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Home My WebLink AboutPermit 79-21-L - RAMADA INN (RIVERSIDE MOTEL) - LANDSCAPE REVIEW79-21-l 15815 west valley highway ramada inn riverside motel Dear Tom: CB) MC /ckh City of Tukwila Planning Division : 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 Office of Community Development Tom MacDonald Christensen - MacDonald Company 5400 MacArthur Boulevard Vancouver, WA 98661 October 15, 1979 RE: Building Permit Application - Ramada Inn Our office is progressing in its review of your building permit application for the Ramada Inn development on West Valley Highway. In order to minimize delay in the processing schedule, we ask your assistance relative to the following matters: (A) Supply one (1) copy of a•.Title Report including a boundary description of the total project. site. Supply a. description: wide easement adjacent to the westerly edge;of the Ramada Inn site Prior to release of the . building permit, it is necessary to record a grant of easement to the City for public access to the entire shoreline frontage of the site and to include in that grant of easement the right to construct related recreational facilities therein... Perhaps the best approach to drafting the easement document is to preface such effort with a meeting between Christensen - MacDonald and the OCD staff for purposes of clarifying the form and content of the agreement. As a general guideline, we would ask that the shoreline access easement be linked to West Valley Highway. Also, upon receipt of the draft easement document, we shall refer it to the City Attorney for his review and approval. Please advise us of a date upon which you would be able to meet and discuss the easement requirement; we will do our best to conform our schedules to your convenience. Thank you for your cooperation. We look forward to the swift completion of the Ramada Inn Project. Since a y, ark Caughey Assistant Planner i City of Tukwila Planning Division 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 • Office of Community Development Christensen - McDonald Company 5400 MacA Blvd. Vancouver, WA 98661 ATTN: Tom MacDonald 8 October 1979 RE: Planning Commission Approval of Landscape Plans for the Ramada Inn, Southcenter Enclosed is a copy of the minutes of the regular meeting of the Tukwila Planning Commission of 27 September 1979. Landscape and irrigation plans for the Ramada Inn project, as depicted on Exhibits A and B of the application, were approved at that meeting subject to the follow- ing conditions: 1. The entire shoreline frontage of the site, including that portion situated within future development areas of the property shall be landscaped prior to occupancy of the motel structure. A planting plan for the entire shoreline frontage shall be presented for staff approval prior to issuance of occupancy permits for the motel. 2. Prior to beginning any on -site grading or site preparation, the applicants shall submit for staff approval a plan for protecting significant indigenous trees on the property from damage during construction of the motel structure. 3. Landscaping for future phases of construction on this site shall follow generally the concepts established by this approved plan, and shall be subject to staff approval. 4. Two or three evergreen trees, 2" cal. B $ B shall be added to the West Valley Highway frontage plantings of the site. We appreciate your participation in the review process. Sincer MC /ckh Enclosure Mark Caughey Assistant Planner Planning Commission Minutes OLD C Page 2 27 September 1979 AFTER FURTHER DELIBERATION AND EXAMINATION OF THE KROLL MAP PAGE FOR r ROJECT AREA, MR. JAMES MOVED, WITH MR. SOWINSKI'S SECOND, TO TABLE THIS D * . ION TO THE REGULAR PLANNING COMMISSION MEETING OF 25 OCTOBER 1979. THE ENT OF THIS ACTION IS TO ALLOW FOR COMMISSIONERS TO VISIT THE PROJECT E INDIVIDUALLY PRIOR TO FORMULATING A CORPORATE RECOMMENDATION ON THE WAIVE OTION CARRIED 6-1, MR. ORRICO DISSENTING. Mr. Kirsop asked the applicant to supply a conceptua project site at the October 25 meeting. Mr. Satterstrom reminded the Commission that a Conditional Use Permit will be required thus the.entire Oak Harbor facility will ITEM II - RIVERTON ANNEXAT ZONING (79 -14 -A) dscape plan for the e waiver application is approved, he truck terminal expansion site; open to site review. Mr. Satterstrom read staff memorandum and its corallary document for this item; he noted tha e public hearing on this matter is closed, and that this discussion is a• .ory in nature. Using a ser of graphics depicting