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HomeMy WebLinkAboutPermit L02-045 - FOSTER GOLF CLUBHOUSE - SPECIAL PERMISSION PARKINGL02 045 FOSTER CLUBHOUSE SPECIAL PERMISSION PARKING SEE L02 044 City of Tukwila Department of Community Development NOTICE OF DECISION TO: Bruce Fletcher, Director, Dept. of Parks & Recreation, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Associated Files: Cutting Permit. I. PROJECT INFORMATION Project File Number: L02 -045 Applicant: City of Tukwila, Department of Parks and Recreation Type of Permit Applied for: Special Permission Parking Project Description: Construction of 14,600 square foot clubhouse for the Foster Golf Links golf course. Clubhouse includes a 200 seat restaurant and lounge, 2,000 sq. ft. meeting room, and golf pro -shop. Special Permission Parking application is to establish the number of required parking stalls for the clubhouse. Location: 13500 Interurban Avenue South E02 -020, SEPA; L02 -040, Design Review; L02 -044, Shoreline, MIO2 -154 Tree Comprehensive Plan Commercial/Light Industrial and Low Density Residential Designation/Zoning District: Commercial/Light Industrial and Low Density Residential II. DECISION Steven M. Mullet, Mayor Steve Lancaster, Director December 13, 2002 SEPA Determination: The City SEPA Responsible Official has previously: determined that this application does not require a SEPA threshold determination because it is categorically exempt. determined that the project, as proposed, does not require a threshold determination under SEPA because it qualifies as a planned action pursuant to WAC 197 -11 -172, that the probable significant adverse environmental impacts of the project were adequately analyzed in the EIS previously prepared for the planned action and will implement the conditions and mitigation measures imposed by the planned action approval. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Notice of Decision L02 -045, Special Permission Parking determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS), or X determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions, or determined that the project creates a probable significant environmental impact and required preparation of an Environmental Impact Statement (EIS) on the project. Decision on Substantive Permit: The Community Development Director has determined that the application for a Special Permission Parking does comply with applicable City and state code requirements and has approved that application, based on the findings and conclusions contained in the staff report. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the City Council of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the City Council. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the City Council decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by Friday, December 27, 2002. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. c: \mydocs \Foster Golf Course \NOD - special permission pkg.doc 2 2 Notice of Decision L02 -045, Special Permission Parking V. APPEAL HEARINGS PROCESS 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the City Council based on the testimony and documentary evidence presented at the open record hearing. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Carol Lumb, who may be contacted at 206 -431 -3661 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of CommunifDevelopment City of Tukwila c: \mydocs \Foster Golf Course \NOD - special permission pkg.doc 3 3 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I. \ 4 7 /(, l dEREBY DECLARE THAT: 602 - D20 J l-' 2 — ayf, Notice of Public Hearing /?6 Determination of Non - Significance Notice of Public Meeting 2 4.6, Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Mailer's Signature: l/l . 712_ Notice of Action Planning Commission Agenda Pkt i Official Notice Short Subdivision Agenda i6- Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other 74 G P Loa- OKV biesnRwr V- o.-- - 0 . POrv► l^- Pcwl Was mailed to each of the addresses listed on this /J day o f min the year 20 Q2L P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM 602 - D20 J l-' 2 — ayf, L0 .) -o , AL2:2 — /S� /?6 2 4.6, Project Name: - ' / • . 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COO•••A M L0M 7N 1• VIVO IX21Yd Qs21•Vea r.),IPJ Ega 6tiWN 77111 r 111 O «•l PlwAliel �..1-r 1.1.•• Imo. J c *MIA brhi PU •J �M • •C•OrSO OILS S O.YnV4 1.00/1.00/V4 AVS 0.11 Val lacrana i IYr•rJ.M1 gro 3NOZ 2101 .0 - .OY =• t t31Y3S NVId31191IL4 ,11.11.0• • a.1 ttr.w 0,014 a.001 altliw •• IN a. _( �ttirts ol 1 aa n 3NOZ 11/ pFLO 7•O I OYpaal 4.0 q. CONQTO'l l 'Ai100 • 1 M10001 a O. aurxla :L,Wr NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. I . •tin a - an a 1,3 a 1071 NOIIVI.2iOt(YI V1`UO - one rem' pry WErs boo Ta• 0140,1401•104 ACGuS . 0W 21.4.01, 1.•40 YOP010 itlZ JPO.an. CLOW 0 111141 m on y ;u .asIL.iaa1 circa MLlio City of Tukwila Department of Community Development Steven M. Mullet, Mayor Steve Lancaster, Director December 13, 2002 z w ,J 0 U U CD W J = U) LL w o Q = • d �w z F- ZO w W U� O - O I-- w Project Description: Construction of 14,600 sq. ft. clubhouse for the Foster Golf Links golf course. • U Clubhouse includes a 200 seat restaurant and lounge, 2,000 sq. ft. meeting room and golf pro -shop. NOTICE OF DECISION TO: Bruce Fletcher, Director, Dept. of Parks and Recreation, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L02 -040, Design Review Applicant: Bruce Fletcher, Director, Tukwila Parks and Recreation Dept. Type of Permit Applied for: Design Review Location: 13500 Interurban Avenue South Associated Files: E02 -020, SEPA; L02 -044, Shoreline; L02 -045 Special Permission Parking; MIO2- 154 Tree Cutting Permit. Comprehensive Plan Commercial/Light Industrial and Low Density Residential Designation/Zoning District: Commercial/Light Industrial and Low Density Residential II. DECISION SEPA Determination: The City SEPA Responsible Official has: determined that this application does not require a SEPA threshold determination because it is categorically exempt. determined that the project, as proposed, does not require a threshold determination under SEPA because it qualifies as a planned action pursuant to WAC 197 -11 -172, that the probable significant adverse environmental impacts of the project were adequately analyzed in the EIS previously prepared for the planned action and will implement the conditions and mitigation measures imposed by the planned action approval. determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS), or 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Notice of Decision L02 -040, Foster Golf Links Clubhouse X determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions, or determined that the project creates a probable significant environmental impact and required preparation of an Environmental Impact Statement (EIS) on the project. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for approval of the design of a golf course clubhouse does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth below: 1. The landscaping plan must be revised to comply with the requirements of the Commercial/Light Industrial district, the landscaping code and the conditions of the shoreline permit. 2. The design and location of proposed signage must be reviewed and approved prior to installation. 3. The parking area adjacent to the Port Orford cedar tree at the north end of the site must be revised to allow the retention of the cedar tree. 1. The name of the appealing party. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions that were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by 5:00 p.m., Friday, December 27, 2002. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 2 c: \mydocs \Foster Golf CourSCWOD- DR.doc Notice of Decision L02 -040, Foster Golf Links Clubhouse 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Carol Lumb, who may be contacted at 206 -431 -3661 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. (,tot 5e2144.4 Department of Community Development City c: \mydocs \Foster Golf Course \NOD- DR.doc 3 IOl•V AV, = NY1d815.11 1d Oft • 1•101 V' [ O•f•a• ITL•O9 • l IImr ray I ••••n2T Men •e1404•Or•10 •>•'aw P1•uan= V• Wat• • f.�a•114=Y utl •NI• 10N•10.0•4• 11• \ \ ONN 11•T•• — ••1&32 :1 -- aanoYd 4•l KN.,li.. 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If &WIZ * IoM MON oa, i 11737 SE 256TH PLACE, KENT, WASHINGTON 98031 -7897 • TEL 2 53.$ 1 3. 88 77 • FAX 2 53. 8 54.7 8 9 8 • WWW.CLARKARCHITECTS.COM 9/471ZittO agziarrd NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. r r December 12, 2002 City of Tukwila Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Steve Lancaster, Director, Department of Community Development FM: Carol Lumb nior Planner RE: L02 -045, Special Permission Parking for Foster Golf Links Clubhouse BACKGROUND Steven M. Mullet, Mayor A Special Permission Parking application has been received from the Department of Parks and Recreation for a determination on the number of required parking stalls for the proposed Foster Links Golf Course clubhouse. The Tukwila Municipal Code 18.54 does not include parking standards for a golf course and establishes a minimum standard for meeting room facilities but requires a final determination by the Director of the appropriate number of stalls needed for this use. The clubhouse, proposed to be 14,600 square feet, will house a 200 seat restaurant and lounge, 2,000 square foot meeting room and pro -shop. The site currently has 187 parking stalls for the existing clubhouse and golf course, located on a 60 acre parcel. DECISION CRITERIA The purpose of the Off - street Parking and Loading regulations in TMC 18.56 is "to provide for adequate, convenient and safe off - street parking and loading areas." TMC 18.56.100 states that the Director shall determine the off - street parking requirements for uses not specifically mentioned in the parking chapter. The determination is to be based on the requirements for the most compatible use specified by the parking chapter. As there is no use that is similar to a golf course for which a parking standard has been established, a parking study or analysis is needed. The applicant has provided an analysis from the project architect, who has experience designing several golf course clubhouses in this region. This analysis is attached as Attachment A. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 vommarmaass L02 -045, Special Permission Parking December 12, 2002 DISCUSSION The project is a mix of uses, some that have parking requirement standards established in TMC 18.56 (restaurant, lounge, retail shop), and others that don't. The applicant provided an analysis prepared by the project architect that recommends 286 parking stalls for the site, based on his experience with other golf course clubhouse projects. Since the original submittal, the number of required parking stalls has been reduced somewhat due to the reduction in the seating capacity of the meeting room, which reduces the number of parking stalls by 6 (see Attachment B). The project architect now recommends providing 280 parking stalls. The parking analysis is based on "demand loads," a scenario of situations that are likely to occur on a site developed with a golf course, and a structure housing a restaurant /lounge, pro -shop and meeting room facility. The analysis examined three likely scenarios. The scenario that generated the greatest demand for parking was one that had a Friday afternoon shotgun golf tournament starting at 3:00 p.m., a 7:00 p.m. wedding reception and a full restaurant and lounge. Based on these uses, the analysis states that the following number of parking stalls should be provided: Golf course 101 Pro Shop 3 Restaurant 50 Lounge 50 Meeting Rooms 49 Staff 27 Total 280 Of the 280 parking stalls, 84 can be sized for compact cars. The parking layout has been revised somewhat in order to retain a large cedar tree that is next to the historic Foster maple tree. The retention of the cedar tree eliminates 13 parking stalls from the northwest portion of the site. These stalls have been relocated by converting some regular sized stalls to compact stalls, adding several parallel parking stalls on the road that loops around the historic tree (these stalls are outside the River Environment of the shoreline, as required by TMC 18.44130) and extending the parking area further south. The number of compact stalls does not exceed the maximum number that can be located on this site. The number of stalls provided for the restaurant and lounge exceed the number required by TMC 18.56. The parking code would require 36 parking stalls for the restaurant and 15 for the lounge, based on usable floor area. The number provided by the applicant is based on the experience of parking needs generated by similar clubhouse projects he has designed in the region. RECOMMENDATION Staff recommends approval of the Parks Department request that 280 parking stalls be provided on the site. c: \mydocs \Foster Golf Course \Special Permission Parking staff rpt.doc 2 z z a61-1 J U 00 co o cn w J w • 0 u. 2 • w z = i-- z I— w 2 • o 0 O N a l— w w LL' O .. ll U2 O Z DAVID A. CLARK ARCHITECTS, December 11, 2002 Mr. Bruce Fletcher, Parks and Recreation Director City of Tukwila Parks and Recreation Department 12424 — 42n Avenue South Tukwila, WA 98168 Re: Clubhouse Feasibility Study, Foster Golf Links Dear Bruce, At your request, I have reviewed the parking analysis prepared during the Phase One portion of the work for the Foster Golf Course project. As you know, the seating capacity of the facility has been reduced slightly as the design development work has progressed. The new analysis has indicated that the parking demand will require 280 stalls for the facility, a decrease of 6 total stalls. At your direction, I will revise the site plan to reflect the total count of 280 parking stalls. Sincerely, Please contact me if you have any questions. David A. Clark AIA Principal A Washington Professional Limited Liability Company Licensed and Registered Architects in Arizona, California, Colorado, Hawaii, Texas and Washington 0 U vi U w C::l w. '+niE x4Y+'W"03a4kCV.nc+arw+ K. .,.;:: w. sd«.