HomeMy WebLinkAboutPermit L99-0048 - BEST WESTERN SOUTHCENTER - SHORELINE SUBSTANTIAL DEVELOPMENTL99 -0048
BEST WESTERN SOUTHCENTER ANNEX
15901 W. Valley Rd.
(SHORELINE MANAGEMENT
Gity of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM TO THE FILE
Date: June 3, 2000
To: Jack Pace, Planning Manager
From: Alexa Berlow, Associate Planner
RE: Shoreline Management Permit SHORELINE SUBSTANTIAL DEVELOPMENT
Best Western Southcenter Annex
Permit Number: L99 -0048
1. PROJECT DESCRIPTION:
The proposed project is for a new hotel annex, to be located east of the existing Best Western
Hotel. The annex is proposed to be built over a portion of the existing parking area. It will be
comprised of 72 new guest rooms, with associated parking (232 stalls proposed), landscaping, and
shoreline access. The new annex will include meeting rooms, a restaurant, and a lounge. The
proposed building is located within 200 feet of the Green River, a shoreline of the State. The public
recreation trail is accessible from the property, from access points located at both the north and
south sides of the West Side of the proposed new building. The trail is also used as a fire lane.
A joint access easement is located along the north property line, jointly owned by the Best Western
and the Nelson Family Estate. This joint access easement extends from West Valley Highway, the
main thoroughfare and access to the hotel, to the West Side of the Best Western property. A set of
plans is attached.
2. BACKGROUND:
The Nelson Family Estate has made verbal and written comments about the terms, conditions, and
use of the joint access easement. Negotiations between the parties have been held, without full
resolution at this point. Negotiations continue and are currently administered by the Planning
Division. The City of Tukwila land use attorney has been consulted. Written comments were
received by David Weitl, Estate manager for the property, in a letter and supporting documents
dated August 17, 1999.
The comments pertain to the joint access easement and public access to the recreation trail. Access
is also required by the City of Tukwila Public Works Department for repair and regular
maintenance.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Best Western Southcenter — Annex
Staff Report
Shoreline Substantial Development
Permit # L99 -0048
Page 2
3. POLICIES OF THE SHORELINE MANAGEMENT ACT (SMA)/ SHORELINE
MASTER PROGRAM (SMP):
The site is within the jurisdiction of the Tukwila Shoreline Management Program: (SMP). This
program: was adopted in June, 1974 and amended March 16, 1982. The City's SMP was
reviewed and approved by the State Department of Ecology as being consistent with the State
Shoreline Management Act, adopted in 1971.
Tukwila Shoreline Master Program
The policies of the Tukwila Shoreline Master Program are categorized as follows:
Economic Development; Public Access Element; Circulation Element; Recreational Element;
Shoreline Use Element; Conservation Element; Historic Cultural Element;
The proposed annex is intended to function as an extension of the existing hotel, to provide
additional space for a viable existing business, located along Highway 181 in a general land use
area of similar types of businesses. In addition, the hotel draws clientele to the restaurant located
within the main building. The new annex will be located within the shoreline management zone.
Public access to the river from the hotel is intended to be provided at two locations from the
property. In addition, a joint- access easement that extends the length of the property will provide
public access from Highway 181. There is also access to a public recreation trail from both access
points on the property. This will provide recreational opportunities to guests of the hotel and to the
public. The hotel currently houses 146 guest rooms. The annex will support an additional 72
rooms.
Development along the shoreline will be limited to native plant materials, when necessary, in
connection with building the bioswale. Otherwise, all appropriate measures will be taken to
conserve existing plant vegetation along the riverbank. Measures to monitor and maintain the
existing health of the riverbank is outlined in the Contingency Plan, prepared by S &EE on
September 27, 1999. A copy of this document is attached.
The visual impact of the development and surrounding area meets basic development requirements
of the Tukwila Municipal Code. The proposed annex is subject to design review. Elements
associated with this aspect of the proposed project will be addressed under the formal design
review process administered by the Department of Community Development, Planning Division.
4. REGULATIONS of the SHORELINE OVERLAY
The Shoreline Overlay extends 200 feet landward from the mean high water mark of the Green
River through the City of Tukwila. The district is divided into three (3) categories: River
Environment; Low Impact Environment; and High Impact Environment.
The River Environment:
This environment consists of the first 40 feet landward of the mean high water mark. The uses
proposed in this area limited to landscaping and planting suitable to the riverbank. Measures to
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Best Western Southcenter — Annex
Staff Report
Shoreline Substantial Development
Permit # L99 -0048
Page 3
maintain and monitor the riverbank have been outlined by S &EE, Soil and Environmental
Engineers, Inc. This includes a contingency and maintenance plan for the riverbank and the public
access trail. The public access trail also provides access for the fire department. Access to the trail
by guests and to the public will be provided from this area.
The contingency plan is outlined to monitor, in addition to routine circumstances, conditions that
could result in the loss of five (5) horizontal feet or more of the riverbank. Maintenance will also
monitor any bank failure that results in an immediate threat to the fire lane and building.
Riprap at the toe of the slope will be provided, as needed, as part of routine maintenance. Need for
riprap will be evaluated by a geotechnical engineer on an annual basis. See Attachment B.
Erosion control has been outlined in the conceptual utility plan, prepared by the American
Engineering Corporation. Ostergaard Robinson & Associates, Inc have prepared an erosion control
plan. See attachments for specifications on erosion control.
Storm drain discharge is proposed by way of an existing storm drain. Storm water detention is not
required, however, water quality treatment facilities are provided for both existing and future
runoff.
The Low Impact Environment:
This environment consists of the next 60 feet landward of the River Environment. This area will be
landscaped with shrubs, grass, and native planting. A bioswale is also proposed along the entire
length of the river in the area behind the proposed annex. Existing parking and a landscaped
parking island are part of the existing area. The landscape islands will also be augmented, to meet
new landscape standards required under Ordinance # 1872.
The High Impact Environment:
This environment consists of the next 100 feet landward of the River Environment. The annex
building is proposed for this area. The total site area is 6.03 acres. The building is proposed as a
four -story structure. Rockery is proposed along the rear of the building, and low -lying shrubs and
groundcover are proposed along the north side. A fifteen foot landscape setback is proposed at the
front of the building, to be planted with a variety of native trees.
General Shoreline Regulations
All uses within the shoreline overlay district must conform to the following general rules, per
Tukwila Municipal Code Chapter 18.44. Only rules, which apply to the proposed shoreline
development, are addressed in this section:
1. The use is in conformance with the underlying zoning district, Tukwila Urban Center (TUC).
Design Review is required to establish the proposed building. The Planning Commission, with
conditions has approved this permit application. Revisions to meet the required conditions of
approval will be under review prior to the submittal of the applicant's building permit.
2. A drainage bioswale will be built on the property, adjacent to the riverbank. A contingency
plan has been outline by geotechnical engineer S &EE regarding maintenance of the shoreline
and riverbank. There is a public recreation trail located along the river. Existing vegetation is
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Best Western Southcenter — Annex
Staff Report
Shoreline Substantial Development
Permit # L99 -0048
Page 4
intended to remain. Should changes be necessary, work will be conducted according to the
contingency plan.
3. The proposed structure lies within the shoreline overlay zone, landward of the river. The
project will require a Flood Zone Control Permit (per Flood Ordinance 1462), and a Storm
Drainage Permit (Per Ordinance 1591).
4. There is wildlife habitat near the site. The property is in the vicinity of a type 2 wetland,
located behind the Homestead Village hotel, two properties north of the proposed annex.
Significant habitat has been and continues to exist. Measures to protect and preserve existing
habitat will remain. Existing vegetation along the riverbank is intended to remain.
5. Solid waste facilities are located outside the Low Impact Environment. All other waste
facilities are located outside the shoreline overlay zone.
13. Property for public use is dedicated to the owner. Access to the river for routine maintenance
and repair, must be granted. See recommendation section of this document.
5. COMPREHENSIVE PLAN SHORELINE POLICIES
The Policies of the Comprehensive Plan that affect this shoreline development are those outlined in
the Shoreline Element. Goals and policies of this element include: facilitating the redevelopment of
the Manufacturing/Industrial Center (MIC) and Tukwila urban Center zoning districts; increasing
public access to the river; and increasing the amount of trees and landscaping in the river
environment. Compliance with these goals and policies, as appropriate to the proposed
development, are as follows:
Public access to the river will be provided through the joint access easement, located along the
north side of the property. There are two access points to the shoreline and public recreation trail
from the property owned by Best Western. The northernmost property will provide access to the
public from Highway 181. The southernmost access point will provide access primarily to guests of
the hotel.
All existing vegetation along the riverbank will remain unchanged. Stormwater from the site will
be treated in a bioswale. Compensatory flood storage will be held in an existing basin. This basin
is located on the property in an area outside the shoreline environment. Any erosion will be
monitored through a contingency and maintenance plan, prepared by S &EE geotechnical
engineers. Water quality treatment facilities are provided for both existing and future runoff of
storm drainage. Riprap at the toe of the slope will be provided, as needed, as part of routine
maintenance. Need for riprap will be evaluated by a geotechnical engineer on an annual basis. See
attachments for reference to this plan.
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Best Western Southcenter — Annex
Staff Report
STATE ENVIRONMENTAL POLICY ACT (SEPA)
Shoreline Substantial Development
Permit # L99 -0048
Page 5
A Determination of Non - Significance was issued in October 1999.
RECOMMENDATION
Staff recommends approval of the shoreline substantial development permit with one (1) condition:
Provide an easement on the property to extend to the shoreline trail and establish provisions for
access to the shoreline from the back of the hotel property. Access to the shoreline shall be granted
to the City of Tukwila for maintenance and repair. Provisions shall also be established to grant
shoreline access to the public. The easement and associated agreements shall be completed prior to
the final inspection of the building.
Best Western Southcenter — Annex
Staff Report
STATE ENVIRONMENTAL POLICY ACT (SEPA)
Shoreline Substantial Development
Permit # L99-0048
Page 6
A Determination of Non-Significance was issued in October 1999.
RECOMMENDATION
Staff recommends approval of the shoreline substantial development permit with one (1) condition:
Provide an easement on the property to extend to the shoreline trail and establish provisions for
access to the shoreline from the back of the hotel property. Access to the shoreline shall be granted
to the City of Tukwila for maintenance and repair. Provisions shall also be established to grant
shoreline access to the public. The easement and associated agreements shall be completed prior to
the final inspection of the building.
MEMORANDUM TO THE FILE
Date: April 10, 2000
To: Jack Pace, Planning Manager
From: Alexa Berlow, Associate Planner
RE: Shoreline Permit
Best Western Southcenter Annex
Permit Number: L99 -0048
1. PROJECT DESCRIPTION:
The proposed project is for a new hotel annex, to be located east of the existing Best Western
Hotel. The annex is proposed to be built over a portion of the existing parking area. It will be
comprised of 72 new guest rooms, with associated parking (232 stalls proposed), landscaping, and
shoreline access. The new annex will include meeting rooms, a restaurant, and a lounge. The
proposed building is located within 200 feet of the Green River, a shoreline of the State. The public
recreation trail is accessible from the property, from access points located at both the north and
south sides of the west side of the proposed new building. The trail is also used as a fire lane.
A joint access easement is located along the north property line, jointly owned by the Best Western
and the Nelson Family Estate. This joint access easement extends from West Valley Highway, the
main thoroughfare and access to the hotel, to the west side of the Best Western property. A set of
plans is attached. See Attachment A. n
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2. POLICIES OF THE S y P. c�.e v L' t�
The site is within the jurisdiction of the Tukwila Shoreline Management Program (SMP). This
program was adopted in June, 1974 and amended March 16, 1982. The City's SMP was
reviewed and approved by the State Department �f Ecology as being consistent with the State
Shoreline Management Act, adopted in 1971.
The policies of the Tukwila Shoreline Master Program are categorized as follows:
Economic Development? Public Access Element; Circulation-_Element; Recreational Element;
Shoreline Use Element;' (c • (0O''Cez1. i, mkt , Lc v + -✓d- 1 s � �'?-k -( (L ;
The proposed annex is intended to function as an extension of the existing hotel, to provide
additional space for a viable existing business, located along Highway 181 in a general land use
area of similar types of businesses. In addition, the hotel draws clientele to the restaurant located
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MEMORANDUM
March 28, 2000
TO: Jill Mosqueda
Raid Tirhi
From: Alexa Berlow 1416A(6(-----
RE: Best Western Annex (L98 -0043)
'Response to Comments provided March 23, 2000
I have reviewed your comments to the Shoreline permit for Best Western. The comment
pertaining to an access easement (page 2 of your comments) will need to be addressed
prior to approval of this permit. I will convey this information to them.