constraint factors of slope and sewer avail- ability, Satterstrom described a series of recommended zoning categories. MOV ' MR. RICHARDS, WITH MR,. WELSH'S SECOND, TO RECOMMEND TO CITY COUNCIL AP' AL OF APPLICATION 79 -14 -A ACCORDING TO THE MAP THEREIN DATED 25 SEPTEMBER MOTION CARRIED 7-0. BOARD OF ARCHITECTURAL REVIEW ITEM III: RAMADA INN, SOUTHCENTER - LANDSCAPE PLAN The staff report for this item was read by Mr. Satterstrom, which included an analysis of the planting scheme and recommendation for conditional approval. Mr. Tom McDonald, Developer of the project, stated his agreement with the staff report recommendations. MOVED BY MR. RICHARDS, WITH MR. WELSH'S SECOND, TO APPROVE THE LANDSCAPE PLAN FOR RAMADA INN AS DEPICTED ON EXHIBITS A AND B OF THIS APPLICATION AND SUBJECT TO THE FOLLOWING CONDITIONS: 1. THE ENTIRE SHORELINE FRONTAGE OF THE SITE, INCLUDING THAT PORTION SITUATED WITHIN FUTURE DEVELOPMENT AREAS OF THE PROPERTY SHALL BE LANDSCAPED PRIOR TO OCCUPANCY OF THE MOTEL STRUCTURE. A PLANTING PLAN FOR THE ENTIRE SHORELINE FRONTAGE SHALL BE PRESENTED FOR STAFF APPROVAL PRIOR TO ISSUANCE OF OCCUPANCY PERMITS FOR THE MOTEL. 2. PRIOR TO BEGINNING ANY ON -SITE GRADING OR SITE PREPARATION, THE APPLICANTS SHALL SUBMIT FOR STAFF APPROVAL A PLAN FOR PROTECTING SIGNI- Planning Commission Minutes Page 3 27 September 1979 FICANT INDIGENOUS TREES ON THE PROPERTY FROM DAMAGE DURING CONSTRUCTION OF THE MOTEL STRUCTURE. 3. LANDSCAPING FOR FUTURE PHASES OF CONSTRUCTION ON THIS SITE SHALL FOLLOW GENERALLY THE CONCEPTS ESTABLISHED BY THIS APPROVED PLAN, AND SHALL BE SUBJECT TO STAFF APPROVAL. 4. TWO OR THREE EVERGREEN TREES, 2" CAL. B Tr B SHALL BE ADDED TO THE WEST VALLEY HIGHWAY FRONTAGE PLANTINGS OF THE SITE. ION CARRIED 7 - 0. ITEM DOUBLETREE LODGE - LANDSCAPE PLAN Fred Sa strom read the staff's analysis and recommendations relative to this proposal. Tim Dubois, esenting Doubletree Lodge, agreed with the staff's suggestion of adding trees w• 'n the parking area, but would like to use a staggered- siting arrangement of t Malus specie, and no irrigation network. MOVED BY MRS. AVER •ITH MR. SOWINSKI'S SECOND, TO APPROVE THE LANDSCAPE PLAN FOR DOUBLETREE LODGE, R EXHIBITS A THROUGH F AND ACCORDING TO THE FOLLOWING CONDITIONS: 1. ADDITION OF MALU PARKING AREA BY U PRIOR TO OCCUPANCY MOTION CARRIED 7 - 0. ITEM V: SIMON'S RESTAURANT - DEVELOP PLAN D CRABAPPLE) WITHIN THE PAVED PORTIONS OF THE PAVEMENT CUT -OUTS, SUBJECT TO STAFF APPROVAL MOTEL STRUCTURE. Using the graphic illustrations of the p •ct supplied by the applicant, Mr. Satterstrom read from the project staff re Bob Fehnel, representing Benaroya Company press -d a scale model of the pro- ject, and indicated agreement with the staff rep recommendations. However, their company would like to retain the option to u wood or brick on the restaurant exterior. The Commission indicated wills •ess to allow flexibility on this point. MOVED BY MR. WELSH, WITH MR. SOWINSKI'S SECOND, TO APPROV FOR SIMON'S RESTAURANT, PER EXHIBITS A AND B OF THE APPLICA TO THE FOLLOWING CONDITIONS: DEVELOPMENT PLANS AND ACCORDING 1. SIGNING FOR THE PROPOSED STRUCTURE SHALL CONFORM TO THE NSIONAL REQUIREMENTS OF TMC TITLE 19, AND SHALL BE CONSTRUCTED AT T IN PART OF MATERIALS SIMILAR TO THOSE OF THE RESTAURANT EXTERIO 2. THE "CANYON" PARKING AREA DEPICTED ON EXHIBIT B AT THE WEST EDGE ' PROJECT SITE IS NOT APPROVED UNDER THIS APPLICATION. • 27 September 1979 AGENDA ITEM V A . I. BACKGROUND A Conditional Use Permit for the subject motel /restaurant complex was approved in February, 1977, and required B.A.R. approval of a detailed landscape concept for the site. The plan before you is presented in fulfillment of that condition, and pertains only to the motel portion of the total site. The original use permit allows up to 3 additional structures with parking and planting on the southerly half of the site, to be reviewed separately at a future time. (See Exhibit Info - 1) II. ANALYSIS A. Shoreline Plantings c CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT LANDSCAPE PLAN - RAMADA INN 8:00 P.M. Cn,TM ap I ; c �, / �• gyp • A Fvb . ti , • i � � , ia3 i a-0 L o s a ' n • ��f m . . , ✓. •° ` - '— 010"-n'•---- ! � ` .. ``�i anw , oc • ; 1 0. _ M.i i.�^..� " G _ "• — � " : `. . . _ • 1 ' I ,,. 1 GU I 'y CrR J 1 Cif ?•12■ . . I C�: ti OM; I ON -gro ; - LEI • e CM i . j /R.1-120 Manx slim • M —I A portion of the Phase I portion of the project site is within 50' of the mean high water mark of the Green River and is subject to landscape enhancement requirements detailed in Chapter 6 of the Tukwila Shoreline Master Plan. The planting scheme proposed by the applicants appears to satisfy the Master Plan criteria: i.e. use of sturdy shade trees positioned not more than 30' o.c. and supplemented with natural ground covers. Staff would suggest, however, that the proposed sod area adjacent to the shoreline grove be changed to a less formal ground cover. A Shoreline Management Substantial Development Permit was approved for this project in January, 1977 and has been extended to February, 1980. Consistent with that approval, the applicants have been asked to provide a grant of easement to the City of Tukwila for public access to the Green River shoreline. The applicants have indicated their willingness to cooperate in this effort. Therefore, staff suggests that the Board of Architectural Review condition approval of the land- scape plan to require that the entire shoreline frontage of the project including that portion within future development areas of the project site be landscaped prior to occupancy of the motel structure. Planning Commission Page 2 Staff Report s 27 September 1979 B. Motel Perimeter Garden The proposed motel structure consists of four stories at a height of about 35'. The dominant exterior material is window glass framed by concrete panels in both smooth and striated texture finishes. In staff's opinion, the proposed planting layout adjacent to the building is well- suited to the scale and formality of the architectural concept. Plant materials have been selected to provide a variety of seasonal color and leaf texture. Several varieties of Rhododendron provide vari- colored display of floral color at eye level with intermittent placement of broadleaf evergreen shrubs'to provide year -round background consistency. The proposed deciduous trees emphasizes warm colors in their branches and canopy, ranging from purples of the "Copper Beach," to the reds and yellows of the "Maples" and "Hornbeams." These deciduous trees will allow natural light to penetrate motel rooms during the darker months of the year, while providing shade and visual relief to the project's paved surfaces during the summer. Note the manner in which the entries to the building on both the south and north eleva- tions are "framed" by trees with color characteristics distinct from adjacent plantings. Anticipated growth of these trees will be roughly equal to or slightly below the level of the roof. Staff suggests caution in use of the Liquidamber Styrachiflua at the northerly entrance of the motel. This specimen drops hard, spiny seed pods during the spring months, which might cause a pedestrian to slip and fall to the pavement. Perhaps the applicants may wish to substitute an alternative selection with similar growth and color characteristics but which is less "messy." C. Property Line Perimeter Plantings This portion of the project appears to be satisfactory as shown on Exhibit A, however, staff suggests that the proposed frontage plantings on West Valley Highway be supplemented with evergreen trees to encourage year- around color and substance. D. Other Concerns The few significant indigenous trees on this property appear to be situated close to the edge of the Phase I parking area, and should be protected during construction of the hotel by a screen fence to prevent their damage from grading equipment. RECOMMENDATION Staff recommends approval of the landscape and irrigation plan for the proposed motel complex as depicted on Exhibit A and Exhibit B of this application, and subject to the following conditions: Planning Commission Staff. Report Page 3 27 September 1979 1. The entire shoreline frontage of the site, including that portion situated within future development areas of the property shall be landscaped prior to occupancy of the motel structure. A planting plan for the entire shoreline frontage shall be presented for staff approval prior to issuance of occupancy permits for the motel. 2. Prior to beginning any on -site grading or site preparation, the applicants shall submit for staff approval a plan for protecting significant indigenous trees on the property from damage during construction of the motel structure. 3. Landscaping for future phases of construction on this site shall follow generally the concepts established by this approved plan, and shall be sub- ject to staff approval. 4. Two or three evergreen trees, 2" cal. B & B shall be added to the West Valley Highway frontage plantings of the site. rj watkins landscape plan dave christensen irrigation schematic ramada inn nelson walla dolle and company site plan details