-- .r.,..... +.a�c..w:. ti.w:.ww.mG.bucu.m:u . wrrw..s..w aa..r. Description of the Project The new clubhouse for the Foster Golf Links is a 14,600 SF building with with a 2400 SF cart barn, 2000 SF pro shop, 200 seat lounge & restaurant with outdoor seating for up to 80 patrons. The 2000 sf meeting room is divisible into 2 and the main lobby, or hospitality space is a warm well lit space with a large fireplace shared by the golfers and the restaurant patrons. The restaurant is situated on the site to take full advantage of a new water feature at the new 18` fairway and putting green. The site work includes alteration of the existing course around the clubhouse area, and alters the existing parking lot to a total of 286 parking stalls. It also moves the main vehicular entry 100' further southwest along Interurban, easing congestion by utilizing a circular entry drive to emphasis the main entrance. Further, an additional entry has been added further down on Interurban. The golf operations are to the left, located to provide control of the primary tees and greens. The hospitality patrons enter through the main doors with direct access to the golf retail displays and the restaurant. The Kitchen is serviced from the west, and the fire lane is extended further into the course, doubling as a cart path, allowing the practice green and water feature (rock pond) to move closer to the building. Requested Deviation As a golf course clubhouse is not specifically addressed in the zoning code, we are requesting acceptance of the establishment of the 286 stalls currently proposed to serve the needs of the clubhouse, restaurant and meeting room. • DAVID A. CI., CLUBHOUSE FEASIBILITY STUDY JUNE 2 5; 2001 k . , -- -- __ ......7._...... t. Tr7. 1.... : ( , - ,. ..... :7: : .: " ); :f.. , ' tr ;: ri ,IST.I ,, , - - - - - -- -- • - ' , 1 7. 7 . /.■••••- - - - -...:= - '.. % W I3L7- F :5‘. --'-------'-- r "" - . 4 1491 .•<'' ' ' V X :'.^ 7 -; - . ....i.....;:%, FAL .7.:.••••••. ..." , -I ..... Al ti ..11.- i ' \ • I. A . . 7A A, - - 7.,.. --• . .1r.21. • l' .. , \ - q• , A— (..1) - t ,1 . ,-.N' '1'41 ' . C.. ..' . '. .. I :} -- ...... • Hill %,, -' -''' ' fr ..>"1. V • . 7 '''' ,.:$....-... Lutz • '. . ._ Cki,.....04 LTV.. '..• '' """ i.`''' —1 7/ . . • - . • % z 41,1' r t , 340Widdrarr''A ?:11 an. venue: ou h, Tulewild • . 1 13 4? • • • r `• • —77—• • LW.1 \-; ..,• 1.. L 1-14 ce rm5 1‘ t Al nig% •-• re 2 '. rmrrari; 'rr 1 44u • ) •• 4 ' I `L • CITY OF • " ' 1 1 , L 7 I c.r. Parks and Recreation Department 12424 42" Avenue South, Tukwila, WA.'98168 ‘ X: 11 ‘ lk s 1 .,.., ' l l t-',Nt,-, ,, ,4.-.:4....--,... ' ,, i..,.> .4. , .. ' A Washington Professional Limited Liability Company Licensed and Registered Architects in Arizona, California, Colorado, Hawaii and Washington c0 Executive Summary This report evaluates a program for a new golf course clubhouse at the Foster Golf Links in Tukwila, Washington. This executive summary offers an overview and a final recommendation. CO Site. Our overall charge was to put the golfer first. To that end, seven different site plans were evaluated and compared to a list of site evaluation criteria. From those seven, a final site plan identifying a building pad, was created which satisfied design concerns of the team. The selected building pad is located between the existing clubhouse and the existing 18 green, immediately southwest of the existing clubhouse David A. Clark Architects, PLLC CO Parking. The preliminary review of the facility suggested a revised total of 16,404 square feet. This included a larger pro shop with an instruction area, an upscale restaurant, lounge and banquet facility designed to handle a large wedding banquet. However, the amount of parking for a building this size would have been a detriment to the golf course. The study showed that the facility must have enough parking to fully satisfy both the golfing and non - golfing public during peak times. The building area would have to be reduced to allow a reasonable number of parking stalls. CO Revenue vs. Area. As the building had to be reduced in scope, a revenue vs. area analysis was completed to indicate which areas were low revenue income per square foot and could be reduced in size. High income per square foot uses included the Cart Storage, Pro shop, Lounge and Golf Instruction areas. Figures suggested the revenue from the restaurant and banquet areas would be below the cost to construct them. As providing a restaurant is a decision that had already been made by the City, the banquet room is the next logical space to be reduced in size CO Final Recommendation. Four building concepts have been considered for this study, and three were presented for review, all utilizing different size configurations in the meeting room space. Our recommendation is Concept A, a 13,904 square foot building with a 2,000 sf banquet room. This mid —sized meeting (banquet) room was projected to be the most appropriate, given the parking concerns identified in Recommended Areas - Concept A the study. Chamber of Commerce information 13,904 Square Feet shows a space of this size can fill a niche in the market without drawing demand from other municipal facilities. This concept would require 286 parking stalls, of which 99 would be. new. 0 2,400 sf Cart Constructing new stalls to the south along the 18 sto. hole and reconfiguration of the existing vehicular a 2,350 sf�.: z g g Meeting access to the site would satisfy the parking and • a 1,500 sf p 1,728 sf Lounge t,500 sf traffic concerns. a Restaurant g Kitchen • 2,471 sf Accessory (MIE, RR, Lobby) p 1,455 sf Pro Shop • 200 sf Hospitality 0300 sf Inst. CO Project Costs. A preliminary cost estimate completed at this pre - design stage for the three concepts is included in this report. The recommended Concept A estimates a total project cost of $3,817,000. This estimate includes an inflation figure for the coming year and a 10% Owner's contingency during construction, as well as all known soft costs, including taxes, permits, design fees and the like. Project costs for Concept B is estimated to total $3,460,000 and Concept C, with the smallest of the three floor plans, is estimated at $3,297,000. Clubhouse Feasibility Study Foster Golf Links co Project Scope 03 Scope David A. Clark Architects, PLLC David A. Clark Architects, PLLC was charged to perform a Clubhouse Feasibility Study for the Foster Golf Links, owned and operated by the City of Tukwila. The existing master plan was last reviewed in 1999, and the course has undergone normal capital improvements over the past six years of rebuilding tees and greens. A new 10,000 square foot maintenance building, shared with the parks department, was opened in 2001. Our scope, along with other consultants, included conducting various interviews to evaluate the complex in six areas. 1. Determine the best location for a new clubhouse building for the course. 2. Review the program, use and size of the new clubhouse created by City staff. 3. Estimate the revenue per use and compare them to the proposed size. 4. Estimate the parking demands a new facility would create. S. Review cost estimates for the implementation of a plan. 6. Make a final recommendation based on all of the information gathered. Our scope did not include any review of economics conditions or environmental impacts such as wetlands, flood plains, soils, topography, noise, wildlife or analysis of the existing clubhouse building. We obtained programming information from the Mayor, City Council Parks Committee, Golf Professional, Parks and Recreation Director, Finance Director, Planning and Public Works departments, Parks Commission, Golf Course Project Manager, Chamber of Commerce, the City's Restaurant /Banquet Consultant, and the Golf Course Architect from various meetings. From that programming information, the data was analyzed, and three alternative concepts for the clubhouse were created for review. w Project Team: The project team for this report consisted of the following Owner: City of Tukwila Steven Mullet, Mayor Bruce Fletcher, Parks and Recreation Director Marty O'Brien, Golf Professional Alan Doerschel, Finance Director Thomas Pulford, Project Manager Consultants: Architect: David A. Clark Architects, PLLC Golf Course Architect: The Berger Partnership Food Service: Public Golf Management Clubhouse Feasibility Study Foster Golf Links co Preliminary Analysis David A. Clark Architects, PLLC co Project Siting During the course of the study, the team set forth criteria by which a potential site should be evaluated. They included: 1. Relationship to key golf holes, 2. Disruption to golf holes, H • et 6 00 co o CO LLI 8. Constructability. -J I- V) u_ 9. Ability to operate during construction. O In all, seven different site plans were evaluated and compared to the evaluation criteria. From those seven, the landscape Architect prepared a final site plan ga 5 incorporating the concerns of the group. The final selection indicates a new building pad located between the existing clubhouse and the existing 18 green. H W z = F— O zt— 111 uj O • � O I-- =V O ..z w U= O ~ z 3. Adjacency to parking, 4. Access around the building by the golfing public, 5. High visibility from the street, 6. Access to the building by non - golfing patrons, 7. Ability to comply with environmental issues, This final site was rated highest due to: 1. This site allowed for the best control of the pivotal golf tees and greens of 1, 9, 10 and 18. All four locations were within visual control. 2. While re- construction of the ninth green will be required, this was anticipated in the master plan for the course. No other golf hole alterations were projected. 3. The site was more central to the majority of the proposed parking lot. 4. The site provides more circulation around a building than other alternatives. 5. Locating the building south of the existing clubhouse will provide a greater visibility from southbound Interurban Avenue. 6. More central location to the parking lot will provide a drop off area and easier access to the parking lot for non - golfing hospitality patrons. 7. The site was beyond the potential setbacks that will likely be proposed by the Endangered Species Act (ESA). Currently, local municipalities are coordinating efforts to establish minimum setbacks to salmon bearing rivers, but 100 to 200 foot minimum restrictions are likely. This site is well beyond the 200 foot setback to the adjacent river. The site would require filling to elevate the pad to above the 100 year flood plain. 8. This site had no advantage due to soil or other constructability issues. Fill of two to three feet would be required due to the flood plain issue, but soil conditions typical in the area would impact any potential site. 9. This site would allow temporary facilities located due north of the site, allowing for acceptable circulation and control. Please see the next page for site location. Clubhouse Feasibility Study Foster Golf Links Parking Summary David A. Clark Architects, PLLC Existing Parking Required Parking Existing Parking Required Parking Existing Parking Required Parking Yotimd.i.otr • .....,•••• Parking - Concept A Staff asked that the consultant team perform a limited parking review to determine to identify the extent of the parking demand 50 loads. To that end, different scenarios were created to identify the maximum potential parking demand. The scenario that created the greatest demand had a full Friday evening restaurant and lounge crowd, a 3 PM shotgun start golf tournament, and a 7 PM wedding reception with a full restaurant and lounge. Parking at the golf complex is currently striped for 187 stalls, primarily along the street frontage to the west of the existing clubhouse. All parking counts were generated by a study of demand loads rather than minimums set by the City zoning codes. As indicated 100 100 150 Stalls 150 50 100 150 Stalls Stalls 200 Parking - Concept B 250 above, Concept A 50 would require the largest increase of required parking, or 99 additional stalls. Concept A involves the largest building, with a 2,000 square foot meeting room. All three concepts have the same size pro shop, restaurant and cart storage area. The only variable is the size of the meeting room. Concept B requires an additional 76 stalls for a total of 263 required parking stalls. Concept B has a smaller meeting room of approximately 1,000 square feet. Concept C is the smallest building of the three with a 400 square foot conference room, requiring only 52 additional parking stalls. 200 Parking - Concept C 200 250 250 300 300 Clubhouse Feasibility Study Foster Golf Links Ifrerevermt,..vorre.morrImi"MMI 5Q•0' a o /44 IN WY. a II 44 fl „/ If If It ino t. 4 4 AO (WAY £I1/1 I7 CONCEPT 'A' • 0* IPPJTA/ Concept 'A' • 2,000 S.F. Meeting Room, Pro Shop, 100 Seat Restaurant & 100 Seat Lounge with parking for 286 cars. Itt NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. FO5T4A -- GOLF Z.Mll< C41/514005E LGrAT/oN 577/12/ES . . • • • • - • -4‘"te r 4 lbeltt cArob Scliebe '3 CONCEPT 'B' Concept 'B' 1,000 S.F. Meeting Room, Pro Shop, 100 Seat Restaurant & 100 Seat Lounge with an outdoor tent and parking for 264 cars. NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. r-O9r4/Z eaLF L/NA CI-WA:206E' Lar-eiT/oN 577/a/E THE III PARINI GT ▪ MOO. • Va• ito MOW, elan Inn5n_iWtte 16, Cot - •• - - sin JANWAr 4 5/TO CA 3 screAtE • SIM MN - MIN • 111111111 AMC ';::101111111,=:: CONCEPT 'C' Concept 'C' 400 S.F. Conference Room, Pro Shop, 100 Seat Restaurant & 100 Seat Lounge with an outdoor tent and parking for 240 cars. RT: 71/1 GX/r NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR IHAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. fosr4R - .GoLF L/NA: C4P51712u6E LcreirioN • 577/b/E NO, IT CrpT141. •• .• ••■• NI 71111111U FAMNt • torn.I.:Afle/51100 1.W 5/7 LAToui 5C/fie ge3 I)AVII) A. ( :LARK ARCI II'I'I•:C S, PLLC Foster Golf Links Feasibility Study - Concept A Pairking:regiured,'per Sector Existing parking (as mandated by Code) Golf 18 Holes at 7.0 player/hole 0.8 Car /player 101 Pro Shop 3 Restaurant 840 SF at 100 SF /stall 8 Deck Accessory Use 0 Lounge 400 SF at 7.0 Occ /SF 0.25 stalls /occ 14 Meeting rooms 1360 SF at 100 SF /stall 14 140 Stalls Total existing stalls required per code Total Stalls currently available on site 187 Stalls 47 Stalls Net Surplus Concept A - Pro Shop, Restaurant, Lounge and a 2,000 SF Banquet Room Golf Golf Course 18 H 126 Occ 72 101 101 0 0 0 $ $ Pro Shop None Required - Accessory Use 3 3 0 0 0 $ $ Hospitality Restaurant 3628 SF 100 Occ 1 /100 sf 36 8 68 60 19 41 $ 102,500 $ 28.25 Lounge 1500 SF 100 Occ 1 /100 sf 15 14 50 36 12 24 $ 60,000 $ 40.00 Meeting Rooms 2000 SF 133 Occ 1 /100 sf 20 14 64 50 16 34 $ 85,000 $ 42.50 459 Occ 143 140 286 146 47 99 $ 247,500 David A. Clark Architects, PLLC Parking Analysis 5 -25 -01 Concept A.xls: Final Summary Area Created 14- May -01 Revised 25- May -01 Available Net Pkg Code Pkg per Current Demand Unallocated Add Req'd Cost Cost Ratio Code Min Parking Parking Add Req'd Stalls (see note 1) @ 2500 /Stall /SF NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR 1THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Printed 9/3/2002, 1:32 PM Peak `Cond tton =Y:= Hospitality Restaurant Seating Area Lounge Meeting Rooms Footnotes 1. Additional stalls allocated in equal percentages of demand David A. Clark Architects, PLLC Max Scenario Occupants A Occ A Cars 100 Occ 100 Occ 133 Occ 100 10 80 50 7 40 Scenario C Occ C Cars 30 15 15 10 80 40 Golf Golf Course 126 Occ 126 101 - 126::`' `;:101 72 72 Pro Shop 0 Occ 0 - 0 . 0 - Staff City - Pro Shop 3 Occ 3 3 3 3' 3 3 Hospitality - Dining/Bar/Kit 18 Occ 12 12 18 "':': =18= 10 10 Hospitality - Admin 3 Occ 3 3 0 3 3 Hospitality - Meeting 9 Occ 9 9 9:. : 9<. 6 6 492 343 224 ::- 466';._ 286 219 159 Occ. Cars ::`,: :'i =Occ ;:` 1:_''Cars Occ. Cars Scenario A Morning shotgun golf tournament with 126 golfers 8 AM to 2:30 PM, Rotary Noon meeting, Full Restaurant for lunch, morning training session in meeting rooms. Scenario B Friday Afternoon Shotgun golf tournament 3 to 8 PM, 7 PM wedding reception, Restaurant and Lounge full. Scenario C Typical summer weekday, 2 training sessions in meeting rooms at noon, average lunch load, Parking Analysis 5 -25 -01 Concept Aids: Final Summary Printed 9/3/2002, 1:32 PM NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. DAylD A. CLARK 'ARC!IITEC;FS, PLLC Foster Golf Links Feasibility Study - Concept B Parking required per Secto Existing parking (as mandated by Code) Golf 18 Holes at 7.0 player/hole 0.8 Car /player 101 Pro Shop 3 Restaurant 840 SF at 100 SF /stall 8 Deck Accessory Use 0 Lounge 400 SF at 7.0 Occ /SF 0.25 stalls /occ 14 Meeting rooms 1360 SF at 100 SF /stall 14 Total existing stalls required per code 140 Stalls Total Stalls currently available on site 187 Stalls 47 Stalls Net Surplus Concept B - Pro Shop, Restaurant, Lounge and a 1,000 SF Banquet Room, Outdoor Tent Golf Golf Course 18 H 126 Occ 72 101 101 0 0 0 $ $ Pro Shop None Required - Accessory Use 3 3 0 0 0 $ $ Hospitality Restaurant/Kit 3628 SF 100 Occ 1 /100 sf 36 8 68 60 23 37 $ 92,500 $ 25.50 Lounge 1500 SF 100 Occ 1 /100 sf 15 14 52 38 14 24 $ 60,000 $ 40.00 Meeting Rooms 1000 SF 67 Occ 1 /100 sf 10 14 39 25 9 16 $ 40,000 $ 40.00 393 Occ 133 140 263 123 46 77 $ 192,500 David A. Clark Architects, PLLC Area Parking Analysis 5 -25 -01 Concept B.xls: Final Summary Created 14- May -01 Revised 25- May -01 Available Net Pkg Code Pkg per Current Demand Unallocated Add Req'd Cost Cost Ratio Code Min Parking Parking Add Req'd Stalls (see note 1) @ 2500 /Stall /SF NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Printed 9/3/2002, 1:34 PM Scenario PeakCon B David A. Clark Architects, PLLC Max Scenario Occupants A Occ A Cars Hospitality Restaurant Seating Area 100 Occ 100 50 30 15 Lounge 100 Occ 10 7 100. 50 . 15 10 • Meeting Rooms 67 Occ 66 33 66 33 Golf Golf Course 126 Occ 126 101 72 72 Pro Shop 0 Occ 0 - 0 Staff City - Pro Shop 3 Occ 3 3 3 3 3 3 Hospitality - Dining/Bar/Kit 18 Occ 12 12 10 10 Hospitality - Admin 3 Occ 3 3 3 3 Hospitality - Meeting 6 Occ 6 6 6 6 Scenario A Morning shotgun golf tournament with 126 golfers 8 AM to 2:30 PM, Rotary Noon meeting, Full Restaurant for lunch, morning training session in meeting rooms. Friday Afternoon Shotgun golf tournament 3 to 8 PM, Golf Banquet in Tent, 7 PM wedding reception, Restaurant and Lounge full. Scenario C Typical summer weekday, 2 training sessions in meeting rooms at noon, average lunch load Footnotes 1. Additional stalls allocated in equal percentages of demand Scenario C Occ C Cars 423 326 214 - 263 205 152 Occ. Cars Occ. Cars Parking Analysis 5-25-01 Concept B.xls: Final Summary Printed 9/3/2002, 1:34 PM NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. DA1'II) :1. (MAIO: ARCI1 ;(; rs, PLLC Foster Golf Links Feasibility Study - Concept C req per Sector Existing parking (as mandated by Code) Golf 18 Holes at 7.0 player/hole 0.8 Car /player 101 Pro Shop 3 Restaurant 840 SF at 100 SF /stall 8 Deck Accessory Use 0 Lounge 400 SF at 7.0 Occ /SF 0.25 stalls /occ 14 Meeting rooms 1360 SF at 100 SF /stall 14 140 Stalls Total existing stalls required per code Total Stalls currently available on site 187 Stalls 47 Stalls Net Surplus Concept C - Pro Shop, Restaurant, Lounge and a 400 SF Conference Room, Outdoor Tent Area Golf Golf Course 18 H 126 Occ 72 101 101 0 0 0 $ $ Pro Shop None Required - Accessory Use 3 3 0 0 0 $ $ Hospitality Restaurant 3628 SF 100 Occ 1 /100 sf 36 8 68 60 29 31 $ 77,500 $ 21.36 Lounge 1500 SF 100 Occ 1 /100 sf 15 14 52 38 17 21 $ 52,500 $ 35.00 Meeting Rooms 400 SF 27 Occ 1 /100 sf 4 14 15 1 1 0 $ - $ 353 Occ 127 140 239 99 47 52 $ 130,000 David A. Clark Architects, PLLC Parking Analysis 5 -25 -01 Concept C.xls: Final Summary Created 14- May -01 Revised 25- May -01 Available Net Pkg Code Pkg per Current Demand Unallocated Add Req'd Cost Cost Ratio Code Min Parking Parking Add Req'd Stalls (see note 1) @ 2500 /Stall /SF Printed 9/3/2002, 1:34 PM NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Meat( ;ConditIons David A. Clark Architects, PLLC 3 9: Cars Max Scenario Occupants A Occ A Cars Hospitality Restaurant Seating Area 100 Occ 100 50 Lounge 100 Occ 10 7 Conference Room 27 Occ 26 13 Golf Golf Course 126 Occ 126 101 Pro Shop 0 Occ 0 - Staff City - Pro Shop 3 Occ 3 3 Hospitality - Dining/Bar/Kit 18 Occ 12 12 Hospitality - Admin 3 Occ 3 3 Hospitality - Meeting 2 Occ 2 2 378.7 282 190 Occ. Cars Footnotes 1. Additional stalls allocated in equal percentages of demand Scenario C Occ C Cars 30 15 15 10 26 13 72 72 0 3 3 10 10 3 3 2 2 161 128 Occ. Cars Scenario A Morning shotgun golf tournament with 126 golfers 8 AM to 2:30 PM, Noon Conference meeting, Full Restaurant for lunch. Scenario B Friday Afternoon Shotgun golf tournament 3 to 8 PM with Golf Banquet, Restaurant and Lounge full, evening conference. Scenario C Typical summer weekday, Training session in Conference room at noon, average lunch load. Parking Analysis 5 -25 -01 Concept C.xls: Final Summary Printed 9/3/2002, 1:34 PM NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 239 1. 11 -21 -02 E -mail from Ryan Partee, Tukwila Department of Public Works 2. 11 -25 -02 E -mail from Ryan Partee, Tukwila Department of Public Works 3. 11 -27 -02 E -mail from Tom Pulford, Tukwila Department of Public Works 4. 12 -03 -02 E -mail from Ryan Partee, Tukwila Department of Public Works 5. 12 -04 -02 E -mail from Emelie McNett 6. 12 -04 -02 E -mail from Don Scanlon 7. 12 -04 -02 E -mail from Chris Mitchell and Michele Roedell • 8. 12 -04 -02 Letter from Karen Walter, Muckelshoot Indian Tribe Fisheries Dept. CITY OF TUKWILA INTER - OFFICE MEMO TO: Case File E02 -020 FROM: Steve Lancaster SUBJECT: SEPA Threshold Determination for Foster Golf Clubhouse DATE: December 6, 2002 BACKGROUND On November 20, 2002 I issued a Mitigated Determination of Non - Significance for the referenced project. This MDNS was circulated for information and comment pursuant to WAC 197- 11- 340(2)(b). The comment period for the MDNS expired on December 4, 2002. WAC 197- 11- 340(2)(f) requires reconsideration of this MDNS based on timely comments. COMMENTS RECEIVED During the comment period I have received and reviewed the following communications (copies attached): Each of these communications provide information and/or opinions related to the proposed removal of trees in the vicinity of the George Eddy house in the northeastern portion of the project site. E -mails number 1, 2 and 4 express concern about the potential impact of tree removal on wildlife habitat, including that of federally listed salmonids and the marbled murrelet, also federally listed as "threatened." Communications number 5 through 7 express similar concerns. Communication number 8 expresses concern that the project proposal has "the potential to cause adverse impacts to salmonid habitat with inadequate mitigation." It suggests that the existing trees are "more likely to recruit into the Green River sooner than the [proposed] replacement \ \TUK2 \VOL3\ HOME\ STEVE\ STEVE \DEV EL \FosterGCW indrow021205. doc Page : trees" and recommends that the project be modified to require wood to be placed in the Green River as mitigation. EVALUATION Based upon these comments I requested that the applicant retain a qualified independent consultant to review habitat concerns, particularly as they relate to federally listed species, and report their findings. The applicant retained Adolfson Associates of Seattle, Washington. This office received their report on December 6, 2002 (copy attached). The report consists of a letter from Adolfson Senior Scientist Benn Burke to Tukwila Assistant Parks and Recreation Director Rick Still, dated December 6, 2002, with attachments. Attachments include a Salmonid Technical Memo and a Marbled Murrelet Technical Memo, both dated December 6, 2002. In summary of his analysis and findings, Mr. Burke offers the following opinions (paraphrased): • Removal of the subject trees would not result in the unmitigated loss of unique habitat types or diversity within the City. • It is not reasonable to assume that marbled murrelets would utilize the subject trees, or any other tree, at the golf course as nesting habitat. These trees do not meet the habitat preferences of nesting marbled murrelets. • Removal of the subject trees would not result in an unmitigated loss of forage opportunities for juvenile salmonids. • The subject trees are not tall enough nor near enough the river to contribute woody debris naturally. It is unlikely the subject trees are healthy enough to grow to a height where they might eventually contribute woody debris. Proposed replacement trees have a higher chance of providing large woody debris in the long term due to their closer proximity to the river. • The proposed action will not result in a permanent loss of riparian forest and will not result in the loss of trees that one could expect to grow and recruit into the river. • The proposed action will not result in unmitigated adverse impacts to federally listed fish species. CONCLUSION Upon reconsideration of MDNS E02 -020 based upon comments received and the Adolfson Associates analysis, I have concluded that the MDNS shall be retained. Steve Lancaster, SEPA Responsible Official \ \TUK2 \VOL3\HOME \STEVE\ STEVE \DE V EL \FosterGC W indrow021205.doc Page : City of Tukwila Department of Community Development Steve Lancaster, Director November 27, 2002 The City of Tukwila Parks and Recreation Department has filed a design review application to construct a 14,600 square foot clubhouse with associated parking for 286 vehicles. The proposed clubhouse includes a 200 seat restaurant and lounge, a pro shop and 2,000 square foot meeting room. The project is located on a portion of a 60 -acre site developed as an 18 -hole golf course at 13500 Interurban Avenue South. The existing golf course clubhouse, constructed in 1946, along with some outbuildings will be demolished. You are invited to comment on the project at the public hearing scheduled for Thursday, December 12, 2002 at 7:00 p.m. before the Tukwila Planning Commission. The hearing will take place at Tukwila City Hall in the City Council Chambers, 6200 Southcenter Boulevard. To confirm the time and date of the hearing, please call the Department of Community Development at 431 -3670. For further information on this proposal, contact Carol Lumb at 431 -3661 or visit our offices at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Other known required permits include: • Land Altering and Grading • Special Permission Parking • Shoreline Substantial Development Permit The project files are available for review at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development, located at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Please call 431 -3670 to make sure the files will be available. Application filed: Notice of Completeness Issued: Notice of Application Issued: c: \mydocs \I aster Golf Course \puhheamot.doc CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION FILES AVAILABLE FOR PUBLIC REVIEW August 16, 2002 September 23, 2002 October 9, 2002 Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206 -431 -3665 13500 Interurban Ave 5 Tukwila, WA 98168 -3332, US 0 7,3 7 ;� • 114 pt S ec 8.dam S 136th St' . GFoster S 137th St S 146th St N pr �.: S / "','r .29t- 02002 MapQuestcom. Inc.; 02002 Navigation Technobgies All rights reserved. Use Subiect to l.u:_r.:nse /Gghyright �?,.'r ; - S 726th PI �� S 127th PI s- cn T [ • Duwami,h River, "I, S 139th St • ' � lnseph is�, �'•_ . ,r`` f.(ernoria.I,Fa.rk, �,�, Foster '�.blf • Links • Privacy f ^lic.v & Lac Fi! NCCI�2 © 2002 MapQuest.com, Inc. All rights reserved. OF 'BOOft� S 125th St Sack S 142nd •St '� D N 143rd St ''ti 4th St T 5- ' \ t Z t Haz in This map is informatbnal only. No representation is made or warranty given as to Its content. User assumes all risk of use. MapQuest and its suppliers assume no responsibility for any loss or delay resulting from such use. RECEIVED AUG 16 2002 COMMUNITY DEVELOPMENT http: / /www.mapquest.com/ maps / print. adp? mapdata= xU4YXdELrnBF7ub %2f4bLfx 1M rj L... 8/16/2002 1 Proponent: TUKWILA DEPT. OF PARKS AND RECREATION Lead Agency: City of Tukwila Description of Proposal: SEPA FOR NEW 14,600 SQ. FT. CLUBHOUSE FOR FOSTER GOLF COURSE, A 200 SEAT RESTAURANT, 286 -CAR PARKING LOT, 2,000 SQ. FT. MEETINGROOM, ALTERATION OF GOLF COURSE TEES & GREENS NEAR ALTERED STRUCTURES AND DEMOLITION OF EXISTING CLUB HOUSE AND ASSOCIATED BUILDINGS. Location of Proposal: Address: 13500 INTERURBAN AV S TUKW Parcel Number: 0003000049 Section/1'ownsh ip /Range: 04 -14 -23 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. The conditions for this SEPA Determination are amended at the end of this document. This DNS is issued under WAC 197 -11- 340(2). The conditions are attached. Comments must be submitted by ( — `(— 0 7— . The lead agency will not act on this proposal for 14 days from the date below. For a copy of the appeal procedures, contact the City of. Tukwila Department of Community Development. Steve Lancaster, Responsible Official City of Tukwila 6300 Southcenter Blvd Tukwila, WA. 98188 (206)431 -3670 Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) SEPA Determination Conditions: 1: Excavations into historically native soil, when in an area of archaeological potential, shall have a professional archaeologist on site to ensure that all State statutes regarding archaeological conservation /preservation are implemented. The applicant shall provide a written commitment to stop work immediately upon discovery of archaeological doc: Miscperm City of Tukwila Department of Community Development / 6300 Southcenter BL, Suite 100 / Tukwila, WA 98188 / (206) 431 -3670 MITIGATED DETERMINATION OF NON - SIGNIFICANCE (MDNS) File Number: E02 -020 Applied: 08/16/2002 Issue Date: 11/20/2002 Status: ISSUED LA- i I - 23 Z_ E02 -020 Date Printed: 11 -20 -2002 ,..•....,.....,,%.:>.:, .,:.a.,5.,:.r,.}vr;raair.,r:nc remains and to consult with the State Office of Archaeology and Historic Preservation to assess the remains and develop appropriate treatment measures, which mayh include refilling the excavation. 2:- A certified arborist must identify measures to protect the Foster Maple Tree, both during construction as well as after Completion of the project. .3: The historic characteristics of the George Eddy house, Windrow and existing clubhouse must be documented by a professional historian prior to demolition of the structures and removal of the trees. '4:, Green River Trail users must be notified when construction activities will disrupt Trail usage along Interurban Avenue South. Notification shall include posting the Trail at least one week prior to any closure or rerouting of the trail and notifying user groups buy mail at least one week in advance. • • , , • „•-• " ' ••" , „ ' .••• .• . • • ,••• • ' doc: Miscperm City of Tukwila Department of Community Development / 6300 Southcenter BL, Suite 100 / Tukwila, WA 98188 / (206) 431-3670 E02-020 Printed: 11-20-2002 November 19, 2002 To: Steve Lancaster, Director Fm: Carol Lumb, Senio lanner Re: Project File No. E02 -020: Foster Golf Links Clubhouse Project Description: MEMORANDUM Construct a 14,600 square foot clubhouse, demolish an existing three -story clubhouse and associated buildings, alteration of golf course tees and greens near the new structure and new 286 car parking lot. The proposed clubhouse includes a 200 seat restaurant and lounge and two one thousand square foot meetings rooms. Proponent: City of Tukwila Department of Parks and Recreation Location: 13500 Interurban Avenue South Date prepared: November 19, 2002 Lead Agency: City of Tukwila, Department of Community Development Comments on Document: Two comments were received. One person commented on the impact of construction on use of the Green River Trail that runs along Interurban Avenue South. A response to these comments is found under "Recreation." A second person objected to the removal of the Windrow trees. A response to this comment is found under "Plants." Other Agencies of Jurisdiction: Department of Ecology Recommendation: Earth Air SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 Determination of Non- Significance, Mitigated (MDNS) Existing Environmental Information: • Technical Information Report, prepared by Bush, Roed & Hitchings, Inc. (July 25, 2002) • Clubhouse Feasibility Study, prepared by David A. Clark Architects, (June 25, 2001) • Proposed Foster Golf Course Clubhouse Archaeological Resources and Traditional Cultural Places Assessment, prepared by Larson Anthropological Archaeological Services Limited (July 19, 2002) Summary of Primary Impacts: The soils at the proposed clubhouse site are silty sands. The site is developed as a golf course, which has slight variations in topography. The steepest slope on the site is 37 % on an adjacent course. Approximately 8,000 cubic feet of fill and 1,600 of cut are planned as part of the construction activity. The building pad and surrounding area will be filled to raise the elevation to 20 feet in order to be above the 100 -year flood plain. The entire golf course site is 60.6 acres; the clubhouse and parking lot comprise a small portion of the overall site and will cover approximately 6% with impervious surface. Standard erosion control measures will be used during construction: silt fencing will be located along the downhill perimeter of the disturbed areas; silt protection will be placed on all existing and poposed catch basins; rock construction entrance will be installed; and a sediment pond to retain runoff will be created. Normal emissions and dust associated with use of construction equipment will occur during construction of the project. After construction, odors from the restaurant cooking exhaust and normal exhaust associated with vehicular traffic will occur. Water trucks will be used as needed during construction to keep the dust down. All equipment will meet local, state, and federal emission standards. This site is affected at times by odors from the rendering plant to the east. c :\rnydocs \Foster Golf Course\sepa -rpt 2 • SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 Water The Green River abuts the site on three sides of the overall project site, although the construction of the clubhouse is not within the shoreline environment. The project is subject to the State Shoreline Management Act since landscaping, portions of the driveway and parking areas, and the enlargement of the retention/bioswale will be within 200 feet of the shoreline. No fill or dredge material will be placed in or removed from surface water, nor will there be any surface water or ground water withdrawals or diversions. The project site lies within the 100 -year floodplain. No discharges of waste materials to surface waters will occur. The existing storm water collection system will be revised to handle the new clubhouse and parking areas. An existing retention bioswale that is within the Low Impact Environment of the shoreline will be enlarged to handle the runoff from the enlarged parking lot and clubhouse and off -site city shops. The retention bioswale has a flapgate that prevents pond waters from going back into the storm drain system and a second flapgate between the pond's outlet and the river to prevent backwater flows from the river into the pond. The applicant has noted that the only added impact to water related to this project will come from the larger size of the parking lot and the larger building footprint size. The runoff from the city shops is an existing connection that is not being altered by this project. The detention pond is being enlarged to handle the larger on -site footprint. At the request of the Public Works department, the pond is being enlarged to handle the off site water from the shops that was previously not addressed when the original connection was made. No fuel storage area is included in the golf course project, and the applicant is not altering any method of storing, handling or use of fertilizers. The entire list of fertilizers used at the site has been approved by the City Public Works Department's Biologist for use on all areas of the course, including the areas adjacent to the river. However, this project will not house any fertilizers under any circumstances, even temporarily. The clubhouse will be connected to the City of Tukwila's sewage system. Plants The site is developed as a golf course, with manicured greens and varied vegetation. There is a windrow of cedar trees, some of which fall within the shoreline environment, that are proposed for removal. These trees are thought to have been planted in 1932 by George Eddy, at the time he constructed the house c:\mydocs \Foster Golf Course \sepa -rpt 3 SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 that lies just to the east of the historic Foster Maple Tree. Those trees removed within the Low Impact shoreline environment must be replaced based on the City's Tree Ordinance (TMC 18.54). Based on the size of the trees to be removed, approximately 32 replacement trees will be required. Some of the replacement trees must be used to screen the revised parking area to the east of the historic tree, other of the replacement trees may be used to enhance the riverbank in the area adjacent to where the cedar trees are being removed. Landscaping will be provided at the front of the site, in the parking areas and around portions of the building as required by the City's Landscape Code, TMC 18.52. One comment was received by an adjacent resident in the single family neighborhood across the River objecting to the removal of the Cedar trees due to their aesthetic value and the danger of clearing and dirt movement near waterways. The City's Tree Ordinance, while encouraging retention of trees, does not prohibit their removal. As noted above, at least 32 replacement trees will be required. The historic Foster Maple Tree is located in the northwest portion of the site, adjacent to the river. This maple tree was planted by Joseph Foster, one of the original settlers in Tukwila, probably around 1873. A certified arborist has been hired to provide guidance on the protection of the tree, both during the construction activities as well as in the future after completion of the new clubhouse and supporting infrastructure. Information is not available yet as to the arborist's recommendations. A number of existing trees in the current parking lot will be removed to permit the regrading of the parking lot and relocation of the main entrance to the facility. The Technical Information Report notes that the existing paving of the driving and parking surfaces is in poor repair in part due to tree roots. There are no listed plant species in Tukwila that are threatened or endangered. The applicant notes that the trees were not considered to be retained so as to provide the most usable and accessible parking spaces close to the clubhouse. Removing these trees will reduce the amount of existing golf course and open space that must be converted to new parking space. Where reasonable tree digging is possible, the applicant states that trees located in the existing parking lot and those in the south parking lot expansion area will be dug and transplanted by Parks Department for use on other park sites. The demolition/construction period is outside the usual tree digging season so it is not feasible to transplant the trees for this project. Animals The SEPA Checklist notes that hawks and songbirds, have been observed on or near the site. The site is located along the Pacific Flyway migration route. The only mammals observed on the site are deer and rabbits. While the Checklist c; \mydocs \Foster Golf Course\sepa -rpt 4 • ^f/St:kXx; SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 states that no fish have been observed, the National Marine Fisheries Service has recently listed the Puget Sound Chinook salmon as a threatened species. This species is known to inhabit the Green River. The applicant provided the following information related to animals on the site: c: \mydocs \Foster Golf Course\sepa -rpt "The cedar trees currently may provide some nesting opportunities for wildlife, but are not close enough to the River to provide shade. While no eagles have been observed in the vicinity during field visits, the large cedars could potentially be used for perching. After removal of the trees it is unknown whether eagles would seek alternate perch locations in other tall trees located on the golf course. As the golf course is always planting and removing trees during its six year master plan alteration, it is unlikely, but unknown, that the removal of the planned trees on the fully treed 60 acre site will cause disruption to the flyway patterns. Replacement trees are being installed on the golf course and in the parking lot. "While coastal bull trout are listed as threatened under the Endangered Species Act, no data on file at the City of Tukwila was available that listed or identified confirming the presence of spawning or rearing bull trout within the Duwamish River. "Previous Environmental Impact statement on file at the City indicate the Puget Sound Evolutionary Significant Unit (ESU) Chinook salmon are federally- listed as threatened under the Endangered Species Act. Reproducing populations of Puget Sound ESU Chinook salmon exist in the Duwamish River, however, the development of the clubhouse and removal of the cedar trees is not expected to have an impact on the salmon population." Energy/Natural Resources Electricity and natural gas will be used in the building for heating, lighting and cooking facilities. Diesel fuel will be used in construction equipment during construction. The project will not affect the potential use of solar energy by adjacent properties. The building will be designed to meet the Washington State Energy Code to save energy in heating and cooling the structure. Environmental Health No special emergency services will be required as a result of the proposed project. Noise is generated by traffic along the street in front of the golf course. There are train tracks on the northeast property line. Construction noise will 5 Y,.I,ujCi}41,: jl,Ff.3t3 SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 occur during regular hours of 7:00 a.m. to 10:00 p.m. Noise from music from the restaurant and outdoor patio and the public address system for golfers, similar to existing levels, will occur once the clubhouse construction is completed and the building is open for business. Land/Shoreline Uses The area is the site of one of the original homesteads in Tukwila, settled by Joseph Foster. The site was developed as a golf course in 1925. Residential uses lie to the northeast and across Interurban Avenue South on the west. A Metro park and ride facility is also located across Interurban. City shops border the golf course on the south along with a Metro pump station. A small portion of the overall golf course site is zoned Commercial/Light Industrial (C/LI) with the remainder zoned Low Density Residential (LDR). The Comprehensive