All other comments can be addressed prior to submittal of the applicant's building
permit, including additional information requested for the traffic study. Therefore, you
can address them directly to the applicant and notify them of this timeline. The items
requested for the traffic study are covered under the concurrency ordinance.
I have attached a copy of your comments with my notes on them, for your reference.
If you have any questions about this part of the revision process, please let me know.
Thanks.
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MEMORANDUM
March 28, 2000
TO: Jill Mosqueda
Raid Tirhi
From: Alexa Berlow
RE: Best Western Annex (L98 -0043)
Response to Comments provided March 23, 2000
I have reviewed your comments to the Shoreline permit for Best Western. The comment
pertaining to an access easement (page 2 of your comments) will need to be addressed
prior to approval of tliis permit. I will convey this information to them.
All other comments can be addressed prior to submittal of the applicant's building
permit, including additional information requested for the traffic study. Please address
these issues directly to the applicant. The items requested for the traffic study are covered
under the concurrency ordinance. I have attached a copy of your comments with my
notes on them, for your reference.
If you have any questions, please let me know.
Thanks.
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Page 1
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CITY OF TUKWILA v pi/044, v'
PUBLIC WORKS PROJECT REVIEW COMMENTS
Gt LE e�Y ,
Project Name: Best Western Annex
15901 West Valley Highway
File #: L98 -0043 Shoreline Permit
Date: 03.17.00 KuttA4 •zr p
Reviewer: L. Jill Mosqueda, P.E.
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Please provide a Flood Control Zone permit application, required as part of the >/..
shoreline permit process. Application enclosed.
The scope of work should include retrofit of utility room in the basement of the
existing building. The original developer installed the utility room without the
City's knowledge or concurrence. The room was installed below the 100 -year flood
plain elevation. The room floods periodically, due to leakage. Flood- proofing
requires a certificate. The certificate form is included in the flood control zone
permit application packet, which is enclosed.
Please provide traffic analysis which meets the following scope:
Alexa, Raid promised this by March 23. I will get a copy to you.
Please provide something that indicates Andy Levesque at King County is in the
review loop for this project. If he has indicated he does not wish to comment,
please provide evidence of that.
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The level of detail in the contingency plan De -En Lang provided in the November 9461
30, 1999 letter is okay for the Shoreline permit. During the project permitting
stage, Public Works will expect a more specific plan.
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Heads Up Comments
The City requires a grease interceptor on all buildings where food preparation
occurs. This requirement applies to all buildings, existing or proposed.
The Annex will require backflow prevention on the fire and the domestic water
lines. If there is irrigation, the system will require backflow prevention.
The compensatory storage may require safety design, such as fencing. Please
refer to Chapter 5 in the 1998 King County Surface Water Design manual for
safety design criteria.
The City will request the following:
Specifications for the metal roof materials to determine if all water quality needs
are met.
A more detailed erosion prevention and sediment control plan and the expected
construction sequence.
A copy of the non - residential sewer connection certificate.
A site plan that meets the City's land altering and flood control zone site plan
criteria.
A copy of the swale maintenance covenant and a maintenance plan for the swale.
The maintenance plan should be specific about who does what and where the
records will be kept.
A construction access and maintenance easement that provides immediate access
to the riverbank. This access might also serve as a trail connection per Don
Williams letter dated January 20, 1999. Do not confuse this access with the
Nelson's access or fire department requirements.
During the project permitting stage, Public Works will expect a more specific
contingency and maintenance plan for the river bank. For instance, the plan should
state specifically who does what, who is the focal for the contingency plan, how will
the maintenance crew know the contingency plan exists, where will the contingency
plan, maintenance records and the annual evaluations for riprap needs be kept and
for how long, how will Best Western ensure maintenance and inspection gets done,
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and who has the authority to mobilize earthwork and shoring contractors?
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Subdivision Management Inc. r 16031 - 119th PI. N.E.
BOTHELL, WASHINGTON 98011
425 - 488 -1111 206 - 362 -1052
FAX: 425 - 488 -2162
November 30, 1999
Ms. Alexa Berlow:
Associate Planner
City, of Tukwila
Department of Community Development
6300 Southcenter Boulevard #100
Tukwila, Washington 98188
Re: Best Western - Southcenter
New Annex Building- Design Review Resubmittal
(Design Review File # L98 -0105)
Dear Alexa:
Professional Management of
Land Planning and Development
RECEIVED
DEC 0`1 1999
COMMUNITY
DEVELOPMENT
I hope you had a very good Thanksgiving. This resubmittal is in response to your letters
dated October 29, 1999 and September 20, 1999, and a reiteration of responses to your
letter of March 10, 1999. I am sorry for the delay caused by the amount of information
requested and the workload of our consultants.
• Responses to September 20, 1999 letter:
1. Temporary and permanent erosion control - Please note that the permanent
erosion control plan showing sediment control be provided by water quality
swale was included in the Conceptual Utilities Plan prepared by American
Engineering Corporation. A new Conceptual Erosion Control Plan, based on
the current drainage design manual, prepared by Ostergaard Robinson &
Associates, Inc. is included in this resubmittal. The plan depicts silt fencing
and CB protection.
2. Contingency plan in case of bank failure - A new Contingency Plan is
outlined by Dr. C. J. Shin of Soil & Environmental Engineers, Inc. Dr. Shin
recommends that the following procedures be adopted in the contingency
plan:
•
Ms. Alexa Below
Best Western Annex
11/30/99
Page 2
3
A. The hotel maintenance crew should prepare the following:
1). A list of earthwork contractors that are experienced in levee or dike
repair.
2) A list of shoring contractors that can react to emergency events that
require installation of steel sheet piles of up to 50 feet in depth.
3) A list of material suppliers that can supply fill materials including
sand, gravel, and quarry rock.
B. The hotel maintenance crew should inspect the river bank during and
after any severe rainstorm. If any sloughing, slide, or failure along the
river bank is observed, the hotel manager should be notified
immediately.
C. For any failure that results in a loss of 5 horizontal feet or more of the
river bank, the situation should be evaluated by a qualified geotechnical
engineer. The engineer should assess the risk of further ground loss,
impact to the fire lane and hotel building, and recommend stabilization
measures.
D. For any bank failure that results in an immediate threat to the fire lane
and building, the fire department and geotechnical engineer should be
notified immediately. Depending on the situation, the earthwork and
shoring contractors may need to be mobilized at once for installation of
temporary shoring and dike stabilization measures. If the fire lane is
dedicated to the city in the future, other pertinent authorities such as the
Parks Department should also be informed.
Please note that continuous maintenance of the river bank is desired and
the maintenance measures may include placement of rip rap at the toe of
the bank. It is our opinion that rip rap is not required at this time, but its need
should be evaluated on an annual basis by a geotechnical engineer.
Please see enclosed letter from Dr. Shin.
3. Discharging surface water into Green River - Direct discharge of existing and
future storm runoff to Green River is will be via an existing 18" CMP storm
drain located at the southwest corner of the site. See existing Type II CB,
18" CMP and riprap outfall on Conceptual Utilities Plan. Green River is
classified as a "Receiving Body of Water" and no storm water detention is
required. The proposed Annex does not increase the amount of impervious
surfaces. However water quality treatment facilities are provided for both
existing and future runoff.
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Ms. Alexa Below
Best Westem Annex
11/30/99
Page 3
4. Maintenance access - Maintenance access to the new Annex will be
provided via parking areas around the building. Maintenance access to the
existing building will be from the existing fire Zane /trail south of the building
and via parking areas around the building.
5. River bank /fire lane /trail protection - Rip rap at the toe of the slope will be
provided as part of the normal maintenance work.
6. Response to March 10, 1999 letter:
Planning Division comments:
A. Relationship of Structure to Site: It was pointed out in our
September 29, 1999 meeting that the existing and new building are
identical in use of fenestration, modulation and exterior finishes for
the first three floors. Reconfiguring of the modulation on the new
Annex means the buildings would look different therefore making
the connection weaker between the two and reconfiguring the
modulation of the existing building would be c_o_st_p_rohibitive.
B. Relationship of Structure to Site and Adioininq Areas: It was
agreed that passive recreation activities in the shoreline
environment would be incorporated into the project, however, we
are waiting for the parks department to acquire easements so the
trail along the riverbank can be extended. The Landscape Plan
revision dated May 3, 1999 had a note added to the west end of the
trail regarding trail amenities to be incorporated per the city of
Tukwila Parks Department.
C. Landscape and Site Treatment:
1) The landscaping provided in the parking area exceeds that
which is required. Our landscape design indicates five -foot wide
landscaped islands at all head to head parking. This
landscaping is in addition to the required landscaping but is
provided so no stall shall be without landscaping. As we
explained to you in our last meeting incorporating additional
landscaped islands closest to the Annex would greatly interfere
with the parking needed for large tour buses and therefore were
not indicated on the plans. There is a note addressing this on
the Architectural Site Plan.
2) Your letter of October 27, 1999 to Paul Dix indicated that the
additional six (6) feet of landscaping has been waived. The
existing one -foot strip will be planted as part of development.
Ms. Alexa Below
Best Western Annex
11/30/99
Page 4
3) After discussion and looking at alternate locations on the Site
Plan it was concluded by all present that the present location
shown for the trash dumpster enclosure is the best location. A
design for the dumpster enclosure is submitted for review.
D. Building Design:
1) Modulation was discussed under "Relationship of Structure to
Site ". The Clock Tower is the Best Western's signature. It must
be highly visible from the freeway. Zoning allows for a building
height of up to one hundred fifteen feet. We indicate the Clock
Tower height at seventy -two feet and eight inches. The height of
the sloping roof is in good proportion to the overall mass and
visually makes the Annex appear lower than a flat roof would.
Also the height of the sloping roof will ensure screening of any
roof top equipment from the freeway and from Embassy Suites.
The eaves of the roofline on the Annex match the parapet of the
existing building in order to create a strong connection between
the buildings. The submitted building elevations indicate the
introduction of other contemporary building materials such as
stucco and metal roofing and pipe rails.
2) The original colored rendering as submitted was actually trying
to portray the architecture of the building. The renderings were
later revised to show how the Annex will actually appear by
accurately putting in the new and existing landscaping and
trees. The Annex is quite screened by all the trees and distance
from the entrance to the site. Directional signs will clearly lead
the way to the covered Main Entrance. Please see the new
renderings submitted to you on May 14, 1999.
Miscellaneous Structures and Street Furniture:
1) Submitted photographs of the existing entrance canopy at the
pool area have the roof of the new connection superimposed on
them. These photos clearly show that the new connection will
be lower than the existing awning. The connection may be open
or enclosed. If enclosed it will be entirely glass as the submitted
building elevations show.
2) The new submittal does give detailed information on the signing.
3) The sloping roof proposed will screen any roof top equipment.
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Ms. Alexa Below
Best Westem Annex
11/30/99
Page 5
Fire Department Comments:
A. Adequate fire access will be maintained, including maintenance of
the existing fire lane along the Green River.
B. A new fire hydrant and fire department connection for the Annex is
indicated on the Civil Site Plan. The Annex will be fully fire sprinkled
per UBC 9 -1 and Ord. #1742.
C. A monitored fire alarm system will be installed per UBC 310.10 and
Ord. #1742 as indicated on the civil site plan.
Park Department Comments: Comments are incorporated into the
landscaping comments.
Public Works Comments:
A. Shoreline permit application #L98 -0048 was found complete on
July 28,1999.
7, New landscape ordinance
The Conceptual Landscape Plan has been revised to reflect changes in the
new landscape ordinance. The two forms, Landscape Declaration and
Landscape Checklist, will be filled out at the proper moment after plan
approval.
8. Existing access easement/parking
A. Status of the easement—According to Exchange of Easement (AF No.
9111260669) "NENDEL'S TUKWILA ASSOCIATES, A PARTNERSHIP,
hereby grants unto HELEN B. NELSEN, a single person, a non - exclusive
easement for ingress and egress to and from the aforedescribed
"Nelsen" property, over and upon the existing hard surface area
(driveway) lying immediately south of the existing curbing, along the
Northern boundary of the "Nendel's" property, a distance of Five
Hundred Ninety Eight (598) feet, more or less. The easement hereby
granted is thirty (30) feet in width." (emphases added) Mr. Stanley Hsiao,
attorney representing Best Western - Southcenter, indicated in his
October 7, 1999 letter that there are several problems with the
easement.
1) The existing hard surface and existing curbing are not straight
lines. Therefore, the easement as described can not be used
as intended. See sketch attached to Mr. Hsiao's letter.
Ms. Alexa Below
Best Western Annex
11/30/99
Page 6
2) The easement was described as Tying immediately south of
the existing curbing. Even if the existing curbing were straight
lines, the easement would be only 10 feet where the property
line jogged.
3) The easement as described did not reflect the driveway as it
was located.
4) Exhibit A (dated October 16, 1991) cited in Mr. David Weitl's
letter does not have any King County Auditor's File number. A
copy of the Exhibit A as recorded would be the proper
document to consider. And a copy of survey dated December
21, 1992 showing easement area was obviously prepared a
year after the easement document was recorded on
November 26, 1991. Please note the recording date on the
upper right hand corner of the document.
5) Said easement does not cover additional property Nelsen
wanted to access through the easement.
6) Logical solution —We suggest the easement description be
corrected to reflect the actual location of the driveway as
intended and the addition of more property be negotiated
between the parties.
We therefore conclude that the easement, as written, would not work
for the Nelsens. We anticipate that these issues will have to be
resolved through future negotiations.
Parking
1) Traffic Demand Analysis
The analysis, prepared by Garry Struthers Associates, Inc.
indicated the following facts and estimates:
a. Existing parking -350 stalls serves a 145 -room hotel, a full
service restaurant, banquet and meeting facilities.
b. Surplus parking —A maximum daily demand of 141 stalls
were observed. A 209 -stall surplus now exists.
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Ms. Alexa Below
Best Westem Annex
11/30/99
Page 7
•
c. Required Parking -286 stalls required.
217 Guest Rooms. 1 per room 217 stalls
Employee 1 per 20 rooms 11 stalls
Restaurant etc. 10,149 sq -ft
Reduction per 18.56.070 -1,015 sq -ft
Net area calculated 9,126 sq -ft
1 per 100 sq -ft 90 stalls
Subtotal 318 stalls
Reduction per 18.56.140 -32 stalls
Total Required 286 stalls
d. Projected Daily Demand —An average daily demand of
179 stalls was estimated for the existing facilities plus the
new Annex of 72 guestrooms.
e. Projected Maximum Daily Demand — Maximum daily
demand for the existing facilities and the new Annex of 72
guest rooms is estimated to be 210 stalls. This maximum
daily demand will only occur sparsely during peak
seasons.
2) Proposed Parking facility
a. Assume easement issue was resolved -232 stalls
including 33 within the disputed easement area.
b. Assume easement issue were not resolved:
a) Assume Nelsen's arguments prevail —In the unlikely
event that Nelsen's arguments prevail, the south edge
of the easement area could be rearranged to provide
12 additional stalls with total of 211 stalls, one over the
maximum daily demand of 210.
b) Assume no rearrangements of parking —A total of 199
stalls, 20 stalls over the average daily demand of 179,
are available. And 33 stalls in the easement area can
be utilized during the rare maximum demand days.
After all, without resolution of the easement issue, Best
Western is still the fee owner of the easement area and
is entitled to the use of the property as long as the use
do not interfere with the use of the easement by the
Nelsens.
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Ms. Alexa Below
Best Western Annex
11/30/99
Page 8
3) Loading space —Two loading spaces, required for the total
117,802 sq -ft of gross floor area, are provided at the south end
of the restaurant.
4) Bicycle parking —Five stalls, while four stalls are required for
the 199 car stalls, are provided at the southwest corner of the
Annex.
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C. Cooperative Parking --- We hereby request City approval of o:
cooperative parking among the existing hotel, banquet and meeting w ='
facilities, the full service restaurant and the new 72 room Annex to co u
share the 199 parking stalls proposed with 33 overflow parking during w 0:
maximum demand days. All the above mentioned facilities and g
uparking are owned and operated by Best Western - Southcenter. Until
the easement issue is resolved, we propose that the 33 stalls in the d • .
easement be utilized during the rare maximum demand days. I— _
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Several issues were discussed in our September 29, 1999 meeting, we believe all of
them are covered in this resubmittal letter and plan revisions. o
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This issue was discussed in Item 8 of Responses to your September 20, 1999 letter. o
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• New Landscape Ordinance: z
This issue was discussed in Item 7 of Responses to your September 20, 1999 letter.
Enclosed please find six sets of this letter together with the following information:
1. Architecture plans (A -1 through A-4 revised on November 11, 1999);
2. Landscape plans (L- & L2 dated November 13, 1999);
3. Conceptual erosion control plan (dated November 17, 1999);
4. Conceptual Utilities Plan (dated July 18, 1998);
5. Letter from Dr. C. J. Shin dated September 27, 1999 regarding contingency
plan in case of river bank failure;
6. Letter and exhibits from Mr. Stanley Hsiao dated October 7, 1999.
• fi
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Ms. Alexa Below
Best Westem Annex
11/30/99
Page 9
If this re- submittal meets your requirement, please schedule a public hearing before the
Board of Architecture Review for this design review request at your earliest convenience.
Please note that Mr. Ed McHugh the project architect will be out of town between January
20th and 30th of 2000.
If additional copies or information are needed or if have any questions please contact me
at (206) 362 -1052. Thank you for your assistance in this matter.
Enclosures
CC: Best Western - Southcenter
Stanley Hsiao
Ed McHugh
Sincerely,
SUBDIVIS
e- n Lang
Vice President
MANG ENT, INC.
Law Offices of
Stanley T. Hsiao
October 7, 1999
Ms. Alexa L. Berlow, Associate Planner
Department of Community Development
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
Your File Nos. L98 -0105 and L99 -0048
RE: Best Western Motel/Estate of Helen B. Nelsen
Dear Ms. Berlow:
9709 Third Ave. NE, Suite 209
Seattle. WA 98115
TEL: (206) 522 -5712
FAX: (206) 522 -6088
Ifir''� - • !)
[: OCT 2 5 1999 --J
I represent Mr. Shute -Wen Liu, the owner of the above Best Western Motel. Mr.
De -En Lang, the project manager of the Best Western Motel Addition Project, at your
request asked me to write this letter to you regarding the letter of Mr. David Weitl of
Northwest Realty Advisers, Inc. dated August 17, 1999, and to explain to you our
understanding and interpretation of the easement raised by Mr. Weitl.
The easement creating document (under K/C recording no. 9111260669) clearly
describes the easement as that certain portion of the hard surface area, which is 30 feet in
width `lying immediately south of the existing curbing, along the northern boundary of
the "Nendel's" property'. Based on this clearly understood language, I had drawn the
easement area on the enclosed map. The document was prepared by Nelsen's own
counsel. The curbing existing today is the same as the curbing shown in the architect's
original site plan. No one has changed, nor is there any reason to change, the curbing
since it was built in or about 1986. T'ne easement created by that documents is virtually
useless. The easement was actually never used. It was one of the reasons Mr. Liu was
willing to accept Nelsen's proposal to straighten the easement when approached by Mr.
Weitl in 1997, so that Nelsen could at least enjoy it. Please see the delineation of the
easement in the attached map marked Exhibit "A ".
Even if we would base on Nelsen's interpretation, namely, ignoring the meridians
(or the curbed protruding-landscaping areas), the easement would still serve little purpose
because both the boundary and the curbing turn north at 90° angle for 20 feet, then turn
west at 90° angle again. Anyone can easily understand that the turn point leaves only Ten
(10) feet for the vehicles to pass through, which is unacceptable by any standard. In
addition, the 20 feet access as created by the document is also unacceptable for any RECEIVED
development purpose.
DEC 01 1999
1 EVELO COMMUNITY
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In 1997, Mr. Weitl approached Mr. Liu requesting to modify and to straighten the
easement. Among others, Mr. Weitl wanted to add a new big parcel and other land to be
acquired by Nelsen in the dominant estate of said easement. See Exhibit `B" Nelsen
Property, the dominant estate as proposed by Mr. Weitl at that time, and Exhibit "C"
showing the additional parcel Nelsen intended to benefit from the easement. After some
negotiation with Mr. Weitl and Nelsen's attorney, the parties failed to reach agreement on
all the terms.
If you have questions, please call.
2
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EXHIBIT '3'
NELSEN PROPERTY
That portion of the Henry Meader Donation Claim #46 in section 24, township 23 north, range 4 east,
Willamette Meridian, King County, Washington, known as the Nelsen Residence Parcel which is described
as follows:
Beginning at the intersection of the monumented line of State Road 181 and the monumented line of South
158'° Street, being that point which when measured at right angles is 72 feet westerly of the easterly margin
of the right of way of State Road 181 and 28 feet south of the northerly margin of the right of way of South
158" Street; Thence northerly along the monumented line of State Road 181 a distance of 32.17 feet; Thence
south 86 °03'45" west a distance of 60.13 feet to the west margin of the right of way of State Road 181,
which is the point of beginning;
Thence south 86 °03'45" west a distance of 170.07 feet~
Thence north 04 °43'51" west a distance 0( 226.15 feet;
Thence north 85 °21'00" east a distance of 140.22 feet to the westerly margin of the right of way of State
Road 181 which is 78.0 feet west of the monumented line of State Road 181;
Thence south 07 °41'30" east a distance of 89.68 feet~
Thence south 17 °53'44" east a distance of 101.61 feet~
Thence south 07.41'30" east a distance of 39.86 feet to the point of beginning,
(herein, the "Nelsen Residence Parcel ").
Together with that portion of the Henry Meader Donation Claim #46 in section 24, township 23 north. range
4 east, Willamette Meridian, King County, Washington, known as the Nelsen West Parcel which is described
as follows:
Beginning at the intersection of the monumented line of State Road 181 and the monumented line of South
158°' Street. being that point which when measured ar right angles is 72 feet westerly of the easterly margin
of the right of way of State Road 181 and 28 feet south of the northerly margin of the right of way of South
158Y1 Street; Thence northerly along the monumented line of State Road 381'a distance of 32.17 feet; Thence
south 86 °03'45" west a distance of 60.13 feet to the west margin of the right of way of State Road 181;
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Thence south 86 °03'45" west a distance 'of 170.07 feet to the true point of beginning designated as point 'A';
Thence south 86 °03'45" west a distance of 49.93 feet;
Thence north 07 °41'30" west a distance of 20.0 feet,
Thence south 86 °03'45" west a distance of 358.57 feet, which point is the northwesterly corner of the Best
Western Property as described in deed under King County recording #6551838;
Thence south 21 °24'08" west a distance of 233.77 few
Thence south 87°17'50" west a distance of 76.5 feet more or less to the easterly bank of the Green River,
Thence northerly along the eastern bank of the Green River a distance of 11.5 feet more or Icss to a line
bearing north 87 °17'50" east, which line is 10.0 feet north of the line of 76.5 feet bearing south 87 °17'50"
west described above when measured at a right angle;
Thence north 87°17'50" east a distance of 64.5 feet to an existing concrete right of way marker;
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Thence north 21°24'08" east a distance of 396.93 feet ro an existing concrete right of way marker,
Thence north 10 °17'38" west a distance of 44.52 feet;
Thence north 85 °21'00" east a distance of 348.06 feet;
Thence south 04 °43'51" west a distance of 226.15 feet to the true point of beginning designated as point ' A',
(herein, the "Nelsen West Parcel").
