TES LEVEL1..INFO, " :FROM HAR57AD. , : A5500, • • .9 -002, MAY :1 979..‘F1ELD!LO P:MD..F *250 .. TREE LOCATIONS,• FIELD :LOCAT.ED KEGEL.ASSOC. •^ IL :1981 1 _ , a OC C _ ION A S. W CON�i. OF CONC C B L EV 4.a 4.6,5, .. C. I A.T; FRONT F MOb1L SY A E ATION, =7AT INTERSGCTION'; OF S. I 5 5T ` O WE°►T' VALLEY, 1=10110M Y' "KI1 CO FLOOD cosi7n5q., (K C A, S.) CMEAN SA LBVEL DATUM) • R►N/1e. P,�1 R L IF. .MENT. " 1 25 F1=-K LUUNGE 27 RESTAURANT q.� r-NC4LJ61 I z2. ME TOTAL -- 347 4q ice a y - K;T a- -- -- ---- - --r!r j tlifrrptil irn'C (r'1'i71ititlrir� liit l 1t R i l' 71 1' T pi r l i p . 0 TM ,Iwtw 1 2 3 4 5 6 7 8 3® r 1: O£ az se ez az sz ea ea zz tz OZ at et a aL st e, 'et et u OL I •_ A b1141104IibI4040l0itl�im>Iulilldullf u6111IIUlIll64401I60611uull ut lllullmluJl6d4 1100 1 RAMA IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT • •