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HomeMy WebLinkAboutPermit L98-0012 - CSM LODGING LLC - SPECIAL PERMISSIONL98 -0012 CSM LODGING LLC 16038 W. Valley Hwy. (SP) re 2, U, U0: co tut w =;. WO; . u. W. _. Z�: ILI La .Z� 0vy O H' W W :. X V cy O4 W O =f' A F F I D A V I T evict � 0 Notice of Public Hearing O Notice of Public Meeting LI Board of Packet [ Board of Packet O Planning Packet Adjustment Agenda Appeals Agenda Commission Agenda Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: 0 Notice of Application for Shoreline Management Permit LI Shoreline Management Permit O Determination of Non - significance fl Mitigated Determination of Nonsignificance LI Determination of Significance and Scoping Notice Notice of Action Official Notice Other tD+tO 4 be C4 (D1'\ 0 Other was mailed to each of the following addresses on 5 "';2-65--945. a-@tae6ue-P 4, Name of Project CS 1' 1 Sfi File Number Lo''(Jvo.... Signature z ice. z; rb„,w 6 00: 0 'CO i J 1- N LL: w 0, 2 u. = d; w Z 1-0: Z F-'. D O0 w W. O' .z' . • To: City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF DECISION March 23, 1998 • Johnson - Braund Design Group, for CSM Hotels (applicant) • CSM Hotels, LLC (owner) • King County Assessor, Accounting Division • Parties of record (See Attached) This letter serves as a Notice of Decision and is issued pursuant to Tukwila Municipal Code (TMC) 18.108. The Director of Community Development hereby approves the applicant's request, per TMC 18.56.140, to reduce the required minimum parking from 221 spaces to 201 spaces for the CSM Hotel, 16038 West Valley Highway. The approval also includes the following conditions: The applicant must comply with the City's Commute Trip Reduction program, including the following components: • A baseline survey shall be done of all employees, using the City's adopted survey used by employer's affected by the Commute Trip Reduction ordinance, to determine type and extent of mode choice. Survey's shall be repeated yearly to determine effect of trip reduction efforts. • A yearly survey shall be performed to determine mode choice and parking demand of guests, with results provided to City of Tukwila Department of Community Development. • Demand based shuttle service shall be provided to guests to allow access to and from Southcenter Mall. The applicant shall provide a yearly summary of how many guests have used the service, based on information gathered on a monthly basis. • All costs associated with survey collection and training to implement these conditions shall be born by the applicant. Attached to this document is the approved site plan. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 S�PR�J1�• �•'�IURFIT�t`w ^a'..`wq�.`�.�1+W. r Jn':' kT7wM41SMKeTMI :.f�Y.Va�ryY�S }Y'.F3+TPtff.AA�'4 '{.5�: .. mow'. • o O' cn w w J w O;. g Q` = CJ` i-- _ • z� z o ut •U oF- ww • u-o uiz' • • 0~ z March 23, 1998 Notice of Decision L98 -0012 - CSM Hotel PROJECT BACKGROUND a. Project file number: L98 -0012 b. The name of the applicant who is also the current property owner(s): CSM Hotels, LLC. Project Description: Textual description as well as 8.5" x 11" site plans, building elevations and other appropriate characteristics. Approval of a request to reduce the required minimum parking from 221 spaces to 201 spaces. Project location: 16038 West Valley Highway, Tukwila, WA 98188 The permits submitted concurrently with this application: None Environmental threshold determination (if any): A Determination of Non - Significance was issued on November 14, 1997. Approval by the Board of Architectural Review was made on December 11, 1997 g. Property owners affected by this decision may request a change in valuation for property tax purposes notwithstanding any program of revaluation. March 23, 1998 Notice of Decision L98 -0012 - CSM Hotel h. The period for administrative appeals is 14 days, starting from the issuance of this Notice of Decision. All appeal materials shall be submitted to the Department of Community Development. Appeal materials shall contain: 1. The name of the appealing party, 2. The address and phone number of the appealing party, and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to received notices on the appealing party's behalf, and 3. A statement identifying the decision being appealed and the alleged errors in