Together with that portion of the William 14. GiIliatn Donation Claim #40, in section 24, township 23 north,
range 4 east. Willamette Meridian, King County, Washington, known as the Nelsen Northwest Parcel which
is described as follows:
Beginning at the intersection of the monumented line of State Road 181 and the monumented line of South
158'" Street, being that point which when measured at right angles is 72 feet westerly of the easterly margin
of the right of way of State Road 181 and 28 feet south of the northerly margin of the right of way of South
158'" Street; Thence northerly along the monumented line of State Road 181 a distance of 32.I7 feet; Thence
south 86 °03'45" west a distance of 60.13 feet to the west margin of the right of way of State Road 181;
Thence north 07 °41'30" west a distance of 39.86 feet
Thence north 17 °53'44" west a distance of 101.61 feet;
V Thence north 07 °4]'30" west a distance of 89.68 feet;
Thence south 85 °21'00" west a distance of 488.28 feat:
Thence north 10 °17'38" west a distance of 130.70 feet to the true point of beginning designated as point 'B';
Thence north 59 °44'25" west a distance of 61.37 feet;
t • 4 Thence north 02 °05'35" west a distance of 66.03 feet;
Thence north 26°24'35" west a distance of 198.35 feet;
re'• Thence north 53 °10'35" west a distance of 7.I7 feet;
Thence north 66 °17'30" east a distance of 137.92 feet;
Thence south 64 °57'55" east a distance of 244.74 feet;
Thence south 22°39'14" west a distance of 107.44 feet;
Thence south 39 °52'36" west a distance of 50.07 feet:
'Thence south 47.19'09" west a distance of 63.30 feet;
Thence south 45°23'27" west a distance of 86.02 feet;
Thence north 59 °44'25" west a distance of 20.14 feet to the true point of beginning designated as point ' 8',
(herein, the "Nelsen Northwest Parcel ").
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Together with arty property contiguous with the above described property which may be hereafter acquired
under common ownership with any part of the above described property (all of the foregoing property being
the "Nelsen Property ").
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S&EE
SOIL & ENVIRONMENTAL ENGINEERS, INC.
16625 Redmond Wav, Suite M 124, Redmond, Washington 98052. (425) 868-5868 FAX (425) 868-7427
Mr. Sherman Liu
C/O Subdivision Management
16031 199th Place
Bothell, WA 98011
Attn: Mr. De-En Lang
Dear De-En:
September 27, 1999
Ooviehir-m-el
FLAA/t_.
Contingency Plan in Case of River Bank Failure
Best Western Southcenter, 15901 West Valley Road
Tukwila, Washington
S&EE Job No. 9828C
Per your request, we have reviewed our file and prepared this letter to outline the contingency plan in the
event of river bank failure. This letter is prepared in reference to our letter report " Evaluation of River
Bank Stability", dated May 3, 1999.
We recommend that the following procedures be adopted in the contingency plan:
1. The hotel maintenance crew should prepare the followings:
• A list of earthwork contractors that are experienced in levee or dike repair.
• A list of shoring contractors that can react to emergency events that require installation of steel
sheet piles of up to 50 feet in depth.
• A list of material suppliers that can supply fill materials including sand, gravel. and quarry rock.
Ltr092799
ECEIVED
DEC 01 1999
COMMUNITY
DEVELOPMENT
S&EE
De -En Lang
September 27, 1999
Page 2
2. The hotel maintenance crew should inspect the river bank during and after, any sever rainstorm. If
any sloughing, slide, or failure along the river bank is observed, the hotel manager should be notified
immediately.
3. For any failure that results in a loss of 5 horizontal feet or more of the river bank, the situation should
be evaluated by a qualified geotechnical engineer. The engineer should assess the risk of further
ground loss, impact to the fire lane and hotel building, and recommend stabilization measures.
For any bank failure that results in an immediate threat to the fire lane and building, the fire
department and geotechnical engineer should be notified immediately. Depending on the situation, the
earthwork and shoring contractors may need to be mobilized at once for installation of temporary
shoring and dike stabilization measures. If the fire lane is dedicated to the city in the future, other
pertinent authorities such as Parks Department should also be informed.
Please note that continuous maintenance of the river bank is desired and the maintenance measures may
include placement of rip rap at the toe of the bank. It is our opinion that rip rap is not required at this
time, but its need should be evaluated on an annual basis by a geotechnical engineer.
* * *
We trust that this letter will serve the present needs. Should you have any questions regarding the contents
of this communication or require additional information, please contact the undersigned.
Ltr092799
Yours very truly,
SOIL & ENVIRONMENTAL ENGINEERS, INC.
C.J. Shin, Ph.D., P.E.
President
S &EE
orehne.• oc Page 1
PUBLIC WORKS PROJECT REVIEW COMMENTS
Project Name: Best Western Shoreline Permit
15901 West Valley Highway
L99 -0048
8/30/1999
L. Jill Mosqueda, P.E.
File #:
bate:
Reviewer:
Alexa,
Here are the comments for Best Western Shoreline Permit. In addition to the
comments, I have two questions about what the applicant needs to provide to us.
1. Do they need SEPA? �,
2. Do they need a Land Use permit? ti W,„0 v-
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ubli. -Works comments include:-
In the preapplicationmeeting, PW told the developer that we will not approve Sl-Zo)w
any plans unless Best Western coordinates all plans andjeviews with King
County Water and Land Resources (Andy Lavesque), City Of Tukwila Public
Works Senior Storm Water Engineer and City Of Tukwila Public Works
.,4;,,:Deve�opment Engineer
2. In addition, Best Western must coordinate with Mr. Paul Alexander, King
County, regarding any needed upgrades to the bus stop /pull out.
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UJh C "L,,l. The riverbank stability analysis recommends a contingency plan in case of.bank
the plan. ``l U.t'C n..,,_ _ ., ' . -t -
carer `( -- 1r,o5K?aAi
Ok`) 4. A p 6 must provide 1Z��m orarx, and permanent erosion prevention and
L (iYV'C
C� sediment control to meet KS )
G�WDM. There is no indication of how Applicant -
o do this. �� ca.„►- �, vim. ,^ r e-1-.4
plans t ~j
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5.• Application must show how water quality of effluent will meet State's water
quality classification for the adjacent' section of the river. Alexa, .do you know
if this exists? If not, Ryan Larson should hunt this down. '
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Subdivision Management Inc.
16031 - 119th Pl. N.E.
BOTHELL, WASHINGTON 98011
425-488-1111 206-362-1052
FAX: 425-488-2162
August 27, 1999
MEMO
TO: Alexa @ City of Tulwila
FROM: Lisa Hurlbert
RE: Best Western Southcenter
Comments regarding Graddon letter dated 4/22/99
Alexa:
Professional Management of
Land Planning and Development
IL-.
Enclosed are the updated mailing labels for the subject project. The Union Pacific
address is the same, as shown on the attached print out from the title company dated
today, August 27, 1999. Please call if you have any questions or need any additional
information.
a
G
CITY• OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98138
Telephone: (206) 431 -3670
AFFIDAVIT OF INSTALLATION AND POSTING
OF PUBLIC II\4-F'ORMATION SIGNS)
State of Washington
County of King
City of Tukwila
(Print Name) understand that Section 18.104.110 of the Tukwila Municipal
ode requires me to post the property no later than fourteen (14) days following the issuance of the Notice
of Completeness. 7 1q
I certify that on g--)9 7 the Public Notice Board(s) in accordance wit4 ,Sgc, io 8 104 .1.10
and other applicable guidelines were posted on the property located at / j7o %
fl
AFFIDAVIT
U44g
- ENatice of Public
Hearing
ONatice of Public Meeting
OBoard of Adjustment Agenda
Packet
OBaard of Appeals Agenda
Packet
OPlanning Commission Agenda
Packet
OShart Subdivision Agenda
Packet
OF DISTRIBUTION
hereby declare that:
ONatice af Application far
Shoreline Management Permit
0Shdreline Management Permit
f]Datermination of Nan-:
significance
0Mitigated Determination af
Nonsignificance
_JDeterminatian of Significance
and Soaping Notice
Notice of Action
fl Official Notice
A4
fl [1 Other
ther
6-74
/0, 0,
was mailed to each of the following addresses an
• ,
Name af 1.37i-oject&d0d/6449, SgnatUre
File Number (99-00zig dOnouLL4,:a )
City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF APPLICATION
DATE: AUGUST 26, 1999
The following applications have been submitted to the City of Tukwila Department of Community
Development for review and decision.
APPLICANT: SUBDIVISION MANAGEMENT, INC. CONTACT: DE -EN LANG,
ON BEHALF OF BEST WESTERN SOUTHCENTER
LOCATION: 15901 West Valley Highway, Tukwila, WA
FILE NUMBER: L99 -0048 (Shoreline Substantial Development Permit)
PROPOSAL: To build a 72 guest room and four (4) story annex at the north end of
the property.
OTHER REQUIRED
LAND USE PERMITS: Design Review (L98 -0105)
SEPA (State Environmental Policy Review) (E98 -0036)
These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100,
Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available.
OPPORTUNITY FOR PUBLIC' COMMENT
You can submit comments on this application. You must submit your comments in writing to the
Department of Community Development by 5:00 p.m. on September 17, 1999. For information on the
date and time of the public hearing, please contact the Department at (206) 431 -3670. If you cannot submit
comments in writing by the cutoff date indicated above, you may still appear at the hearing and give your
comments on the proposal before the Planning Commission. If you have questions about this proposal
contact Alexa Berlow, Planner -in- charge of this file. Anyone who submits written comments will become
parties of record and will be notified of any decision on this project.
APPEALS
You may request a copy of any decision by the Planning Commission on a project or obtain information on
your appeal rights by contacting the Department of Community Development at 431 -3670. A decision from
the Planning Commission may be appealed to the City Council.
DATE OF APPLICATION:
NOTICE OF COMPLETE APPLICATION:
NOTICE OF APPLICATION POSTED:
June 28, 1999
July 26, 1999
August 27 , 1999
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE. PERMIT MAILINGS
( ) U.S. ARMY CORPS OF ENGINEERS
( ) FEDERAL HIGHWAY ADMINISTRATION
( ) DEPT OF FISH & WILDLIFE
). OFFICE OF ARCHAEOLOGY
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DEPT NATURAL RESOURCES
OFFICE OF THE GOVERNOR
DEPT OF COMM. TRADE & ECONOMIC DEV.
DEPT OF FISHERIES & WILDLIFE
FEDERAL AGENCIES
( ) U.S. ENVIRONMENTAL PROTECTION AGENCY
( ) U.S. DEPT OF H.U.D.
WASHINGTON STATE AGENCIEa
( ) K.C. PLANNING & COMMUNITY DEV.
( ) BOUNDARY REVIEW BOARD
( ) FIRE DISTRICT #11
( ) FIRE DISTRICT #2
( ) K.C. WATER POLLUTION CNTRL SEPA OFFCL
( ). TUKWILA SCHOOL DISTRICT
( ) TUKWILA LIBRARIES
(• ) RENTON LIBRARY.
( ) KENT LIBRARY
(\ ) CITY OF SEATTLE.LIBRARY •
U S WEST •
SEATTLE CITY LIGHT
PUGET SOUND ENERGY
HIGHLINE WATER DISTRICT
SEATTLE WATER DEPARTMENT
TCI CABLEVISION
OLYMPIC PIPELINE
KENT PLANNING DEPT
). TUKWILA CITY DEPARTMENTS:
(. ) PUBLIC WORKS ( ) FIRE
( ) POLICE. ( ) FINANCE
(. ) PLANNING ( ) BUILDING
( ) PARKS & REC.. ( ) MAYOR
( ) CITY CLERK
( ) PUGET SOUND REGIONAL COUNCIL
( ) P.S. AIR POLLUTION CONTROL AGENCY
( ) SW K C CHAMBER .OF COMMERCE
( ).MUCKLESHOOT INDIAN TRIBE
( ) DUWAMISH INDIAN TRIBE
SEATTLE TIMES
07/09/98 C:WP51DATA \CHKLIST
( ) DEPT OF SOCIAL & HEALTH SERV.
DEPT OF ECOLOGY, SHORELIND DIV
( ) DEPT OF ECOLOGY, SEPA DIVISION*
( ) OFFICE OF ATTORNEY GENERAL
* SEND CHKLIST W/ DETERMINATIONS
* SEND SITE MAPS WITH DECISION
KING COUNTY AGENCIES
( ) K.C. DEPT OF PARKS
( ) HEALTH DEPT
( ) PORT OF SEATTLE
( ) K.C.DEV & ENVIR SERVICES -SEPA INFO CNTR
• ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL
SCHOOLS /LIBRARIES
( ) HIGHLINE SCHOOL DISTRICT
( ) K C PUBLIC LIBRARY
( ) SEATTLE MUNI REF LIBRARY
( ) SEATTLE SCHOOL DISTRICT
( ) RENTON SCHOOL DISTRICT
UTILITIES
PUGET SOUND POWER & LIGHT
VAL -VUE SEWER DISTRICT
WATER DISTRICT #20
WATER DISTRICT #125
CITY OF RENTON PUBLIC WORKS
RAINIER VISTA
SKYWAY
CITY AGENCIES
( ) RENTON PLANNING DEPT
( ) CITY OF SEA -TAC
( ) CITY OF BURIEN
( ) TUKWILA PLANNING COMMISSION MEMBERS
( ) TUKWILA CITY COUNCIL MEMBERS
( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU
( ) SEATTLE OFFICE OF MGMNT & PLANNING*
* NOTICE OF ALL SEATTLE RELATED PLNG PROJ.
OTHER LOCAL AGENCIES
( ) METRO ENVIRONMENTAL PLANNING DIV.
OFFICE /INDUSTRIAL 5,000 GSF OR MORE
RESIDENTIAL 50 UNITS OR MORE
RETAIL 30,000 GSF OR MORE
MEDIA
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Equilon Enterprises LLC
PO Box 4453
Houston, TX 77210
022300 0040 03
Pitney Bowes Properties
116 Andover Park E.
Tukwila WA 98188
022300 0050 / 0060 / 0062
Crim Investments
112 Andover Pakr E.
Tukwila WA 98188
022300 0045 08
Schober Enterprises Inc.
1800 Monster Road SW
Renton WA 98055
242304 9010 00
Systems Control Inc.
8656 154th Avenue NE
Redmond WA 98052
242304 9025 03
Union Pacific Corp.
PO Box 2500
Broomfield CO 80038 �
242304 9032 04 11-e, ' L """"'� k
Riverview Plaza
16000 Christensen Road #101
Tukwila WA 98188
252304 9039 06 252304 9077 09
Park East Properties
130 Andover Park E.
Tukwila WA 98188
022310 0040 01
Crim Investments
PO Box 30182
Seattle, WA 98039
022300 0045 08
Home Electric Company
2624 Eastlake Avenue E.
Seattle, WA 98109
N0
022300 0062 06
Municipality of Metro Seattle
821 Second Avenue
Seattle WA 98104
242304 9004 08
Tukwila Hotel LLC
7200 S. 156th Street
Tukwila WA 98188
242304 9014 06
Metro Accounts Payable
821 Second Avenue
Seattle, WA 98104
242304 9026 02
Stuart McLeod
213 Lake Street S.
Kirkland WA 98033
242304 9034 02 / 252304 9006 03
City of Seattle
821 Second Avenue
Seattle WA 98104
252304 9048 03
Pitney Bowes Properties
1 Elmcroft Rd.
Stamford CT 33039
022300 0050 & 0060
Home Electric Company
120 Andover Park E.
Tukwila WA 98188
022300 0062 06
Jefferson Smurfit Corp.
PO Box 479
Renton, WA 98057
242304 9008 04
Springbrook Industrial Center LLC
1901 Raymond Avenue SE N
Renton WA 98055
'242304 9020 08
King County
500 King County 'Admin. Bldg.
Seattle WA 98104 NA. 0
242304 9030 06
Bruce Rowe, et al
12113 SE 23`d Street
Bellevue WA 98005
252304 9033 02
City of Tukwila
14475 59th Avenue S.
Tukwila WA 98168
252304 9080 04 / 252304 9080 04
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Appendix A
Shoreline Management Act
Permit Data Sheet and Transmittal Letter
From: •City of Tukwila
To: Department of Ecology
Date of Transmittal: April 20, 2000 Date of Reciept:_
Type of Permit: (Indicate all that apply)
Substantial Development x • Conditional Use _• Variance • Revision • Other
Local Government Decision: Approval ; Conditional Approval X • Denial
Applicant Information: Applicant's Representative: (If primary contact)
Name: Best Western Hotel Name: De-En Lang
• Subdivision Management Inc.
Address: 15901 West Valley Highway Address: 16031 - 119th Place NE
Tukwila, WA 98188
Bothell, WA 98011
Phone(s): Phone(s): (425) 488 -1111
Is the applicant the property owner? Wires no
Location of the Property: (Section Township and Range to the nearest 1/4, 1/4 Section or latitude and
longitude, and a-street address where available)
Section 24, Township 23 North, Range 4 East
15901 West Valley Highway
Water Body Name: Green River
Shoreline of Statewide Significance: Yes x No
Environment Designation:
Description of the Project: (Summary of the intended use or project purpose)
To bind a 72 room annex to the
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is four stories, to be located over a portion of the existing parking
area.
Notice of Application Date: August 26, 1999
Bylity of Tukwila De
Phone No: (206) 431 -3670
•_ • —
t of Caimunit
Final Decision Date: April , 2000
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Contact: Alexa Berlow
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City of Tukwila a John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF COMPLETE APPLICATION
August 1, 1999
De -En Lang
Subdivision Management, Inc.
16031 -119t Place, N.E.
Bothell, Washington 98011
RE: Best Western — Southcenter Annex Building
Shoreline File # L98 -0048
Dear Mr. Lang:
Your Shoreline Substantial Development application to construct a new annex to the northeast
portion of the Best Western Southcenter, plus other minor modifications to the existing hotel,
located at 15901 West Valley Highway, was found complete on July 28, 1999.
Within the next 14 days, you must affix a laminated Notice of Application form to the notice
board already installed on the site. I will laminate this form and notify you when it is ready to be
picked up. After the form has been mounted, please drop off a signed Affidavit of Posting to
show proof that the notice has been installed. A copy of the Affidavit is attached for your
convenience. Please note that you will be responsible for removing the notice board from the site
once your application has been approved and finalized, and when all public comment periods
have terminated.
This determination of Complete Application does not preclude the City to request revisions to
your proposal through the formal project review phase that has now commenced. This is to insure
that your proposal meets the substantive requirements of the zoning code and goals of the
Comprehensive Plan. Your application is currently being routed to appropriate departments for
internal review. Revision comments will be made back to you within 21 days of this notice.
If you have any questions about this notice, or if you wish to speak to me sooner that my next
response date, please do not hesitate to contact me as planner -in- charge of your project at (206)
431 -3673.
6300 Southcenter Boulevard Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Best Western Annex
Shoreline File Number L99-0048
Sincerely,
Alexa Berlow
Associate Planner
Page 2
cc: Reviewing City Departments
Associated file :E98-0036 (SEPA Application Checklist)
L98-0105 (Design Review)
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CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS
( ) U.S. ARMY CORPS OF ENGINEERS
( ) FEDERAL HIGHWAY ADMINISTRATION
( ) DEPT OF FISH & WILDLIFE
OFFICE OF ARCHAEOLOGY
TRANSPORTATION DEPARTMENT
DEPT NATURAL RESOURCES
OFFICE OF THE GOVERNOR
DEPT OF COMM. TRADE & ECONOMIC DEV.
DEPT OF FISHERIES & WILDLIFE
FEDERAL AGENCIES
( ) U.S. ENVIRONMENTAL PROTECTION AGENCY
( ) U.S. DEPT OF H.U.D.
WASHINGTON STATE AGENCIES
()(..) K.C. PLANNING & COMMUNITY DEV.
( ) BOUNDARY REVIEW BOARD
( ) FIRE DISTRICT #11
( ) FIRE DISTRICT #2
( ) K.C. WATER POLLUTION CNTRL SEPA OFFCL
( ) TUKWILA SCHOOL DISTRICT
($J TUKWILA LIBRARIES
(. ) RENTON LIBRARY
( ) KENT LIBRARY
(' .) CITY OF SEATTLE LIBRARY
) .0 S WEST
SEATTLE CITY LIGHT
)•PUGET SOUND ENERGY
HIGHLINE WATER DISTRICT
SEATTLE WATER DEPARTMENT
ICI CABLEVISION
OLYMPIC PIPELINE
(. ) KENT PLANNING DEPT
( )'. TUKWILA CITY DEPARTMENTS:
( ) PUBLIC WORKS ( )
( ) POLICE ( )
( ) PLANNING ( )
( ) PARKS & REC. ( )
( ) CITY CLERK
FIRE
FINANCE
BUILDING
MAYOR
( .) PUGET SOUND REGIONAL COUNCIL
a�, �
) P.S. AIR POLLUTION CONTROL AGENCY
( SW K C CHAMBER OF COMMERCE
( "
( MUCKLESHOOT INDIAN TRIBE
( ) DUWAMISH INDIAN TRIBE
(X SEATTLE TIMES
07/09/98 C:WPS1DATA \CHKLIST
( ) DEPT OF SOCIAL & HEALTH SERV.
(7Q DEPT OF ECOLOGY, SHORELIND DIV
/( ) DEPT OF ECOLOGY, SEPA DIVISION*
OFFICE OF ATTORNEY GENERAL
* SEND CHKLIST W/ DETERMINATIONS
* SEND SITE MAPS WITH DECISION
(
RING COUNTY AGENCIES
J ' ?? p/17-4444
S'2 -kL7' c IA -
FLA i)e(cAce 4-
F, t l Po 0(o2 -
K.C. DEPT OF PARKS
HEALTH DEPT
PORT OF SEATTLE
K.C.DEV & ENVIR SERVICES -SEPA INFO CNTR
K.C. TRANSIT DIVISION - SEPA OFFICIAL
SCHOOLS / LIBRARIE&
HIGHLINE SCHOOL DISTRICT
K C PUBLIC LIBRARY
SEATTLE MUNI REF LIBRARY
SEATTLE SCHOOL DISTRICT
RENTON SCHOOL DISTRICT
UTILITIES
n
PUGET SOUND POWER & LIGHT
VAL -VUE SEWER DISTRICT
WATER DISTRICT #20
WATER DISTRICT #125
CITY OF RENTON PUBLIC WORKS
RAINIER VISTA
SKYWAY
CITY AGENCIES
( (n
L-6' /1 ou AAAA
( ) RENTON PLANNING DEPT
( ) CITY OF SEA -TAC
( ) CITY OF BURIEN
( ) TUKWILA PLANNING COMMISSION MEMBERS
( ) TUKWILA CITY COUNCIL MEMBERS
( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU
( ) SEATTLE OFFICE OF MGMNT & PLANNING*
* NOTICE OF ALL SEATTLE RELATED PLNG PROJ.
OTHER LOCAL AGENCIES
(L) METRO ENVIRONMENTAL PLANNING DIV.
OFFICE /INDUSTRIAL 5,000 GSF OR MORE
RESIDENTIAL 50 UNITS OR MORE
RETAIL 30,000 GSF OR MORE
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Shore l 7 i la Management Act of 1971
PERMIT FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT
File Number: L99 -0048
Status: APPROVED
Applied: 06/30/1999
Approved: 06/13/2000
Expiration: 06/13/2002
Pursuant to RCW 90.58, a permit is hereby granted to: DE-EN LANG
to undertake the following development:
SHORELINE DEVELOPMENT PERMIT TO BUILD A FOUR (4)
STORY, 72 GUEST ROOM ANNEX, ON THE PROPERTY OF THE
EXIS'T'ING BEST WESTERN HOTEL.
upon the following property:
Address: 15901WEST VALLEY HY
Parcel No: 000580.0030,
Sec/Twn/Rnge: 2423N 4E
THE PROPOSED PROJECT WILL BE .WITHIN THE AREA OF THE GREEN RIVER
AND .ITS ASSOCIATED WETLANDS, WHICH IS A SHORELINE OF STATEWIDE
SIGNIFICANCE AND IS DESIGNATED AS AN URBAN ENVIRONMENT.
The follow.i,ngmaster. program provisions are applicable to this development:
TUKWILA SHORELINE MASTER PROGRAM
Development pursuant to. this.per.mit shall be undertaken pursuant to`the
attached ,terms , and conditions
This permit i s`' granted pursuant to the .Shoreline Management Act of `- 1971 an
nothing ir ' th i s permit shall excuse the applicant from compliance with any
other Federal, State or local statutes, ordinances or regulations
applicable to this project, but not inconsistent with the Shoreline
Management Act (Chapter 90.58 RCW).:
This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the
permittee fails; to comply with the terms or conditions hereof.
CONSTRUCTION PURSUANT TO THIS PERMIT WILL NOT BEGIN OR IS NOT AUTHORIZED
UNTIL TWENTY -ONE (21) DAYS FROM THE DATE OF FILING WITH THE DEPARTMENT OF
ECOLOGY AS DEFINED IN: RCW ..90.58.140(6) AND WAC 173 -14 -090, OR IJNTIL ALL
REVIEW PROCEEDINGS INITIATED WITHIN TWENTY -ONE (21) DAYS FROM THE DATE OF
SUCH FILING HAVE TERMINATED; EX EPT AS PROVJ.DED IN RCW 90.58.140(5)(a)(b)(c).
Date:_
L?e
Steve Lancaster
Director, Planning Department
Construction or substantial progress toward construction must begin within
two years from date of issuance, per WAC 173 -14 -060.
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7/18/oo cl"..y OF TUKWILA, WA
2:58 IDITIONS OF APPROVAL
HORELINE MANAGEMENT Permit No: L99-0048 Parcel: 000580-0030
600. Conditions of Approval
PLAN DEPARTMENT
900.PLAN.999 JOINT ACCESS EASEMENT
Provide an easement on the property to extend to the
shoreline trail and establish provisions for access to the
shoreline from the back of the hotel property. Access to
the shoreline shall be granted to the City of Tukwila for
maintenance and repair. Provisions shall also be
established to grant shoreline access to the public. The
easement and associated agreements shall be completed prior
to the final inspection of the building.
•
Page: 1
INEFFECT
CITY OF 7 L•KWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
SHORELINE
SUBSTANTIAL
DEVELOPMENT PERMIT
(P- SHORE)
APPLICATION
FOR STAFF-USE ONLY
Planner:..
File Number::
Receipt:Number ':.•
Project File #:
0 Application complete (Date:)
0 . Application incomplete (Date:
SEPA File #:::
I. PROJECT BACKGROUND
A. NAME OF PROJECT /DEVELOPMENT: Best Western - Southcenter Annex
B. LOCATION OF PROJECT /DEVELOPMENT:
STREET ADDRESS: 15901 West Valley Road, Tukwila WA
98188
ASSESSOR PARCEL NUMBER: 000580 - 0030 -02
LEGAL DESCRIPTION: A portion of Sartion 74, Township 23 North. Range 4 East, W.M.,
e a tachhed.
Quarter. SW Section:ownship: 23 Range: 4 (This information may be found on your tax statement)
C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent)
NAME: Subdivision Management )ac.
Attn: De -En
Lang
ADDRESS: 16031 - 119th Plac- NE Bothell WA
PHONE: (425) 488 -1111
SIGNATUREN
98011
=M�
DATE:
JUN 3 0 1999
COMMUNITY
DEVELOPMENT
D. PROPERTY OWNER DECLARATION
The undersigned makes the following statements based upon personal knowledge:
1.
I am the current owner of the property which is the subject of this application.
2. All statements contained in the application are true and correct to the best of my
knowledge.
3. The application is being submitted with my knowledge and consent.
4. I understand that conditions of approval, which the City and applicant have jointly agreed
may not be completed prior to final approval of the construction (e.g., final building permit
approval) will be incorporated into an agreement to be executed and recorded against the
property prior to issuance of any construction permits.
I declare under penalty of perjury under the laws of the State of Washington and the United
States of America that the foregoing statement is true and correct.
EXECUTED at
(city), -- (state), on
Sherman Liu
(Print Name)
15901 West Valley Road, Tukwila WA 98188
(Address)
(425) 226 -1812
(Phone Number)
'_ ,`
(Signature)
Use additional sheets as needed for all property owner signatures.
E. CURRENT ZONING OF PROPERTY: TUC
F. PRESENT USE OF PROPERTY: Best Western - Southcenter Hotel with 146 rooms
and restaurant.
G. SHORELINE ENVIRONMENTAL DESIGNATION: Urban Environment
H. GENERAL DESCRIPTION OF SURROUNDING LAND USES: (Within 1,000 feet in all directions from the development
site.) One single family home to the:north »and a .hotel beyond:.the home.
Ten story hotel to the east, office and commercial uses to the west
and south across Green River.
I. TOTAL CONSTRUCTION COST & FAIR MARKET VALUE of the proposed development: (Include additional
future phases of development contemplated but not included in current proposal.) Total construction
cost: $2,200,000.00, includes improvements outside of shoreline environment.
J. BRIEF NARRATIVE DESCRIBING PROPOSED IMPROVEMENTS:_72 new guest room: - annex to the
existing hotel. Total site area is 6.03 acres. The new 4 story structure to
be located on over developed existing parking area.
K. PORTION OF PROPOSED ACTIVITY ALREADY COMPLETED: (If any portion or phase of the proposed activity is already
completed on subject site, indicate month and year of completion.) Parking area for the annex
was constructed in 1986.
L. PROPOSED STARTING DATE: July 1999 .
ESTIMATED COMPLETION DATE OF CONSTRUCTION ACTIVITY: May 2000
(If project will be constructed in stages, indicate dates:)
•
M. TYPE AND EXTENT OF RECONSTRUCTION OF RIVERBANK (IF ANY) AND PROPOSED RIVERBANK VEGETATION:
No riverbank construction or reconstruction are required for the annex.
N. IF PROPOSED ACTIVITY TO CAUSE FLOODING OR DRAINING OF WETLANDS, INDICATE IMPACTED AREA (acres):
N/A
SSDPMT.DOC 7/3/96
3
O. TYPE AND EXTENT OF PUBLIC ACCESS PROPOSED (if any):
Existing driveways for the existing hotel will be utilized.
NATURE OF EXISTING SHORELINE: (Describe type of shoreline, such as stream, lake, marsh, flood plain, floodway,
delta; type of beach, such as erosion, high bank, low bank or dike; type of material, such as sand, gravel, mud, clay, rock,
riprap; and extent and type of bulkheading, if any.)
P. SETBACK OF PROPOSED PARKING/LOAP�NG /SSTORA �Ef REA GAeen R PO SED SCREENING: (setback measured
from mean high water mark) 1177 0
Q. HEIGHT AND SETBACK OF ALL PROPOSED BUILDINGS AND STRUCTURES: (height measured from average grade
level to the highest point of the structure, or mid -point of pitched roof; setback measured from mean high water mark.)
Main structure to be 48' and the sign tower to be 72'.
RESIDENTIAL VIEWS OBSTRUCTED BY STRUCTURES OVER 35' IN HEIGHT: (In the event that any proposed
buildings or structures exceed a height of 35' above average grade, indicate the approximate location of, and number of,
residential units, existing and potential, that will have views of the shoreline obstructed by the proposed development)
R. MEASURES PROPOSED TO PROTECT WILDLIFE AND FISH HABITAT IN AND ALONG RIVER:
Existing runoff from the parking Ito will be retrofitted with
water quality feasibility.
CONDITIONAL USE OR VARIANCE REQUIRED: (If a conditional use is required, state in full that portion of the Master
Program which provides that the proposed use may be a conditional use, or, if a variance is required, that portion from
which the variance is being sought.
II.
A.
TO BE COMPLETED BY LOCAL SHORELINE OFFICIAL
NATURE OF EXISTING SHORELINE: (Describe type of shoreline, such as stream, lake, marsh, flood plain, floodway,
delta; type of beach, such as erosion, high bank, low bank or dike; type of material, such as sand, gravel, mud, clay, rock,
riprap; and extent and type of bulkheading, if any.)
RESIDENTIAL VIEWS OBSTRUCTED BY STRUCTURES OVER 35' IN HEIGHT: (In the event that any proposed
buildings or structures exceed a height of 35' above average grade, indicate the approximate location of, and number of,
residential units, existing and potential, that will have views of the shoreline obstructed by the proposed development)
C.
CONDITIONAL USE OR VARIANCE REQUIRED: (If a conditional use is required, state in full that portion of the Master
Program which provides that the proposed use may be a conditional use, or, if a variance is required, that portion from
which the variance is being sought.
SSDPMT.DOC 7/3/96
4
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III. OTHER PERMITS REQUIRED FOR THIS PROJECT
Indicate permits for which you have applied or will apply to the federal government, the State, City of
Tukwila and other agencies; include permit application date, whether the permit is pending, approved or
denied, and the permit number.
PERMrT I�
APPLICATION DATE DATE APPROVED
❑ Tukwila Conditional Use Permit
❑ Tukwila Variance Permit
[X Tukwila SEPA Environmental Checklist E98 -0036 12/30/98
SEPA Lead Agency:
SEPA decision date:
Tukwila Design Review L98 -0105 12/30/98
❑ Tukwila Preliminary Plat Approval
❑ Tukwila Flood Control Zone Permit (per Flood
Ord. #1462)
[( Tukwila Storm Drainage Permit (per Ord. 1755) L98 -0105
❑ Tukwila Land Altering Permit (per Ord. 1591)
❑ Archaeological Excavation Permit (WA
DCD /Office of Public Archaeology)
Section 106 Review (WA DCD /Office of Public
Archaeology)
❑ Coastal Zone Management Certification (WA
Dept. of Ecology)
Hydraulic Project Approval (HPA) (WA Dept. of
0 Fish & Wildlife)
ri Approval to Allow Temporary Exceedance of
Water Quality Standards (WA Dept. of Ecology)
❑ National Pollutant Discharge Elimination
System (NPDES) Permit (WA Dept. of Ecology)
(Nationwide Permit) (WA Dept. of Ecology)
in Aquatic Lease (WA Dept. of Natural
Resources)
❑ Section 401 Water Quality Certification
Nationwide Permit (WA Dept. of Ecology)
❑ Section 404 or Section 10 Permit (Army Corps
of Engineers)
❑ Other.
SSDPMT.DOC 7/3/96 5
IV.
IMPACTS ON SHORELINES POLICIES
A.
SHORELINE MASTER PROGRAM POLICIES APPLICABLE TO PROJECT:
Program sections, goals and/or policies, including page numbers, which
Economic development elements: Policy 1,
(List the Tukwila or King County Master
apply.)
3, 4, 5 & 6
Public Access Element: Policy 2 & 3
B.
COMPREHENSIVE PLAN POLICIES APPLICABLE TO PROJECT:
policies, including page numbers, which apply.)
A) All Shoreline Development: Policy 1,
(List the Comprehensive Plan sections, goals and/or
2, 3, 4, 5, 7, 12, 13, 15 & 16
B) Project within TUC.
V. SHORELINES DESIGN POLICIES
All projects in the Shoreline Zone must be consistent with Tukwila's Comprehensive Plan and
Shoreline Master Program policies (or King County's Shoreline Master Program if project located
north of the 42nd Avenue bridge). In addition, all structures requiring a building permit (except
single family development of 4 or fewer Tots) located in the Shoreline Zone must undergo design
review with the Tukwila Board of Architectural Review (BAR). The BAR's decision is based on design
guidelines contained in the Zoning Code (TMC 18.60.050) and the Tukwila Comprehensive Plan (see
DESIGN REVIEW APPLICATION).
The SHORELINE MASTER PROGRAM POLICIES and Comprehensive Plan's SHORELINE
DESIGN POLICIES are summarized below. Note that more than one category may apply. In some
cases, the goal for the use or area is noted to provide context for the design policies.
NOTE: a) If your project requires a building permit you must meet additional criteria
in DESIGN REVIEW APPLICATION.
b) If your project requires a variance, you must meet additional criteria in
VARIANCE PERMIT APPLICATION.
c) If your project requires a conditional use permit, you must meet additional
criteria in CONDITIONAL USE PERMIT APPLICATION.
TUKWILA SHORELINE MASTER PROGRAM POLICIES (King County shoreline policies follow)
A. ECONOMIC DEVELOPMENT ELEMENT
1. CommerciaVindustrial development along the shorelines should not favor outside interests at
the expense of the local population.
2. Locate commerciaVdevelopment in areas with low potential for recreation or other
public uses.
3. Preference should be given to commerciaVindustrial development that will provide an
opportunity for a substantial number of people to enjoy the shoreline.
SSDPMT.DOC 7/3/'96 6
4. Determine and consider the visual impact that the commerciaUndustrial
development will have on the surrounding area.
5. Encourage provisions for public access, especially visual and pedestrian, as an integral part
of commerciaUndustrial waterfront development.
6. Design new commerciaUndustrial facilities and improve existing ones in such a way as to
minimize wasteful use of the shoreline.
7. Encourage multiple use types of commerciaUndustrial development to provide public access
and promote round - the -clock utilization of the shorelines.
8. Short-term economic gain or convenience in developments should be evaluated in
relation to long -term and potential impairments to the desirable biological features of
the river and its shoreline.
B. PUBLIC ACCESS ELEMENT
1. Public access to and along the water's edge should be provided in new developments.
a. Water- dependent economic activities should be designed to allow substantial public
access to the shoreline.
b. For non -water dependent economic activities, where permitted, the entire water's edge
should be available for public access, consistent with private property rights.
c. For multi - family residential developments, the water's edge should be kept free of
buildings and fences with public access made possible.
d. For a new single - family dwelling unit, the water's edge should be kept free of buildings and
fences.
e. For other non - specified development, the water's edge should be available for public
access.
f. All public shorelands, except as noted in other policies, should be available for public
access to the water's edge.