Plan Land Use Map designates the site Commercial/Light Industrial and Low Density Residential. Half of the proposed clubhouse is located in the C/LI area with the remainder located in LDR. The Shoreline Master Program designation is Urban and the proposal must obtain a Shoreline Substantial Development permit. The project is subject to review by the Tukwila Board of Architectural Review, which will review the design of the project, proposed landscaping etc. The front property line is unclear at this point; when the property line has been identified, front landscaping will be reflected on the landscaping plan. The existing clubhouse, maintenance office (former George Eddy house) and maintenance shed will be demolished. Approximately 19 -40 people will work on the site when the project is constructed. Housing No housing exists on the site. The former George Eddy house was used until recently as the maintenance office for the golf course. Aesthetics Wood siding and stone "type" veneer is proposed for the clubhouse building. The tallest portion of the structure is 40 feet, which falls within the C /LI zoned portion of the site. Golf course netting along the 18 fairway is visible from the multifamily housing on the west -side of Interurban Avenue South. The netting reaches 40 feet in height. The project is subject to design review and will be considered by the Tukwila Board of Architectural Review. c:\mydocs \Foster Golf Course\sepa -rpt 6 SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 Light/Glare The parking lot will be lit at night. The lighting in the parking lot will be directed so as to minimize any spillage off -site. There may be minimal glare from the glazing on building at certain times of the day. Recreation The site itself is developed as a golf course, with a clubhouse that includes a restaurant and lounge and a small pro -shop. The Green River Trail runs along Interurban Avenue South, the western property line of the site. Use of the trail may be disrupted during reconstruction of the parking lot. The trail will be posted prior to any construction that will disrupt or require relocation of the trail. Bicycle user groups will also be notified about any revisions to the trail. In addition, the applicant has noted the following: "The Drawings have the following note on the architectural site plans "Provide existing asphalt bike path & concrete sidewalk as required at new entrance. Contractor shall sign closure with warning signs approved by the City and shall restore smooth paved temporary paths within 48 hours of closure or as allowed by the City. Construct new entrance in strict accordance with City Standards. See civil drawings for more information. "" Historic /Cultural Preservation An Archaeological Resources and Traditional Cultural Places Assessment was prepared for this site. The study determined that there may be a possible hunter -• fisher- gatherer or ethnographic period campsite located on the site and that there are two historic buildings that may be significant, the current Foster Golf Links Clubhouse and George Eddy house as well as a cultural feature that may be significant, the Windrow, located on the property as well. The study recommends that the possible hunter - fisher- gatherer or ethnographic period campsite be avoided and that a professional historian inventory and if necessary evaluate the existing clubhouse, George Eddy House and Windrow for significance prior to demolition. The site also contains the Foster Maple Tree, which was planted July 4, 1873. The project will be required to have a professional archeologist on -site during any ground disturbing activities both in the area of the hunter - fisher- gatherer or ethnographic period campsite as well as any other areas where construction might intersect with undisturbed native soils. In addition, a professional historian must inventory and if necessary, evaluate the existing clubhouse, George Eddy House and Windrow for significance prior to their demolition. c: \mydocs \Foster Golf Course\sepa -rpt 7 .Mr, .t t . . SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 Transportation The site is served by Interurban Avenue South, which borders the property on the west. Interstate 5 and Interstate 405 are within one -half and one mile respectively of the site. The project proposes to relocate the current entrance to the site approximately 120 feet to the south and add a second entrance at the far south end of the site. The project will provide 286 parking stalls, an increase of 99 stalls over the existing 187 stalls. The site is served by transit and there is a park and ride lot across the street from the project. Public Services The construction of a larger clubhouse, with meeting space as well as enlarged restaurant and lounge will likely generate a slight increase in the need for public services such as police and fire. A fire lane will be constructed around the new clubhouse. Utilities Utilities currently available at the site include electric, natural gas, water, refuse service, telephone, storm water and sanitary sewer. No additional utilities are anticipated to be needed as a result of the building construction. Recommendation Determination of Nonsignificance, Mitigated The following conditions apply to this project: 1. Excavations into historically native soil, when in an area of archaeological potential, shall have a professional archaeologist on site to ensure that all State statutes regarding archaeological conservation/preservation are implemented. The applicant shall provide a written commitment to stop work immediately upon discovery of archaeological remains and to consult with the State Office of Archaeology and Historic Preservation to assess the remains and develop appropriate treatment measures, which may include refilling the excavation. 2. A certified arborist must identify measures to protect the Foster Maple Tree, both during construction as well as after completion of the project. c:\mydocs \Foster Golf Course\sepa -rpt 8 SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 3. The historic characteristics of the George Eddy house, Windrow and existing clubhouse must be documented by a professional historian prior to demolition of the structures and removal of the trees. 4. Green River Trail users must be notified when construction activities will disrupt Trail usage along Interurban Avenue South. Notification shall include posting the Trail at least one week prior to any closure or rerouting of the trail, and notifying user groups by mail at least one week in advance. c:\mydocs \Foster Golf Course\sepa -rpt 9 z 1— = z JU; • U O : U U W W 2' -J L W O g Q: = - ▪ W' .Z I- O. Z : p N : I-- W w U• =� u : O W z = O ~ z 13500 Interurban Ave S Tukwila, WA 98168 -3332, US ) 4.? 6 ,cy, 4 Jec ad am S 136th St's p oste S 137th SZ All right. reserved. Use Sublect to l.I OVEST : Ey_Polic & Legal Notices © 2002 MapQuest.com, Inc. All rights reserved. N \ _ _'•01 i200m S 125th St '600ft �. `'$ 12 6 tbpi I m,, I S 127th-PI, titer , � ... V ~ ^�A�AJ ti� • /ll •.(7I ,f .Links Back CD 1 ..x :. S 139th St ? Io se ph : f os t & r' - -.7 1 ,' �;:. Iernoria.I;Partc..._., , ' ic S 142nd St , D • s 143rd St N .__ ..... ...._.._ -_ - _ S�?1 VI; St . Tukwilat\ •- .. . _. S 146th ___.-_: �_ i< . . H�celii.. VA I l in i 02002 MapQuestcom. Inc.; 02002 Navigation Technobgies 'y This map is informational only. No representation is made or warranty given as to Its content. User assumes all risk of use. MapQuest and its suppliers assume no responsibility for any loss or delay resulting from such use. RECEIVED AUG 16 2002 http: / /www. map quest. com /maps /pri nt. adp ?mapdata= xU4YXdELrnBF7ub %2f4bLfx 1 Mij L... 8/16/2002 COMMUNITY DEVELOPMENT • t DAVID A. CLARK ARCHITECTS, PLLC Foster Golf Links Clubhouse Written Narrative of Project Consistency with the Tukwila Comprehensive Plan Application L02 -044 z Criteria for Projects subject to the City of Tukwila Comprehensive Plan 1- W 5.6 Access and Recreational Use: Varied opportunities for public access to and ce 2 0 along the river, including visual and cultural access, access to the water's edge, opportunities for small boat navigation and access, and connections to other 0 o neighborhoods. w = While this project will not alter the access to the river, the project will J attract more golf and non -golf citizens to the facility, which will bring w o greater recognition to the river and the recreational opportunities. 2 �¢ 5.8 Historic Resource Use: Recognition of the river's contribution to the cn a Tukwila's history and community identity through identification, F w enhancement, restoration, and protection of sites with historic and cultural z value and through development of interpretive and educational programs. z o. One document known to the City have suggested only documentation of w the existing on -site buildings for possible historical significance. m 0 However, at the November 4 Tukwila City Council meeting, it was o H di and determined that there are no significant historical value of the w iii five buildings on site slated to be demolished. These buildings, having been H v constructed from between 1932 (George Eddy House, currently w ~o abandoned) and 1946 (existing clubhouse). One existing large maple w z tree, thought to have been planted in 1873, will remain completely U undisturbed. This free will be completely protected with a temporary z '— construction fence and alteration of the soil in the area under the strict guidelines of the golf course landscape architect. RECE VE ..) NOV 18 2002 COMMUNITY DEVELOPMENT 5.9 Natural Environment and Habitat Use: Restored, Enhanced, and protected natural environmental resources along the river, including trees, wildlife habitat and features with value for long term public, scientific, and educational uses. This project will not impact the sandbars, wetlands or watercourse of the river that are important for habitat, as the majority of the project is . well beyond the 200' zone of the river. The portion of the work within the 40' to 200' zone is earthwork, which will be held to the high City standards of erosion control and the best known implemental practices of the industry. Absolutely no work is to be performed within the river zone itself The cedar trees being removed may currently provide some nesting opportunities for wildlife, but are not close enough to the river to provide shade. While no eagles have been observed in the vicinity 5.10 Water Quality, Surface Water, and Flood Control Use: Improved water quality and quality control program affecting the Green/Duwamish River that improve the river's water quality , provide habitat for fish and wildlife, protect public health and safety, and enhance public enjoyment of the river. The design of the storm water control system is an enhancement of the existing on -site system, expanded to meet the existing off site needs as well as the larger building footprint and the larger parking lot. This enhancement is primarily an enlargement of the existing water quality treatment and pond along the number one golf hole. The pond is being enlarged as a feature of the first hole to accommodate the larger requirements of this project. The entire drainage collection and treatment system has been reviewed on a preliminary basis by the Public Works department and has been met with approval. DAVID A. CLARK ARCHITECTS, PLLC during field visits, the large cedars could potentially be used for perching. After removal of the trees it is unknown whether eagles would seek alternate perch locations in other tall trees located on the golf course. As the golf course is always planting and removing trees during its six year master plan alteration, it is unlikely, but unknown, that the removal of the planned trees on the fully treed 60 acre site will cause disruption to the flyway patterns. Replacement trees are being installed on the golf course and in the parking lot. The source of the storm water flowing through the site is primarily storm water collected in the parking lot of the facility, as the existing lot is being re- graded and expanded. The storm water from the building footprint will either be tied into the storm system or will be discharged into the new water feature adjacent to the new ninth green. The only off-site introduction of water is the existing tie to the storm water collected from the City Shops and golf course maintenance building. At the request of the City Public Works department, the pond is being enlarged to handle the off site storm water from the shops that was previously not addressed. This existing connection to the City Shops is not being altered under this project. This clubhouse project is not adding a fuel storage area to the golf course, and it is not altering any method of storing, handling or use of fertilizers. The entire list offertilizers used at the site has been approved by the City Public Works Department 's Biologist for use on all areas of the course, including the areas adjacent to the river. To reduce the impact on the storm system and the river, this project will not house any fertilizers under any circumstances, even temporarily. I Source: Draft Environmental Impact Statement for Normed Office /Warehouse Project, September, 2001, prepared by Huckel /Weinman Associates. DAVID A. CLARK ARCHITECTS, I'LLC November 18, 2002 Carol Lumb Senior Planner City of Tukwila 6300 Southcenter Blvd #100 Tukwila, WA 98188 Re: Proposed Foster Golf Links Clubhouse Dear Ms. Lumb, In response to your letter of November 12, 2002 regarding your SEPA, Design Review, Shoreline and Special Permission Parking application comments, please find the following responses. The numbering relates directly to your initial letter. E02 -020 SEPA A Washington Professional Limited Liability Company Licensed and Registered Architects in Arizona, California, Colorado, Hawaii, and Washington NOV 18 2002 COMMUNITY Y DEVELOPMENT 1. Regarding item #3.a.6. Please discuss handling of parking lot runoff, runoff from the shops, carts and other equipment and handling of fertilizers, application and storage and how this may impact waters draining to the enlarged detention pond. Will there be fuel storage areas on- site? What measures are planned to handle any spills that may occur? The only added impact will come from the larger size of the parking lot and the larger building footprint size. The runoff from the city shops is an existing connection that is not being altered by this project. The detention pond is being enlarged to handle the larger on -site footprint. At the request of the Public Works department, we are also enlarging the pond to handle the off site water from the shops that was previously not addressed. We are not adding a fuel storage area to the golf course, and we are not altering any method of storing, handling or use of fertilizers. The entire list of fertilizers used at the site has been approved by the City Public Works Department's Biologist for use on all areas of the course, including the areas adjacent to the river. However, this project will not house any fertilizers under any circumstances, even temporarily. Co coo les N a W F • N. ON 00 0 00 ON z 0 z F z w 0 N N November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 2 2. Item#4 /5: Plants and Animals: This project includes removal of several large cedar trees that are part of a Windrow planted possibly at the same time that the George Eddy home was constructed. The sequoia trees being removed within the 100' Low Impact Environment shoreline boundary provide many habitat benefits, including fishery benefits. Replacement with smaller trees does not totally mitigate the removal. If these trees are ultimately removed, this project will be required to provide riverbank habitat improvements as a mitigation measure along with replacement trees as required by TMC 18.54.130 3. One Cedar tree and two spruces are identified to be removed with in the 100' Low Impact Environmental Shoreline Boundary. Two Sequoias are identified to be removed in the 200' High Impact Environmental Shoreline Boundary. It is unlikely that any of these trees will provide shading for the river habitat. Also note that the Spruce trees are not native species of Western Washington, but introduced ornamentals. 