that decision. The Notice of Appeal shall state specific errors of fact or errors in application of the law in the decision being appealed, the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. Project materials including the application, any staff reports, and other studies related to the permit(s) are available for inspection at the Tukwila Dept. of Community Development; 6300 Southcenter Blvd.; Suite 100; Tukwila, WA; from Monday through Friday, between 8:30 AM to 5:00 PM. The project planner is Michael Jenkins, who may be contacted at 206 - 433 -7142 for further information. DATE Steve Lancaster, Director of Community Development Parties of Record Mel Easter Johnson- Braund Design Group 130 Andover Park E. Tukwila, WA 98188 Evan Casey CSM Hotels 2575 University Ave St. Paul, MN 55114 f��in�n��V:. MI'. �1:::':.u:.4ii:.}:S�n�:•'.�.�.: N:ti;'rY`Xif+vLiY:!t City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director TO: Steve Lancaster FROM: Michael Jenkin DATE: March 23, 1998 RE: Request for Administrative Variance for Required Parking - CSM Hotel, 16038 West Valley Highway MEMORANDUM REQUEST The architect for the recently approved CSM Hotel project has submitted a request for an administrative parking variance per TMC 18.56.140. The applicant's requested variance is a 9% reduction from minimum parking requirements from 221 to 201 parking spaces. The minimum requirements is based upon 1 space per room plus 1 employee space for each 20 rooms. The requested variance is within the 10% threshold allowed under the code. Attachment A is a copy of the requested site plan/parking configuration. DECISION CRITERIA Administrative variances may be allowed after the applicant demonstrates that the project will meet the following criteria, under TMC 18.56.140(B)(2): 1. All shared parking strategies are explored The project is under one business operation. The surrounding properties do not have access to the parcel. The property to the north is used by a competitor business, which would not make shared parking appropriate. 2. On -site park and ride opportunities are fully explored As the site requires 24 hour parking availability, this is not a viable option 3. The site is in compliance with the City's Commute Trip Reduction ordinance or, if not an affected employer as defined by the City's ordinance, agrees to become affected. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 �fl '^.nu.+..eam+reca,asnx. *v.e�. z z: mow: D 0 0 i .Np U) w: w =; w O; g Q` =a F- w 2 t- O Z - I• ti ~O We z O ` z Memorandum March 23, 1998 Re: Administrative Parking Variance - CSM Hotel The business will not be an affected employer under the city's CTR ordinance. However, the applicant has indicated that they will adopt the following components that are allowed under the City's Commute Trip Reduction ordinance: • Establish shuttle service to transport guests to and from the airport. Taxi service is also anticipated to serve guests from the airport. • Establish a rideshare program for employees Explore an incentive program to give away transit passes 4. The site is at least 300 feet away from a single family residential zone The closest residential zone is approximatelffiiiile from the site. 5. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. The applicant have provided a parking study (Attachment B) indicating that the ITE identifies average parking rates for a non - convention hotel of .52 spaces per room and a convention hotel as .81 spaces per room. The range between the two ITE identified uses would be 107 to 180 parking spaces. The minimum requirement for the City of Tukwila results in a minimum requirements of 220 spaces. The applicant has also provided information on parking rates in other jurisdictions ranging from .25 stalls per room in Seattle to 1 stall per room in Lynnwood (Attachment C). The applicant also conducted a survey of surrounding hotels in the City of Tukwila, evaluating number of guests needing parking versus on -site parking. The survey (Attachment D) indicated that between 10 and 50 percent of their guests did not need parking. In addition, staff obtained information concerning number of parking spaces in relation to rooms at other CSM hotels around the country. The locations are similar in that they are suburban hotels located within 3 miles of an airport, offering