2. Any modifications or extensions to existing development should be designed to allow public
access.
3. A trail system should be developed along the river.
a. Trails should be developed for linear access through public shoreline areas.
b. Access points to and along the river should be linked by a system of trails.
c. The connection of other trails in the region to the shoreline trail system should be
encouraged and developed.
d. To assist in developing a trail system, incentives should be offered to property owners for
utilizing set -back areas.
C. CIRCULATION ELEMENT
1. Roadways adjacent to the shoreline should be designed primarily for slow- moving traffic
that would provide for recreational activities.
2. Parking facilities should be located upland with provisions for adding pedestrian access to
the shoreline.
3. Public transportation should be designated to facilitate access to and along the shoreline.
4. Railroads should be encouraged to offer their rights -of -way for multiple use consistent with
a shoreline location and with public safety.
D. RECREATIONAL ELEMENT
1. Publicly owned recreational uses should be enhanced and, when feasible, enlarged.
SSDPMT.DOC 7/3/96 7
a. The public sh.,uld have first option to buy shoreland „s it becomes available for sale,
based on an acquisition plan with dear public intent.
b. The opportunity for sport fishing in the river should be enhanced.
2. Recreational uses should be incorporated with other shoreline activities.
3. Those unique or fragile areas of the shoreline which cannot be maintained in a natural
condition under human uses should be designed and maintained as open space for passive
forms of recreation.
4. Views of the shoreline and water from shoreline and upland areas should be preserved and ,
enhanced. w
a. New shoreline development should not significantly obstruct views of the shoreline or 6
t
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he water. o 0
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b. Enhancement of views shall not be construed to mean excessive removal of vegetation. w =.
E. SHORELINE USE ELEMENT
WO
1. Shoreline activities identified as being appropriate shoreline uses should be planned for and
encouraged.
a. Short-term economic gain or convenience in developments should be evaluated in 512 d.
relationship to Tong -term and potential impairments to the desirable biological and i
aesthetic features of the river and its shoreline. z 1
b. Preference will be given to those activities which protect and enhance the desirable
zo
features of the river, depend on a shoreline location, and/or provide public access to the o
shoreline.
c. Shorelines particularly suited for a specific and appropriate use or activity should be 0 H
planned for and designated. w w
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d. Multiple use of shorelines should be planned for locations where integration of u o
compatible uses is feasible. .. z;
2. Relocation of those activities identified as being inappropriate should be planned for and o =,
encouraged. p �`,
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3. Aesthetic considerations should be encouraged when contemplating a new development,
redevelopment of existing facilities or for general enhancement of shoreline areas.
4. Planning, zoning, capital improvements and other policy and regulatory standards should
not tend to increase the density or intensity of activities on the shoreline.
F. CONSERVATION ELEMENT
1. Determine and consider the visual impact a commerciaVindustrial development will have on
the surrounding area.
2. Develop regulations requiring the maintenance of a buffer of permanent vegetation between
developed areas and associated water bodies to improve the aesthetic qualities of the river,
retard surface run -off, maintain constant water temperature and reduce siltation.
3. Promote linear shoreline access, especially pedestrian and other non - motorized types, in the
areas close to population centers; such areas would also serve as buffer between water and
developed areas.
4. Develop regulations for site coverage, building height, set -backs and density to insure visual
access to water, promote interesting development and prevent encroachment over water.
5. Provide facilities for intensive recreational activities where the sewage disposal and vector
control can be accomplished to meet public health standards without adversely altering the
natural features attractive for recreational uses.
SSDPMT.DOC 7/3/96
8
6. Evaluate the eftt-t of proposed recreational developments on environmental quality and
natural resources of an area.
7. Develop standards for preservation and enhancement of scenic views and vistas.
8. Outfalls and surface run -offs should be controlled to minimize adverse effects on the river.
9. Open space should be distributed along the river.
G. HISTORICAL/CULTURAL ELEMENT z
1. Protect and restore areas having historical, cultural educational or scientific values.
2. Access to such sites should be made available to the general public. 6
6
3. Visitors should be provided with clear identification and interpretation of historicaVcultural d p:.
sites. cn
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4. Public and private cooperation should be encouraged in site preparation and protection.
5. Suspected significant sites should be retained. p'.
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6. Newly discovered sites should be kept free from other. intrusions until their value is
determined. g a
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COMPREHENSIVE PLAN SHORELINE DESIGN POLICIES H i
- 1•••
A. ALL SHORELINE DEVELOPMENT z
1. The development minimizes impacts on wildlife & significant vegetation, sandbars, wetlands,
watercourses, and other important habitat features are maintained through the proper co .
location, construction, management of shoreline uses (5.9.1). o �'
2. The development protects riverbank vegetation and, where feasible, restores degraded _ ,
riverbanks (5.9.2). r
3. The development mitigates unavoidable disturbances of significant vegetation or habitat z.
through replacement of habitat & provision of interpretive features (5.9.3). o =
4. Streets, flood control, surface water drainage and sewer system projects, clearing/grading 0
activities and landscaping are designed, located and managed in a manner that minimizes
water pollution, provides erosion control, and protects water quality (5.10.1)
5. The proposed development does not appear to cause significant adverse impacts on flooding,
erosion & natural resources in Determine and consider the visual impact a
commerciaUndustrial development will have on the surrounding area. Determine and
consider the visual impact a commerciaVindustrial development will have on the surrounding
area. within & outside of Tukwila's jurisdiction (12.1.6).
6. Capital improvement projects & private development are designed, located and managed in a
manner which does not endanger public health, safety, welfare or capacity of river to provide
Tong -term community benefits (5.11.1).
7. The development is designed and located to minimize impacts to habitat, vegetation, access,
recreation, historical resources and flood control (5.3.2).
8. Where over -water structures or structural reinforcement of the riverbank is proposed, it is
necessary for a significant long -term public benefit or water dependent use (5.3.3).
9. The proposed development reflects the river's historical role and protects the long -term public
use of the river as historical resource, by providing for the identification, protection &
interpretation of unique historic/archaeological features (5.8.1).
10. The public development is designed to reflect the river's natural features & community
traditions (5.8.2).
SSDPMT.DOC 7/3/96 9
11. (EXCEPT FOR 1JC and MIC) The development is de5igned and located to provide for
multiple uses; provide water enjoyment uses as transitions between river & non -water
dependent uses; & to encourage efficient use of land through clustering, shared parking,
mixed use, etc. (5.3.8).
12. (EXCEPT FOR MIC) The development reflects high - quality site planning, architecture and
landscaping; and includes setbacks, buffers, height/bulk provisions for open space (5.5.1).
13. (EXCEPT FOR MIC) Areas included in Green River Trail Plan: The development provides
a trail for public access along the river (5.6.6).
14. (EXCEPT FOR MIC) Areas not included in Green River Trail Plan: The development
provides public access or a private natural area in lieu of physical public access (5.6.6).
15. (EXCEPT FOR MIC) The development maintains views of the water from the shoreline and
from upland areas, through building height, bulk, modulation, windows, breezeways & outdoor
spaces (5.6.8).
16. Where public access is provided:
a) Access is designed and located appropriately in relation to the particular site
conditions and private property concerns (5.4.2).
b) Access is designed to be safe and convenient, and includes amenities such
as benches, drinking fountains, and parking lighting (5.6.7), (5.6.10).
c) Access is designed and located for diverse types and variable levels of
intensity to minimize impacts on natural environment & private property (5.6.3);
where there are issues of safety, security; personal privacy or wildlife habitat
preservation, public access to the river is limited to appropriate levels (1.5.5).
17. Where appropriate, the commercial development provides a connection between
concentrations of commercial activity and the trail network (1.11.4).
B. PROJECTS WITHIN TUKWILA URBAN CENTER (TUC): (Meet this additional)
The development is designed and located to encourage water enjoyment uses; to
provide for multiple uses; to provide additional benefits such as riverbank restoration,
fishing piers, boat launches, views, interpretation; and to encourage efficient use of land
through clustering, shared parking, mixed use, etc. (5.3.7).
C. PROJECTS WITHIN MANUFACTURING/INDUSTRIAL CENTER (MIC): (Meet these
additional)
1. The development maintains or enhances existing visual quality; provides trees and
landscaping as buffers; and provides amenities that enhance employees' enjoyment of river
(5.5.2).
2. The non -water dependent development provides for multiple shoreline uses or provides
mitigation for loss of multiple use opportunities (5.3.9).
3. The development emphasizes restoration of riverbank vegetation (11.1.8).
4. Development on the east side of the river improves employee access (11.1.8).
5. MIC properties included in Green River Trail Plan: The development provides a trail for
public access along river. Where provision of a public trail would jeopardize site security or lot
coverage needed for successful industrial operations, the development provides either a
public trail, private natural area, public access elsewhere along the river, or other
commensurate off -site mitigation (5.6.9).
6. MIC properties not included in Green River Trail Plan: The development provides public
access or a private natural area in lieu of public access, or otherwise mitigates the loss of
public access (5.6.11).
SSDPMT.DOC 7/3/96
10
7. Development on tree west side of the river improves public access, protecting owner's rights to
reasonable use and enjoyment (11.1.8).
8. Development supports the Duwamish River becoming a natural feature amenity in the MIC
(11.1.7).
D. FLOOD CONTROL USES (Meet these additional)
1. Where feasible, the flood control project mitigates impacts on other shoreline uses, through
restoration of trees & riverbank vegetation, public access, interpretive features, or other
mitigation for Toss of shoreline multiple uses (5.10.3).
2. The flood control project is designed and managed to minimize impacts on trees, riverbank
vegetation, public access/recreation and fish habitat (5.10.2)
3. Where feasible, flood control structures are set back from the river, with land areas between
the water and levee set aside as open space for recreation or habitat (5.10.2).
E. TRANSPORTATION PROJECTS (Meet these additional)
1. Where the transportation project is located within the shoreline zone or within corridors
identified as river cross - connections, it provides safe /convenient /attractive pedestrian, bicycle
& boater access facilities for public transportation (5.7.2).
2. The transportation project is designed and located to provide for multiple shoreline uses, such
as trees, habitat, public parking, boat ramps, biofiltration swales, public art or interpretive
signs (5.7.1).
3. The transportation project minimizes impacts on the natural environment, such as noise,
odors and pollution (5.7.3).
SSDPMT.DOC 7/3/96
11
}
•
2/12/1998 :2:54 52260°"
LEGAL DESCRIPTION:
STANLEY T NSIAO
PAGE 03
order Ito. 863843
THAT PORTXON OF RENRY READER DONATION CLAD, NO. 46, LYING WITHIN
SECTION 24, TOWNSRIP 23 NORTH, RANGE 4 MST N.M., DESCRIBED AS
FOLLOWS;
BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF SOUTH 158TH STREET
As THE SAME WAS ORIGINALLY ESTABLISHED, AND THE CENTERLINE OF NEST
VALLEY HIGHWAY (SSE 2 -M);
THENCE NORTH 07 DEGREES 40 MINUTES 58 SECONDS WEST ALONG CENTERLINE OF
THE SAID WEST VALLEY RIGHWAY 32.17 FEET;
THENCE SOUTH 86 DEGREES 04 MINUTES 17 SECONDS WEST 280.13 FELT;
THENCE NORTH 07 DEGREES 40 MINUTES 58 SECONDS WEST 20 FEET TO THE TRUE'
POINT Of BEGINNING OF THIS DESCRIPTION;
THENCE SOUTH 07 DEGREES 40 MINUTES 58 SECONDS BAST 20 FEET;
THENCE NORTH 86 DEGREES 04 MINUTES 17 SECONDS EAST 220 FEET TO THE
WESTERLY LINE OF SAID HIGHWAY;
THENCE SOUTHERLY ALONG THE WESTERLY MARGIN OF SAID HIGHWAY SOUTH 07
DEGREES 40 MINUTErS 58 SECONDS NAST 109.00 MITI_
THENCE SOUTH 02 DEGREES 31 MINUTES 16 SECONDS ST 101.51 VIET/
THENCE SOUTH 07 DEGREES 40 MINUTES 58 SECONDS EAST 285.08 FEET;
THENCE LEAVING SAID WESTERLY MARGIN SOUTH 86 DEGREES 04 MINUTES 17
SECONDS NEST TO TES ZASTERLY BANK OF THE GREEN RIVER AS NOW
1STABLISMZD •'-
•THENCE WESTERLY AND NORTHERLY ALONG SAID RIVER BANK TO A POINT WHICH
BEARS SOUTH 16 DIGRESS 04 MINUTES 17 SECONDS NEST TO THE TRUE P0111T OF
$ZGINNIWG•
THENCE NO RTE 86 DEGREES 04 MINUTES 17 SECONDS EAST TO THE TRUE POINT
OF BEGINNING;
EXCEPT TEAT PORTION TRERE0? ADJOINING THE GREEN RIVER, CONDEMNED BY
THE STATE OF WASHINGTON IN RING COUNTY SUPERIOR COURT CAUSE NO.