3. Item #12. It appears that construction of the parking lot will temporarily affect the location of the Green River Trail along Interurban Avenue South. Please describe how Trail users will be accommodated during construction, specifically how the Trail users will be notified of construction activity that will disrupt use of the Trail and where the Trail will be re- routed. The Drawings have the following note on the architectural site plans "Provide existing asphalt bike path & concrete sidewalk as required at new entrance. Contractor shall sign closure with warning signs approved by the City and shall restore smooth paved temporary paths within 48 hours of closure or as allowed by the City. Construct new entrance in strict accordance with City Standards. See civil drawings for more information." 4. Item 7. Environmental Health a.2., a spill response and pollution prevention plan will be required for the construction activities. The contractor shall be required to submit for approval a spill response and pollution prevention plan at the pre - construction meeting with the City. We would ask that this requirement be deferred until that time. 5. Item #13: Please provide an evaluation from a certified arborist on the impacts to the historical tree of the building demolition (George Eddy house), and any improvements to the inner driveway that provides vehicle access to parking stalls on the west side of the site. A detail on how the historic tree will be protected during construction, reviewed and approved by the arborist, must be provided. The City has already engaged an independent arborist to assist the design team in protecting the Foster tree. His report and recommendations on this question will be addressed under a separate letter. 6. The remainder of the Windrow of large sequoia trees is proposed for removal just outside the 200' shoreline boundary. Did you consider a plan that would incorporate these trees into the landscape plan? What is the impact to the overall parking for this project if the Windrow trees are retained? These trees were not considered to remain in the design process in an effort to provide the most usable and accessible parking spaces close to the clubhouse. Their removal will mitigate any further impact of parking on the Golf Course / Green Space and the Foster DAVID A. CLARK ARCHITECTS, PLLC `.; Tam it iIVA:'�.BN't'tM7,'+.AIft , , �a,�»?yr•- +-�c�, x��m,� ��'r�.�•n�ir+:a. - �+os�n.: ,xse»;m�n.X . • .'.Yltf3�?'+']xt�F}:�' .: , November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 3 Maple. Retaining these trees would require a loss of at least 36 parking spaces (4 compact and 32 standard). The following are comments or suggestions we would like to discuss: 7. Item #13: While not as old as the Foster Maple Tree, the Windrow of sequoia trees should also be included among the historical resources on the site, as they are thought to have been planted around the same time as when the George Eddy house was constructed. We have no knowledge of the Sequoia trees as historic resources. Their removal mitigates any further impact of parking on the Golf Course / Green Space and the Foster Maple. 8. As a point of information, the following responses should have been included in the SEPA Checklist: 4. Plants c. "No listed plant species in Tukwila." 5. Animals b. "Bald eagle, Chinook salmon, bull trout." 6. Animals c. Pacific flyway, migratory birds, Duwamish River anadromous salmon Please let me know if you would like me to revise the SEPA Checklist L02 -044: Shoreline Substantial Development Permit Application The following information must be provided for review of the shoreline permit: 1. A flood control zone application is required along with the shoreline permit. A copy of this permit is attached. This application must be completed and submitted before the Shoreline Substantial Development permit can be issued. Attached please find the Flood Control Application as requested. 2. Item 4: The shoreline application must discuss the habitat impacts to the shoreline environment of the removal of the cedar trees. One Cedar and one Blue Spruce are located with in 100' from the River edge, and one Blue Spruce is located 70' from the River edge. It is unlikely that these trees are capable of casting shadows or causing significant impact to the river habitat. 3. Item 5: Water that is discharged to the detention pond will be collected from a variety of sources, including fertilized greens and areas where leakage from vehicles is possible (parking lots, shops). What impacts will this have on the water that discharges to the Duwamish River? The only added impact will come from the larger size of the parking lot and the larger building footprint size. The runofffrom the city shops is an existing connection that is not being altered by this project. The detention pond is being enlarged to handle the larger on- site footprint. At the request of the Public Works department, we are also enlarging the pond to handle the off site water from the shops that was previously not addressed. We are not adding a fuel storage area to the golf course, and we are not altering any method of storing, handling or use offertilizers. The entire list offertilizers used at the site has been approved by the City Public Works Department's Biologist for use on all areas of the course, DAVID A. CLARK ARCHITECTS, PLLC November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 4 including the areas adjacent to the river. This project will not alter the method, amount or frequency of delivery of fertilizer. 4. Item 7: This area is along the Pacific Flyway and bald eagle, Chinook salmon and bull trout area listed protected species that are found in the vicinity. How will these habitats be impacted by the development and how will the habitat be protected? The cedar trees currently may provide some nesting opportunities for wildlife, but are not close enough to the River to provide shade. While no eagles have been observed in the vicinity during field visits, the large cedars could potentially be used for perching. After removal of the trees it is unknown whether eagles would seek alternate perch locations in other tall trees located on the golf course. As the golf course is always planting and removing trees during its six year master plan alteration, it is unlikely, but unknown, that the removal of the planned trees on the fully treed 60 acre site will cause disruption to the flyway patterns. Replacement trees are being installed on the golf course and in the parking lot. While coastal bull trout are listed as threatened under the Endangered Species Act, no data on file at the City of Tukwila was available that listed or identified confirming the presence of spawning or rearing bull trout within the Duwamish River.' Previous Environmental Impact statement on file at the City indicate the Puget Sound Evolutionary Significant Unit (ESU) Chinook salmon are federally - listed as threatened under the Endangered Species Act. Reproducing populations of Puget Sound ESU Chinook salmon exist in the Duwamish River', however, the development of the clubhouse and removal of the cedar trees is not expected to have an impact on the salmon population. 5. The application is missing a narrative that addresses the relevant Tukwila Comprehensive Plan shoreline policies. A copy of these policies is attached. Please review and address Goals 5.6, 5.8, 5.9 and 5.10. Goal 5.10 should be addressed particularly as it relates to the enlarged detention pond on the site and the source of the storm water that will flow there. Please see attached for Comprehensive Plan narrative. 6. Did the project designers consider trying to reuse or somehow save the many trees that are in the existing parking lot? Some of them appear distressed, but for the most part, they are mature trees that would provide a lot more benefit right off the bat than replacement trees. Where reasonable tree digging is possible trees located in the existing parking lot and those in the south parking lot expansion area will be dug and transplanted by Parks Department for use on other park sites. As the demolition /construction period is outside the usual tree digging season, it is not feasible to transplant the trees for this project. DAVID A. CLARK ARCHITECTS, PLLC November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 5 L02 -040: Design Review Application The following code requirements have not been addressed: 1. The Landscape Plan is missing planting note details for the trees and shrubs. In addition, the plant lists include size notations that may be in error. For example, the shade trees are listed as 2.5' (foot) caliper, when 2.5" (inch) caliper probably is intended. Please review the sizes of the plans listed and adjust as appropriate. (TMC 18.52.050) Corrections to the font have been made for clarification. The landscape plan has been revised to reflect changes. 2. Please clarify the front property line location and whether perimeter landscaping is provided on the front of the site along Interurban Avenue. The Zoning Code requires 12 % feet of Type I landscaping to screen the parking area. Type I landscaping requires one tree for each 30 lineal feet (these are already planted along the frontage), one shrub for each 7 lineal feet (evergreen and deciduous) and living groundcover to cover 90% of the landscape area within three years. (TMC 18.52.050) Existing vegetation along the Interurban frontage to remain unless identified otherwise. Landscape plans indicate any disturbed planting along the frontage to be replaced. The landscape plan has been revised to reflect these changes. The delineation of the exact property line is unknown to the City at this time. A surveyor has been engaged to provide a final determination. Please note the proposed parking lot does not encroach any closer to the right -of way (and existing landscaping, bike trail and sidewalk) than the existing parking lot. 3. No quantities are specified for the proposed groundcovers nor are symbols specified to identify what groundcovers will be planted where. These are required by the landscape code (TMC 18.52.050) The landscape plan has been revised to reflect ground cover planting symbols and quantities. 4. No irrigation plan has been provided for the landscaping. (TMC 18.52.050) An irrigation plan is included as a part of the re- submittal. 5. Please provide an elevation detail for the foundation/landscape island in the front of the building. What typical seasonal plants will be planted, particularly in the winter? The center planter is a `fountain" offlowers and is strictly annuals planted for seasonal color. There is no structure or water in the island. The landscape plan has been revised for clarification of this item. Typical plants for winter would be Ornamental Cabbage, Ornamental Kale, and Winter Pansies. Other seasons would include bulbs, summer and fall annuals and perennials. 6. Wheel stops must be provided on the perimeter landscaping. (TMC 18.56.7.e.). The site plan has been revised to reflect the required wheelstops. Please let me know how many copies of the revised plan to submit. 7. Bicycle parking must be provided (1 space per 50 parking stalls). (TMC 18.56.130) The site plan has been revised to reflect the required bike parking. DAVID A. CLARK ARCHITECTS, PLLC November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 6 8. Where will garbage and recycling be collected? The collection area should be noted on either the landscape plan, with screening details noted, or on the site plan. The site plan does indicate the screened garbage /recycling enclosure55' south of the building z adjacent to the 18` green. ~ w 9. At least one designated loading area is required. (TMC 18.56.060) Please identify where this space .J U will be located on the site plan. o o The loading area is shown on the site plan on the service /fire lane at the south end of the w = building, between the building and the 18 green. N o 10. No information about proposed signage was submitted other than the notation on the building elevations as to possible locations for signage on the building. The BAR reviews and approved a signage as part of design review. If signage design is not available for review now, it can be submitted u d at a future time for BAR review and approval. The setback for the free standing sign is taken from the I _w front property line. z E- We would like to defer this submittal to a future date. z o I- LI w The following are comments and suggestions we would like to discuss with you: D o o 11. The window treatments and sizes vary on the west elevation — some windows appear to have shutters ° ~ cu and are wider than others. Is there a reason for the differences in the window sizes /treatments? If not, i 0 please revise the design to provide a consistent size of windows. u. o As we discussed, the style of the elevations and the treatment of the fenestration underwent Li z extreme scrutiny by the city, the Mayor and the council. The resulting design is a farmhouse P I v very common in the south King County area. A significant element in this style is z the "add -on" look of the building, giving the appearance that the building was constructed in phases. The varying sizes of dormer windows is a significant element of this design. 