shuttle services between the facility and the airport. The results follow: Location Number of [loons Parking spaces Chicago - Midway 193 200 Tuscon 161 175 San Francisco 147 155 Portland - Airport 160 140 Memorandum March 23, 1998 Re: Administrative Parking Variance - CSM Hotel CONCLUSION 1. The applicant has reasonably attempted to obtain shared and off -site parking 2. The applicant will offer alternatives to drive alone travel to guests and employees, however there are potential short comings concerning shuttle service to employment or retail sites, long -term program development to encourage and retain employee commuters and reliable access to transit 3. The parking demand at competitor sites with Tukwila indicate that surplus parking is a common occurrence when 1 space is required for each room 4. Adjacent jurisdictions have lower parking requirements for similar facilities RECOMMENDATION z z ~ w. JU UO CO 0 co u1 w= u. J H.. O w Approval of applicant's request for a reduction from 221 parking spaces to 201 parking = Ill spaces. The following is a list of conditions that the applicant must comply with as terms Z of approval. These conditions will be enforced over the life of the development. If the F- O hotel and/or the underlying property is sold or other wise conveyed, these conditions run w w with said sale and must be referenced in any and all sales agreements or other required ca �0` legal documentation: .o D. ,01-- 1. The applicant must comply with the City's Commute Trip Reduction program, 1110' — O. including the following components: • A baseline survey shall be done of all employees, using the City's adopted survey used by employer's affected by the Commute Trip Reduction ordinance, to determine type and extent of mode choice. Survey's shall be repeated yearly to determine effect of trip reduction efforts. • A yearly survey shall be performed to determine mode choice and parking demand of guests, with results provided to City of Tukwila Department of Community Development. • Demand based shuttle service shall be provided to guests to allow access to and from Southcenter Mall. The applicant shall provide a yearly summary of how many guests have used the service, based on information gathered on a monthly basis. • All costs associated with survey collection and training to implement these conditions shall be born by the applicant. APE VICTOR H. BISHOP P.E. President DAVID H. ENGER, P.E. Vice President TRANSPORTATION PLANNING & ENGINEERING, INC. Mr. Mel Easter Johnson Braund Design Group 130 Andover Park East, Suite 301 Seattle, WA 98188 2101 - 112th AVENUE N.E., SUITE 110 - BELLEVUE, WASHINGTON 98004 TELEPHONE (425) 455 -5320 FACSIMILE (425) 453-7180 February 27, 1998 Re: Proposed CSM Hotel - Tukwila, Washington Administrative Variance - Number of Parking Spaces Dear Mr. Easter: We are pleased to present this additional information related to parking for the proposed CSM Hotel in Tukwila, Washington. This information supplements our "Proposed CSM Hotel Traffic Impact Analysis" report dated July 22, 1997. Since our report was prepared , the project has been changed so that it now consists of an eight story hotel building with 210 guest rooms, surrounded by a surface parking lot with 200 parking spaces. The project site is located on the east side of the West Valley Highway south of S. 158th St., immediately south of the existing Embassy Suites Hotel. As shown on the site plan revised January 13, 1998, the number of on -site parking spaces required by the City of Tukwila's Zoning Code is 221 spaces. This is a requirement for 21 spaces more than the 200 spaces proposed on the site. plan. It is our understanding that you are submitting a request for an administrative variance to the City's Zoning Code requirement in order to allow the 200 spaces proposed. Peak Parking Demand Peak parking demand can be estimated using data from the Institute of Transportation Engineers (ITE) Parking Generation, Second Edition, 1987 for a Non - • Convention Hotel (ITE Land Use Code 312). Attached are copies of the two pages from Parking Generation (pages 43 and 44) showing peak parking occupancies determined from actual counts at Non - Convention Hotels. Parking Generation defines peak parking occupancy as the number of occupied parking spaces during the time of peak usage of a land use. The ITE data for Non - Convention Hotels shows an average rate of 0.52 peak parking spaces occupied per hotel guest room, with a range of from 0.29 to 0.68 peak T083197C.Ltr ATTACHMENT B z =1- • w` et 2 00. ww w= J H CO U. wo g JQ. I- Ili Z I. I- o; Z w uj n o, o:. o� = V. Li- o w z. -. z Mr. Mel Easter Johnson Braund Design Group February 27, 1998 Page - 2 - parking spaces occupied per hotel guest room. Using the ITE average rate for the proposed 210 room CSM Hotel would result in a peak demand of 109 occupied spaces. Using the highest ITE rate observed for a Non - Convention Hotel would result in a peak demand of 143 occupied spaces for the proposed CSM Hotel. Both of these peak demand estimates are less than the 200 spaces that will be provided at the proposed CSM Hotel. Parking Generation also contains data for a Convention Hotel (ITE Land Use Code 311). Besides guest rooms, Convention Hotels also have restaurants, lounges, meeting and banquet rooms capable of handling conventions, and often have retail and service shops within the facility. The proposed CSM Hotel is not a Convention Hotel, and does not have most of those additional facilities. However, for comparison, the ITE data for Convention Hotels shows an average rate of 0.81 peak parking spaces occupied per hotel guest room, with a range of from 0.26 to 1.32 peak parking spaces occupied per hotel guest room. Of the 22 Convention Hotels studied, only six had peak parking demand rates which exceeded 1.00 peak parking spaces occupied per room. Using the Parking Generation Convention Hotel average rate for the proposed 210 room CSM Hotel would result in a peak demand of 170 occupied spaces. This is less than the 200 spaces that will be provided at the proposed CSM Hotel. Van and Transit Service As we discussed with CSM , the proposed hotel will have at least one van to be used primarily to shuttle guests between the hotel and Sea -Tac Airport. CSM noted that this is considered to be an airport- oriented hotel, and that a significant number of the hotel guests are expected to shuttle to and from the airport. This will reduce the number of guests driving to the hotel, and thus reduce the parking demand at the hotel. As noted in the traffic study, the hotel site has Metro transit service. Metro Transit bus routes no. 154, 160 and 340 use West Valley adjacent to the project site. Bus stops are located on both sides of the street beyond the S. 158th St. intersection. The existing signalized intersections at S. 158th St. and at Strander Blvd. have marked pedestrian crosswalks and pushbutton activated pedestrian crossing signals. Metro route no. 340 provides service to Shoreline, Bothell, Bellevue, Renton and Burien from about 6:00 AM to about 10:00 PM on weekdays. Service frequencies vary from about 20 to 30 minutes during the morning and afternoon peak periods to hourly during the remainder of the service day. ..a'�aFC1^::z:�a N ;'.r.P.FEiiT.t'7cJi:.'„^t1.+,?T : CST' Y'.•`:' b- :i4L'Y3u;- t7"gA'M•+YJ '3 ' 41C+141W. d,' a'+•4 5`�'yYt : ;'rn;�aie`ni9iS + Y T083197C.Ltr 4PE • • Mr. Mel Easter Johnson Braund Design Group February 27, 1998 Page - 3 - Metro routes no. 154 and 160 provide directional peak period only service on weekdays, with bus frequencies at about 30 minutes. Route 154 runs northbound to the Boeing Field industrial area during the AM peak period and southbound to the Auburn during the PM peak period. Route 160 runs northbound to downtown Seattle during the AM peak period and southbound to Kent during the PM peak period. As we discussed, the proposed CSM hotel could encourage Metro transit bus use by providing free transit passes to employees who take the bus to work, and by having bus route and schedule information available on -site for employees and guests. Parking Requirements for Hotels from Other Jurisdictions Attached is a list of parking requirements for hotels from other jurisdictions. Most jurisdictions have parking requirements of one space per guest room or less. Some jurisdictions have a requirement per room, plus additional spaces for restaurant, convention or other on -site uses that may generate additional non - overnight guest parking. However, most jurisdictions do not distinguish between convention hotels and non - convention hotels, nor between hotels that provide shuttle service and those that do not. The proposed CSM Hotel is not a convention hotel, and will provide airport shuttle service. Both of these factors will reduce the amount of driving to the hotel, and reduce the on -site parking demand. Based on the information we have seen related to parking for this project, including the above, we conclude that the 200 parking spaces proposed will accommodate the expected parking demand for the proposed CSM Hotel. We recommend that the City grant the administrative variance request. Please contact me if you have any questions. DHE:mc cc: Mr. Evan Casey Very truly yours, TRANSPORTATION PLANNING & ENGINEERING, INC. David H. Enger, P. Vice President T083197C.Ltr TPE z 00 vZO; w J w 0. co a d z1._ H0 z �. w Do I-: ui H V: LL O Z UN • z LAND USE: 312 NON — CONVENTION HOTEL DESCRIPTION A non- convention hotel can be similar to a conven- tion hotel in that it may have ancillary facilities but be capable of handling only small in -house meet- ings, not to the degree of a convention hotel. There r aaya full-size_ restaurant at a non - convention hotel. The non - convention hotel may also be one that does not actively seek conventions of any type, but merely caters to the guests that are staying there. The number of rooms at the non - convention hotels surveyed ranged from 150 to 209. { t. PARKING CHARACTERISTICS AND DATA LIMITATIONS Parking rates are based on total rooms in each hotel surveyed. Room occupancy data were not available for this edition. Caution should be used in applying these rates since they could differ by ten to twenty - five percent or more. The peak time periods were during the midday and late evening hours. More data are needed, and research similar to con- vention hotels is required to determine the differ- ence in parking demand for a non - convention hotel. Parking Generation, August 1987 /Institute of Transportation Engineers mia 43 .j.AV' itypwr,yae.f.rg •"��,Y'J.o: ' .',;1 6ZQ..- u'�M a'{• �Y YS.G�.SN+�/it: L�4's�:i..�1X'fKi :V. �fF'fL::�SG.o {'µL2 z�. ,ct w. .0 0 • w0; (i) w; wz NLL w0 u- Q` "co a: Z H .10: •ww;.. .20'. • o u' • ,w W H •tii Z. 0 =, • •0 • Ntj - CONVENTION HOTEL (312) Peak Parking Spaces Occupied vs: ROOMS On a: WEEKDAY PARKING GENERATION RATES Average Range of Standard Number of Rate Rates Deviation Studies Average Number of Rooms 0.52 0.29 -0.68 4 188 DATA PLOT AND EQUATION PEAK PARKING SPACES OCCUPIED CAUTION —USE CAREFULLY —LOW R2 AND SMALL SAMPLE SIZE.* 50 1 i i 1 i 1 i i i i i 1 r 100 120 140 160 180 ❑ ACTUAL DATA POINTS 200 X = NUMBER OF ROOMS 220 Fitted Curve Equation: P = 0.33(X) + 36.0 R2 = 0.089 240 FITTED CURVE Parking Generation, August 1987 /Institute of Transportation Engineers 44 6rbf.' b1.1Sffic' d. A:Lrf!W,LLi$`aiIM:Y33"isii, ,451i4r,. �, �?li0M.45. R0;03 TAXI. v: J�, itM1d$,fk.•'tw- r�atk7,+.`,.:% }' z W. U O'. Np: W W, • _J rn w wo g J , `O v • W Z H.. 1— O .Z • 0 U N; 0 H: Jui W —1 .0 /7 Z' Parking Requirements for Hotels From Other Jurisdictions City of Seattle 0.25 stalls per room City of Tacoma 0.33 stalls per room City of Honolulu; Hawaii 0.75 stalls per room City of Sea -Tac 0.75 stalls per room with shuttle 1.0 stalls per room without shuttle City of Bellevue 0.90 stalls per room Pierce County 1.0 stall per room City of Lynnwood 1.0 stall per room . �i A')t<... s���i'. ..;:•;t�.1r :LrC;i.:.��:li,:'V`.ul n�`:l'v h,`Aii�:Ft:ui.5�.n�MY.' T083197C.Ltr ATTACHMENT C Irtng 1ta;.. "e SVt? .§'. <.4 rAii:5x`n'1Tr5 TpE r t • February 20, 1998 Mr. Evan Casey Project Manager CSM Corporation 2575 University Avenue West, Suite 150 St. Paul, Minnesota 55114 -1024 Dear Mr. Casey: Jil ASSOCIATES Hospitality ,41 Consultants & Appraisers As requested, we researched the parking needs of four major hotels in the Tukwila area. The hotels responding to our survey include the Embassy Suites Hotel, the Doubletree Suites and Doubletree Inn, and the Hampton Inn. Hotel managers were asked the following: o Estimated nuthber of guests staying at your hotel that do not require parking. ♦ Approximately how many parking spaces do you now provide? ♦ How many guestrooms does your hotel have? o Does your hotel currently have adequate guest parking? Summary of Surveyed Hotels Ratio of Estimated Number Number Parking # Guests Guest Parking Spaces to Not Needing Hotels Surveyed Rooms Spaces Rooms