592029;
AND EXCEPTING FROM THE REMAINDER OF SAID PREMISES A STRIP OF LAND 10
FEET IN WIDTH LYING SOUTHERLY AND SOUTHEASTERLY OF AND IMMEDIATELY
ADJOINING THE EXCEPTED PORTION FIRST ABOVE DESCRIBED;
SITUATE IN THE CITY OF TUKWILA, COUNTY OF RING, STATE OF WASHINGTON.
Poe 2
t'7
Subdivision Management Inc.
16031 - 119th PI. N.E.
BOTHELL, WASHINGTON 98011
425 - 488 -1111 206 - 362 -1052
FAX: 425 - 488 -2162
June 29, 1999
Ms. Alexa Berlow:
Associate Planner
City of Tukwila
Department of Community Development
6300 Southcenter Boulevard #100
Tukwila, WA 98188
Re: Best Western - Southcenter
New Annex Building - Shoreline Permit
(Design Review File # L98 -0105)
Dear Ms. Berlow:
Professional Management of
Land Planning and Development
RECEIVED
JUN 3 01999
COMMUNITY
DEVELOPMENT
Thank you for your reminder of June 11, 1999. Due to the amount of information required
and workload of our consultants, we have just completed the application for a Shoreline
Substantial. Development Permit. We hereby submitting to you the application for a
Shoreline Substantial development Permit for the subject project. We understand that you
wish to review the design, site plan and shoreline portions of the project concurrently. We
assume all plans and documents previously submitted are still valid, we therefore will not
submit duplicates in order to reduce paper work. Enclosed please find six (6) copies each
of shoreline documents for your review.
If additional copies are needed or if have any questions please contact me at (206) 362 -
1052. Thank you for your assistance in this matter.
Yours Tru
De -En Lang
Cc: Best Western - Southcenter
Ed McHugh
S &EE
SOIL & ENVIRONMENTAL ENGINEERS, INC.
16625 Redmond Way, Suite M 124, Redmond, Washington 98052 (425) 868-5868 FAX (425) 868 -7427
Mr. Sherman Liu
C/O Subdivision Management
16031 199th Place
Bothell, WA 98011
Attn: Mr. De -En Lang
Dear De -En:
May 3, 1999
Letter Report
Evaluation of River Bank Stability
Best Western Southcenter, 15901 West Valley Road
Tukwila, Washington
S &EE Job No. 9828C
INTRODUCTION
This letter report summarizes the results of our study regarding the stability of the river bank that flanks
the southern and southwestern portions of the project site. We understand that this stability evaluation is a
part of the requirement for the proposed construction of a hotel annex. S &EE has conducted a geotechnical
investigation for this hotel annex. Our report is dated October 14, 1998, a copy of which has been
submitted to you previously.
Previous geotechnical investigations at the project site were performed by Shannon and Wilson, Inc. (1973
and 1982) and. Earth Consultants, Inc. (1985). Many deep soil test borings were performed onsite,
including one boring by us in 1998 during the study of the proposed hotel annex. Information obtained
from these borings can be found in our October 14, 1998 report.
9828C
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RECEIVED
JUN 3 01999
DEVVELOPMENT S&EE
Mr. De -En Lang
May 3, 1999
Page 2
During the course of our current study, we have consulted with Mr. Gary Barnet of City of Tukwila and
Mr. Andy Leveque of King County Water And Land Resource Division regarding the requirements of the
river bank evaluation. We have also reviewed the report of a similar study which evaluated the stability of
4 river banks along the Green River. This report is titled "Slope Stability Analysis of Four Green River
Bank Stabilization Repair Projects, King County, Washington ", dated January 26, 1999 and prepared by
Shannon & Wilson. One of the river bank evaluated located within 2 miles from the Best Western
Southcenter site.
Shannon & Wilson's report details the criteria used for the evaluation of river bank stability along Green
River. In general, our analyses follow the same criteria stated in the report. Since the existing hotel
building is situated near the river bank, we have evaluated the stability of the river bank itself and the
impact of any potential river bank instability on the exiting building. Details of our analyses are presented
in the later section of this report.
A topographic survey was performed for the purpose of our evaluation. A copy of this survey is included
at the end of this report. We performed our analyses along five cross - sections (lines AA through EE on
the survey plan). These cross - sections cut through the north bank of Green River at locations where we
believe are most critical in terms of river bank instability.
SURFACE CONDITIONS
At the location of the subject property, the north bank of the river rises at angles ranging from
approximately 18 to 34 degrees. This bank rises about 29 to 34 feet from the toe to the top of the bank.
An asphalt -paved fire lane borders the top of the bank. This lane runs east -west and is about 20 feet in
width. North of the fire lane is a landscaping area containing grass, shrubs and trees. The Best Western
hotel building is present directly north of the landscaping area. The distance from the edge of the building
to the top of the river bank is about 35 to 60 feet. We understand from the hotel owner that the fire lane
and river bank have been at their current conditions since his operation of the hotel 4 years ago.
9828C S &EE
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Mr. De -En Lang
May 3, 1999
Page 3
The Best Western Hotel is a three -story, wood -framed building. There are two basements present under the
building. One of these basements is located beneath the restaurant, at the east end of the building. The
other is located near the western end of the building. We understand that the building is supported by
conventional spread footings.
Currently, the river bank is heavily vegetated with vines and brushes. A few mature tress are also present
above the water line. We observed signs of erosion near the water line and surface sloughing near the top
of the bank. This sloughing has caused portions of the southern edge of the fire lane to crack. The
sloughing appeared to be relatively shallow and only present at isolated locations.
SUBSURFACE CONDITIONS
As previously mentioned, many deep borings were performed at the site. The boring data indicate that the
soil present in the upper portion of the soil profile consists of a loose, silty sand of approximately 10 to 15
feet in thickness (layer 1). This layer is underlain by a loose to medium dense sand, which is
approximately 25 feet thick (layer 2). Underlying this layer are layers of medium dense to dense sands, soft
to stiff silts, and dense gravels. These layers extend to great depths and their presence has little effect on
the stability of the river bank.
ENGINEERING ANALYSIS
We performed slope stability analyses using the computer program STABL5. Our analyses investigated
static state conditions for the river bank at its current condition and during a rapid river drawdown. We
investigated the sliding surfaces that represent local and global failures. The former examines the failure
potential and pattern of the river bank itself. The latter is deep- seated with potential failure surfaces
extending from the river bank to the existing building.
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Our first step of the stability analysis was to back - calculate the strength parameters of the soils that are
present in the area. This back - calculation is based on the understanding that the river bank has been stable
for many years and shallow sloughing has occurred near the top of the bank. Based on these conditions and
the soil profile, the representative soil parameters can be obtained by adjusting them until the result shows
the occurrence of shallow sloughing with the deep- seated mode remaining stable. The strength parameters,
so calculated, represent the effective stress or drained conditions. Results of this back - calculation are listed
in the table below.
TABLE 1 EFFECTIVE SOIL PARAMETERS
Soil
Friction Angle (degrees)
Cohesion (psi)
Layer 1
Consisting the upper 10 to 12 feet
of the river bank
32
30
Layer 2
Consisting the lower portion of
the river bank
35
30
Based on the soil boring information and our experience with the materials, we believe these parameters are
reasonable.
Our next step was to evaluate the stability of the river bank during a rapid drawdown. Rapid drawdown
represents a situation in which the river level rises to the top of the river bank and then is drawn down in a
relatively short period of time. Due to this short time period, the soils up -slope of the river level are not
fully drained and thus a positive hydraulic head in the river bank is created. Typically, rapid drawdown is
considered to be a worst case scenario in terms of river bank stability. We understand that flows within the
Green River are mainly controlled by the Corps of Engineers, who regulates discharge from Howard
Hanson Dam. We further understand from Mr. Andy Leveque that the maximum allowable drawdown at
9828C
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this portion of the Green River is 20 feet and the maximum allowable drawdown rate is one foot per hour.
The Shannon & Wilson's report indicates that the more realistic drawdown rate is I to 2 feet per day.
This rate would allow partial dissipation of pore water pressure in the river bank and thus reduction in the
potential of instability. However, we followed Mr. Leveque's suggestion to use a conservative approach.
that is, no dissipation of pore water pressure is assumed in our analyses.
Undrained shear strengths or total stress parameters were used for the case of rapid drawdown. Based on
the drained shear strength presented in Table 1 and our experience with the materials, we have estimated
the following undrained parameters:
TABLE 2 TOTAL STRESS PARAMETERS
Soil
Friction Angle (degrees)
Cohesion (psl)
Layer 1
26
100
Layer 2
28
100
The results of our analyses indicate that during a rapid drawdown, the bank will have factors of safety
ranging from 0.8 to 1.1 for the local/shallow failure mode and 1.3 to 1.6 for the deep- seated failure mode.
The factor of safety is defined as the summation of resisting forces divided by the summation of driving
forces. The standard engineering practice considers a slope to be acceptably stable if it demonstrates a
factor of safety of around 1.4 to 1.5 or above and the slope is considered to be unstable if the factor of
safety is below 1.0. The above results indicate that during rapid drawdown, the river bank will likely suffer
shallow failure. However, the deep- seated failure which would impact the stability of the building, will be
unlikely.
Further examination on the failure surface indicates that the shallow failure is limited to within 5 to 10 feet
from the surface of the bank. This failure surface will likely effect the fire lane located to the north of the
river bank.
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CONCLUSIONS AND RECOMMENDATIONS
Based on our observations and analyses, it is our opinion that the river bank adjacent to the property is
relatively stable. However, erosion at the lower portion of the bank especially below vegetation is likely to
continue. This erosion will result in surface sloughing, which under the average river level, will be about a
few feet in depth. This type of sloughing will most likely continue to cause the pavement at the southern
edge of the fire lane to slough and crack. The erosion at the lower portion of the river bank and sloughing
near the top of a river bank is very typical and will require continuous maintenance. Such maintenance
may include placement of rip rap at the toe of the slope for erosion protection. It is our opinion that the
protection is not required at this time but may be needed in a few years or after a few major storm events.
For the scenario of future rapid drawdown, surface sloughing as deep as 5 to 10 feet will likely occur. The
sloughing will damage the southern 5 to 10 feet of the fire lane. As the distance from the top of the bank
to the existing building is at least 35 feet, we believe that repair of the fire lane can be performed from the
future top of the bank. We envision that the repair will involve a toe buttress and soil fill.
Our analyses indicate that the deep- seated failure which would extend from the toe of the bank to the
building is unlikely. However, the shallow sloughing stated above may trigger a progressive failure toward
the building. If un- prevented, such progressive failure may eventually undermine the building foundation.
The progressive failure can occur in a relatively short period of time especially if the river level fluctuates
at the time. We believe that the reaction time to such a potential problem may only be a few days. Since
re- building of the river bank may not be possible in such short period time, we recommend that a
contingency plan for such a scenario be prepared. The purpose of this plan is to prevent the northward
progression of sloughing from undermining the building foundation. We envision that the plan may include
a temporary shoring system such a sheet pile wall installed near the building line. Details of this wall will
depend on the actual conditions and should be evaluated prior to the wall installation.
9828C S &EE
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May 3, 1999
A Page 7
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* * *
We appreciate the opportunity to provide our continuous services to the project and look forward to
assisting you during the construction phases of the project. Should you have any questions regarding the
contents of this report or require additional information, please contact the undersigned.
Yours very truly,
SOIL & ENVIRONMENTAL ENGINEERS, INC.
ACL
Branden Reall
Staff Geologist
C.J. Shin, Ph.D., P.E.
President
Attachtnent: Topographic Survey and Cross-Sections
9828C S&EE
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