12. The western elevation is dominated by the roof appearance. Can you revise the design of the projecting roof over the meeting rooms to provide a gable treatment similar to that shown on the north or south elevations? As we discussed, the style of the elevations and the treatment of the roof lines underwent extreme scrutiny by the city, the Mayor and the council. The resulting design is a farmhouse vernacular, very common in the south King County area. A significant element in this style is the "add -on" look of the building, giving the appearance that the building was constructed in phases. The varying types of roof lines is also significant element of this design. 13. The Fire Department had commented that the shade trees at the main drive may need to be field adjusted to ensure ladder truck access to the clubhouse. Understood. DAVID A. CLARK ARCHITECTS, PLLC November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 7 14. The tree cutting plan indicates that two parking stalls will be located at the far northern end of the site. The landscape plan does not identify these two stalls. Which plan is correct? Since there is a historical marker just north of these two parking stalls, did you consider some kind of linkage between historic maple tree and this marker? The landscaping plans are correct. The site plan will be revised to reflect that change. Special Permission Parking 1. Please explain what is meant by "demand loads," which is the basis for determining the number of additional parking stalls needed. How is it that the "demand loads" indicates such a higher need for parking stalls Does the "demand load" method use gross square footage rather than usable square footage as the basis for its calculations? As we discussed, the "demand load" is a based on a scenario of situations that are likely to occur at a golf course and restaurant facility. The scenario that created the greatest "demand load" was one that had a Friday afternoon shotgun golf tournament, a 7 PM wedding reception and a full restaurant and lounge. 2. The chart for Concept A states that no parking is required for the Pro Shop. Parking is required for accessory uses — and in this case, retail uses require 2.5 parking stalls for each 1,000 square feet of usable floor area. The parking study did not take into account the parking for the retail as the facility is not a "destination" type of retail store. It primarily serves only those patrons who are already on site (golfers, and perhaps the occasional restaurant patron). Retail staff parking requirements were, in fact, taken into account. Please feel free to contact me if you have any questions. erely, avid A. Clark AIA Project Architect 1 Source: Draft Environmental Impact Statement for Normed Office /Warehouse Project, September, 2001, prepared by Huckel /Weinman Associates. DAVID A. CLARK ARCHITECTS, PLLC November 12, 2002 David A. Clark David A. Clark Architects 11737 SE 256 Place Kent, WA 98031 -7897 City of Tukwila Department of Community Development Steve Lancaster, Director RE: Proposed Foster Golf Course Clubhouse Dear Mr. Clark: Steven M. Mullet, Mayor We have had an opportunity to review in further detail the proposed new clubhouse and have the following questions or comments on the design, SEPA, Shoreline or Special. Permission Parking applications. E02 -020 SEPA The following information must be provided to complete review of the SEPA application: 1 Regarding item #3.a.6. Please discuss handling of parking lot runoff, runoff from the shops, carts and other equipment and handling of fertilizers, application and storage and how this may impact waters draining to the enlarged detention pond. Will there be fuel storage areas on- site? What measures are planned to handle any spills that may occur? 2. Item #4/5: Plants and Animals: This project includes removal of several large cedar trees that are part of a Windrow planted possibly at the same time that the George Eddy home was constructed. The sequoia trees being removed within the 100' Low Impact Environment shoreline boundary provide many habitat benefits, including fishery benefits. Replacement with smaller trees does not totally mitigate the removal. If these trees are ultimately removed, this project will be required to provide riverbank habitat improvements as a mitigation measure along with replacement trees as required by TMC 18.54.130 3. 3. Item #12. It appears that construction of the parking lot will temporarily affect the location of the Green River Trail along Interurban Avenue South. Please describe how Trail users will be accommodated during construction, specifically how the Trail users will be notified of construction activity that will disrupt use of the Trail and where the Trail will be re- routed. 4. Item 7. Environmental Health a.2., a spill response and pollution prevention plan will be required for the construction activities. 5. Item #13: Please provide an evaluation from a certified arborist on the impacts to the historical tree of the building demolition (George Eddy house), and any improvements to the 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Mr. David A. Clark Foster Golf Course Clubhouse November 12, 2002 inner driveway that provides vehicle access to parking stalls on the west side of the site. A detail on how the historic tree will be protected during construction, reviewed and approved by the arborist, must be provided. 6. The remainder of the Windrow of large sequoia trees is proposed for removal just outside the 200' shoreline boundary. Did you consider a plan that would incorporate these trees into the landscape plan? What is the impact to the overall parking for this project if the Windrow trees are retained? The following are comments or suggestions we would like to discuss: 7. Item #13: While not as old as the Foster Maple Tree, the Windrow of sequoia trees should also be included among the historical resources on the site, as they are thought to have been planted around the same time as when the George Eddy house was constructed. 8. As a point of information, the following responses should have been included in the SEPA Checklist: • 4. Plants c. "No listed plant species in Tukwila." • 5. Animals b. "Bald eagle, Chinook salmon, bull trout" • 5. Animals c. Pacific flyway, migratory birds, Duwamish River anadromous salmon L02 -044: Shoreline Substantial Development Permit Application The following information must be provided for review of the shoreline permit: 1. A flood control zone application is required along with the shoreline permit. A copy of this permit is attached. This application must be completed and submitted before the Shoreline Substantial Development permit can be issued. 2. Item 4: The shoreline application must discuss the habitat impacts to the shoreline environment of the removal of the cedar trees. 3. Item 5: Water that is discharged to the detention pond will be collected from a variety of sources, including fertilized greens and areas where leakage from vehicles is possible (parking lots, shops). What impacts will this have on the water that discharges to the Duwamish River? 4. Item 7: This area is along the Pacific Flyway and bald eagle, Chinook salmon and bull trout are listed protected species that are found in the vicinity. How will these habitats be impacted by the development and how will the habitat be protected? 5. The application is missing a narrative that addresses the relevant Tukwila Comprehensive Plan shoreline policies. A copy of these policies is attached. Please review and address Goals 5.6, 5.8, 5.9, and 5.10. Goal 5.10 should be addressed particularly as it relates to the enlarged detention pond on the site and the source of the storm water that will flow there. c: \mydocs \Foster Golf Course Clubhouse \Technical Comments Ltr.doc 2 Mr. David A. Clark Foster Golf Course Clubhouse November 12, 2002 L02 -040: Desk Review Application The following code requirements have not been addressed: 1. The Landscape Plan is missing planting note details for the trees and shrubs. In addition, the plant lists include size notations that may be in error. For example, the shade trees are listed as 2.5' (foot) caliper, when 2.5" (inch) caliper probably is intended. Please review the sizes of the plants listed and adjust as appropriate. (TMC 18.52.050) 2. Please clarify the front property line location and whether perimeter landscaping is provided on the front of the site along Interurban Avenue. The Zoning Code requires 12 %z feet of Type 1 landscaping to screen the parking area. Type I landscaping requires one tree for each 30 lineal feet (these are already planted along the frontage), one shrub for each 7 lineal feet (evergreen and deciduous) and living groundcover to cover 90% of the landscape area within three years. (TMC 18.52.030) 3. No quantities are specified for the proposed groundcovers nor are symbols specified to identify what groundcovers will be planted where. These are required by the landscape code (TMC 18.52.050) 4. No irrigation plan has been provided for the landscaping. (TMC 18.52.050) 5. Please provide an elevation detail for the fountain/landscape island in the front of the building. What typical seasonal plants will be planted, particularly in the winter? 6. Wheel stops must be provided on the perimeter landscaping. (TMC 18.56.7.e.) 7. Bicycle parking must be provided (1 space per 50 parking stalls). (TMC18.56.130) 8. Where will garbage and recycling be collected? The collection area should be noted on either the landscape plan, with screening details noted, or on the site plan. 9. At least one designated loading area is required. (TMC 18.56.060) Please identify where this space will be located on the site plan. 10. No information about proposed signage was submitted other than the notation on the building elevations as to possible locations for signage on the building. The BAR reviews and approves signage as part of design review. If signage design is not available for review now, it can be submitted at a future time for BAR review and approval. The setback for the free standing sign is taken from the front property line. The following are comments or suggestions we would like to discuss with you: 11. The window treatments and sizes vary on the west elevation — some windows appear to have shutters and are wider than others. Is there a reason for the differences in the window sizes /treatments? If not, please revise the design to provide a consistent size of windows. 12. The western elevation is dominated by the roof appearance. Can you revise the design of the projecting roof over the meeting rooms to provide a gable treatment similar to that shown on the north or south elevations? 13. The Fire Department has commented that the shade trees at the main drive may need to be field adjusted to ensure ladder truck access to the new clubhouse. 14. The tree cutting plan indicates that two parking stalls will be located at the far northern end of the site. The landscape plan does not identify these two stalls. Which plan is correct? Since there is a historical marker just north of these two parking stalls, did you consider some kind of linkage between the historic maple tree and this marker? c: \mydocs \Foster Golf Course Clubhouse \Technical Comments Ltr.doc 3 Mr. David A. Clark Foster Golf Course Clubhouse November 12, 2002 Special Permission Parking 1. Please explain what is meant by "demand loads," which is the basis for determining the number of additional parking stalls needed. How is it that the "demand loads" indicate such a higher need for parking stalls? Does the "demand load" method use gross square footage rather than usable square footage as the basis for its calculations? 2. The chart for Concept A states that no parking is required for the Pro Shop. Parking is required for accessory uses — and in this case, retail uses require 2.5 parking stalls for each 1,000 square feet of usable floor area. Consideration of the design review application is scheduled for the December 12, 2002 Planning Commission meeting. As you know, this project is on a tight timeline. In order to complete the staff reports needed, both for the Planning Commission meeting as well as the issuance of the SEPA and Shoreline permits, we need the requested information as soon as possible, but absolutely no later than Monday, November 18, 2002. The SEPA and Shoreline permits must be issued November 20 so that the 21 day appeal period for the Shoreline permit can run its course before the Planning Commission hearing. We would appreciate your review of the comments noted above. If you would like to discuss any of the items, please let me know and we can schedule a meeting. You can reach me at 206- 431 -3661. Sincerely, � 6fAv 64414,--- Carol Lumb Senior Planner cc: Rick Still, Assistant Director, Parks and Recreation Department Nora Gierloff, Planning Supervisor Jill Mosqueda, Engineer Enclosures: Sign Permit Application Flood Control Zone Permit Application Tukwila Comprehensive Plan Shoreline Policies c: \mydocs \Foster Golf Course Clubhouse \Technical Comments Ltr.doc 4 October 2, 2002 Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION L02 -044 (SHORELINE) TO: Bruce Fletcher, Director, Depa t ent- M'Parks and Recreation FM: Carol Lumb, Senior Plann RE: L02 -044, Shoreline Substantial Development Permit for Foster Golf Links Clubhouse Your application for a shoreline substantial development permit for the proposed Foster Golf Links Clubhouse located at 13500 Interurban Avenue South has been found to be complete on October 2, 2002 for the purposes of meeting state mandated time requirements. The other land use files related to the new clubhouse were found to be complete on September 23, 2002 (L02 -040, L02 -045, E02- 020, MIO2 -154). The project has been tentatively scheduled for a public hearing before the Tukwila Board of Architectural Review on December 12, 2002, although we will have a clearer idea on the scheduling of the public hearing once the first round of technical review is completed. The next step is for you to install the notice board on the site within 14 days of the date of this letter. You received information on how to install the sign with your application packet. If you need another set of those instructions, please call me. Once you have notified me that the notice board has been installed you will need to post it with a laminated copy of the Notice of Application and the comment period will start. Please call me 2 days prior to installing the sign so that I can prepare the Notice of Application and the mailing materials. After installing the sign with the laminated notice, please return the signed Affidavit of Posting to our office. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, din our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. If the City finds additional plans or information is needed, then additional review time will be necessary to process your permit application. The precise amount of additional review time which may be needed will be the number of days between the date of this letter and the submission of the additional information. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. There may be permits from other agencies required which we have not identified. I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at (206) 431 -3661. cc: Engineer, Public Works Fire Prevention, Fire Department C:\My Documents \Foster Golf Course \Clubhouse - complete.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 .V=1:�,; =21" .,,,,,, --_ „mss = --- -- ..,z-_,="..... :. , .. - "'”. s?.WV". September 23, 2002 City of Tukwila Department of Community Development Steve Lancaster, Director MEMORANDUM NOTICE OF INCOMPLETE APPLICATION: L02 -044 NOTICE OF COMPLETE APPLICATIONS: L02 -040, L02 -045, E02 -020 TO: Bruce Fletcher, Director, Parks and Recreation Department FM: Carol Lumb, Senior Planner, Department of Community Development Steven M. Mullet, Mayor RE: Foster Golf Links Clubhouse: L02 -040 (Design Review), E02- 020(SEPA), L02 -045 (Special Permission Parking), L02 -044 (Shoreline Substantial Development Permit), Tree Cutting Permit (MIO2 -154) Thank you very much for the submittal on September 12, 2002 of additional application materials for a 14,600 square foot golf clubhouse located at 13500 Interurban Avenue South. The following applications have been determined to be complete: L02 -040, Design Review, E02 -020, SEPA, L02 -045, Special Permission Parking, and MIO2 -154, Tree Cutting Permit. The application for a Shoreline Substantial Development permit, L02 -044, however, has been found to be incomplete. The Shoreline Substantial Development Permit application is missing the written discussion of project consistency with the shoreline decision criteria. Attached is a set of the Review Guidelines (from TMC 18.44.110) that is part of the Shoreline Substantial Development Permit application packet along with a copy of the Goals and Policies of the City's Shoreline Master Program. The Foster Golf Course falls within the City of Tukwila's Shoreline Master Program and shoreline permit applications must be consistent with these policies as well as the City's Comprehensive Plan policies on the shoreline. The Tukwila Comprehensive Plan shoreline goals and policies can be found beginning on page 53 of the Comprehensive Plan. Please review these goals and policies and address the applicable ones as part of the Shoreline Substantial Development Permit submittal. Upon receipt of these items, the City will re- review them for completeness and will provide you written notification of completeness or incompletness within 14 days. The Shoreline Substantial 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206- 431 -3665 Enclosures Bruce Fletcher, Director Department of Parks and Recreation September 23, 2002 Development Permit application will expire if we do not receive the additional information within ninety days of the date of this memo unless an extension is granted pursuant to Section 18.105.070(E). A date for the public hearing before the Tukwila Planning Commission on the design review application cannot be set until a completed shoreline application is received and the first round of technical review of all the applications has occurred. As a point of information, the Shoreline permit requires a 30 -day public comment period, unlike the other land use applications that require only a 14 day comment period. The public comment period can affect the timing of the public hearing as well. Please see the attached flowchart for a further explanation of the review process. If you have any questions, please call me at 431 -3661. cc: Nora Gierloff, Planning Supervisor c: \mydocs \Foster Golf Clubhouse \Incomplete -2.doc 2 ��f.`.?�.' ..: iSr C; AE. Y:: �w': ls.:,° 1?:; A:: d: 3: NC�t: a ..�..vv...,.....w...w....,crtxa v.« sir" y" L:^ i. e�. �`. �" .' <?:c;.`��a: «i�.:nL'"'L'•«e:5. 09- 02-'02 23:55 IHUM- City of Tukwila Department of Community Development RE: cc: Nora Gierloff, Planning Supervisor ' MEMORANDUM NOTICE OF INCOMPLETE APPLICATION August 30, 2002 TO: Bruce Fletcher, Director, arks and Recreation Department FM: Carol Lumb, Seri anner, Department of Community Development Foster Golf Links Clubhouse: L02 - 040, E02 - 020 If you have any questions, please call me at 431 -3661. 1 r01/01 U Steven M. Mullet, Mayor Steve Lancaster, Director z w re 2 J 00 w � _ F- �w w 0 J ` ± a _ Your application for a 14,600 square foot golf clubhouse located at 13500 Interurban Avenue South Z has been found to be incomplete. The following must be submitted to the permit center to complete w o the application materials: w a. Shoreline Substantial Development Permit application. As part of that application, please o make sure that the shoreline environments are overlaid on the site plan or a separate plan w = w that identifies the activity taking place on the site in relation to the shoreline environments. v b. Special Permission Parking Application; „ o c. Overlay of Zoning Districts on the §ite plan; and - z d. Tree Permit (if any trees, including cottonwood trees, within the River and Low Impact 0 co shoreline environments will be removed). The Endangered Species Act Screening Checklist indicates that there will be trees removed in the shoreline area. /o z You received copies of these applications as part of the materials from the Pre - Application meeting held on May 2, 2002. If you need additional copies, please let me know. Upon receipt of these items, the City will re- review them for completeness and will provide you written notification of completeness or incompletness within 14 days. These applications will expire if we do not receive the additional information within ninety days of the date of this memo unless an extension is granted pursuant to Section 18.105.070(E). 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98/88 • Phone: 206.431.3670 • Fax: 206 -431 -3665 CITY OF TU NOTICE OF APPLICATION PROJECT INFORMATION The City of Tukwila Department of Parks and Recreation has filed applications for construction of a new clubhouse to be located at the Foster Golf Course, 13500 Interurban Avenue South, construction of a 286 car parking lot, removal of several buildings including the existing clubhouse, and alteration of golf course tees and greens near the construction area. Permits applied for include: E02 -020 (SEPA), L02 -040 (Design Review), L02 -044 (Shoreline), L02 -045 (Special Permission - Parking), MIO2 -154 (Tree Cutting Permit). Other known required permits include: Land Altering Permit Studies required with the applications include: Parking Study, Storm Water Preliminary Technical Information Report An environmental checklist has been submitted with the studies identified above. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100, Tukwila, Washington 98188. Project Files include: E02 -020 (SEPA), L02 -040 (Design Review), L02 -044 (Shoreline), L02 -045 (Special Permission - Parking), MIO2 -154 (Tree Cutting Permit). OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. Any person desiring to submit written comments concerning these applications, or desiring to receive notification of the final decision may submit comments or requests for decision within thirty (30) day of this notice. Comments or requests for notice of decision must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., Friday, November 8, 2002. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review, tentatively scheduled for December 12, 2002. To confirm this date, please call the Department of Community Development at (206) 431 -3670. You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. E02 -020 (SEPA) Appealable to King County Superior Court; L02 -040 (Design Review) Appealable to Tukwila City Council; L02 -044 (Shoreline) Appealable to Washington State Shoreline Hearings Board; L02 -045 (Special Permission - Parking) Appealable to Tukwila City Council; MIO2 -154 (Tree Cutting Permit) Appealable to the Hearing Examiner. For further information on this proposal, contact Carol Lumb at (206) 431 -3661 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: August 16, 2002 Notice of Completeness Issued: September 23 and October 2, 2002 Notice of Application Issued: October 9, 2002 .rn BUSH. ROED & HITCHINGS, INC. O A ENGINEERS & LMq SURVEYORS BRFI PRELIMINARY GRADING AND DRAINAGE PLAN CITY OF TUKWILA - FOSTER GOLF CS CLARK ARCHITECTS Nen not .6 MIA 10 /80 / 80 88186 Vte.1 "S 4�88I �S W8' 8•11 �'1•'S�'N 00t(euzSOZ 88186 V.10 n°ti'P I.uwawvul 00a x1r� iu .urt Allitnim03a 9 Z NY ' t dkvia . p 'oI15 B Nouvrvwwut 1VIf.IN37 V NMI 3LIS BING.. VOW rammar tea VIV8 ONI)18Vd 31 3..10 .0•J• .0. '71`74 NV 3115 A 4.1. ganIll OW Off NCI 19.111 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR 1 HAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. NOLLV WLIOdNI ONIO1Ifl8 srumivnxra 7NIQ1111l 97 114 Vfx0r.1 ^1. .S "AV 00Si .^wv^D r 1Jlo`)aanoj.uy 4LIO'CCr9OZ 97194 VT I'M ^1 . "5 uegiwmi 0040 9 1^iJo £.r k.l -.1 /1 ro /OZ /c0 iva SS 10 :1 - o.• :------ - - - -- - - T a= P..•. = a — . — • • . -- r • ��.uw as ■a.=0..a.-ee.ala:- e.orvis0 ii. =1 11_. ►1 - IQ (v.. �.�01_•_ - .... ..=.t.: - . . . ze „� n_ , p� a :. _ . 1311. • • 1 • NOIJ.W 13 !lif1O5 tn4 1IY • • t• NO117A313 15311 NOILVIA313 1573 Ei ® LEY . • • [ • NOI17A313 Ii12:1ON NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Project Name: File #: Other Permits: Date: Reviewer: CITY OF TUKWILA PUBLIC WORKS PROJECT REVIEW COMMENTS The City Of Tukwila Public Works Department has the following comments regarding your application for the above permit. Please contact Jill Mosqueda at (206) 433 -0179, if you have any questions regarding the following comments. E02 -020 SEPA 1. This project includes constrcution of a new golf cart area. The SEPA must address all storage and fueling issues related to carts and other golf course equipment. 2. This project includes removal of several large cedar trees. The 32' tree being removed within the 100' boundary provides many habitat benefits, including fishery benefits. Replacement with smaller trees does not totally mitigate the removal. The work on this project must include riverbank habitat improvements along the north end of the parking lot. 3. Several other large cedar trees are being removed inside or just outside the 200' boundary. The Applicant should discuss why removal is necessary. 4. Please discuss handling of parking lot runoff, carts and other golf vehicles and handl;ing of fertilizers, application and storage. (3. Water a.6. ). 5. The following are standard answers which the Applicant did not provide: • 4. Plants c. "No listed plant species in Tukwila." • 5. Animals b. "Bald eagle, Chinook salmon, bull trout Projects /Foster golf clubhouse /SEPA shoreline comm 1 Foster Golf Club House E02 -020 SEPA Review #: 1 L02 -044 Shoreline Review #: 1 PMO2 -075 M102 -154 Tree Permit 10.10.02 L. Jill Mosqueda, P.E. 1 • 5. Animals c. Pacific flyway, migratory birds, Duwamish River anadromous salmon 6. The Applicant, under 7. Environmental Health a.2., shall provide a spill response and pollution prevention plan for the construction activities. L02 -044 SHORELINE 7. You must provide a flood control zone application with the shoreline permit. 8. Item 4. Why are the large cedars being removed? 9. Item 5. What happens with vehicle fueling? What about fertilizers? 10. Item 7 Applicant shall describe how bald eagle, Chinook salmon and bull trout will be protected. Projects /Foster golf clubhouse /SEPA shoreline comm 1 2 FOR STAFF USE ONLY Sierra Type: P -SP Planner: File Number: L. p,;Z — 0115 Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: 'FOST 6 'L F C(.0 g 400 $ E 4 Ifla(.r co E ( M f(Z0V LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. l go /N7 ,w/l4t A) ,g-vE Sco77 • 7v,Ca4a.04 92/615 Pyz -eeL- •. 0003000019 Quarter: 9 Section: / T Township: �3 Range: 4--• (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. 73f.uce f �erci2.. / 74944S f PetnexpoA1 te .Ti1Z /740,f.. -- 42 IP 4ve s- 7¼-c, G.4- Gv,4 98/68 Phone: 2496 ^ ?,6 7' 22 3 9 3 FAX: 206- 74 7 - 2 3 41 0- Name: Address: Signature: G.\APPHAN\SIGNIINDISPD.doc, 06/15/00 RECEIVED CITY OF TUKWILA CIS' OF TUKWILA Department of Community Developitiiii 1 7 7502 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431- J'7f CENTER E- mail. tukplan@ci.tukwila.wa.us PARV-t , SPECIAL PERMISSION DIRECTOR Date: / — — NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 1•1111111111M __I_i_um_ 1.11.11111111 nonami.■. Tukwila Parks & Recreation Foster Course 1000 Ft Buffer RECE AUG 11:(i o1[ 111:lij Inch 111 • 1 • t✓ U� }sail �' .. I11iiii1.iiU1 Lii)llllL11.1'1:I .1.1.11 i IiiIi I1`i i1`' i.i j iiil ii a��' ��� ii! l iiil � �s� L. :...r�9 I h , , � Z I W91 .