Parking Embassy Suites 238 300 1.26 35% Doubletree Suites 221 225 1.02 50% Doubletree Inn 198 300 1.52 20% Hampton Inn 154 160 1.04 10% Management at the Doubletree Suites indicated they have ample parking for their guests. In fact, the hotel had so much parking they recently gave up 100 to 120 parking spaces for development of the Outback Steakhouse. Management at the Embassy Suites feels there is a need for more parking. This hotel has banquet and meeting space and also leases Tukwilly's restaurant, both of which put . demands on parking. Retail operators in Tukwila have approached the hotel about providing off -site parking for employees. The hotel is looking for a way tondo- :thisr ;forty. their own employees. u r -•.''�'.� �' ATTACHMENT D MAR 0 3 1998 COMMUNITY._ T•, :VEL.OPM Jinneman, Kennedy, & Associates, P.S. 6720 Fort Dent Way, Suite 120, Seattle, Washington 98188 Telephone (206) 43%1.6733 Fae (206) 439.7059 �eF�i`aYis •ti,",(; • aS vdrTr�%�l+Rf •- he1'teiGY {B itftr• diy `4!&�t�6 It V71% Mr. Evan Casey February 20, 1998 Page 2 Operators of the Hampton Inn and Doubletree Inn felt the amount of parking their properties provide is more than adequate to meet guest needs. To effectively evaluate parking needs for the proposed hotel, consideration should be given to the number of available guestrooms, the amount of meeting space and food and beverage facilities, the type of demand attracted (some guests will not require parking), and peak occupancy periods. Your proposed hotel is projected to achieve an annual occupancy rate of no more than 80 percent (an average of 168 occupied rooms - daily). Although there will be nights when the hotel reaches capacity, not all guests will require parking. For this reason, many cities require less than one parking space per available guestroom. In our opinion, your proposed Courtyard by Marriott will be heavily oriented to the corporate traveler. This type of guest frequently arrives by way of SeaTac International Airport and, for this particular location, will often be conducting business with Boeing. Many of these travelers will use complimentary transportation to arrive at the hotel and have transportation for the duration of their stay provided by Boeing. This is especially true of hotel guests staying for extended periods of time. A Courtyard by Marriott provides a small restaurant primarily for guests of the hotel. Many of these restaurants are open for breakfast and closed at lunch. In addition, many guests choose other restaurants in the area for dining since the menu at a Courtyard is quite limited. Courtyard restaurants typically do not do any promotion to attract restaurant demand from outside the hotel. In our opinion, due to the proximity of your 210 -room Courtyard by Marriott to SeaTac International Airport and the limited amount of banquet and meeting space the hotel will offer, your hotel should have adequate parking for guests if you include .95 parking spaces per available guestroom, or approximately 200 parking spaces. If we can be of further assistance to you in this matter, please do not hesitate to contact me. Sincerely, Thomas P. Kenn 5 -::,1: 8`tiiiL•wS};;i {tSF J'�i:: JINNEMAN, KENNEDY, & ASSOCIATES, P.S. Hospitality Consultants & Appraisers E,(,) D MAR 03 1998 COMMUNITY naly,:NT z w' 6 :, JU U0. U0. cnw: ws -J F— w w o. g Q: 92 = CJ �w z �o z -. w UO.. o wW 0 uiz O 1- z c WED '9:42 .YOHN S ON DRAUND RECE VEn (` KyNI on -y �',- T iJ CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT SPECIAL PERMISSION APPLICATION ,T,.(Special Signs; Cooperative Parkin% etc.) R. 02 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Proposal to develop an 8- story, 210 room hotel (CSM Hotel) with 201 parking stall s . (kec u&.5{' or �j}' I re t4i0h) 2. PROJECT LOCATION: (Give street address dr, if vacant, indicate lot(s), blo , and sub- division; or tax lot number, access street, and nearest intersection) 16038 West Valley Highway Quarter: Section: 24 Township: 23N Range: 4E (This inforrnation may be found on your tax statement) 3. APPLICANT:* Name: .Mel Easter - Johnson Braund Design Group, Inc. Address: 130 Andover Park East, #301, Seattle, WA 98188 Phone. (206) 431-7960 Signature: Date: * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: .L ter k-(4) (Pt �• +^ . .OWNER Address: IS u r n-1 (�) lV&V s, S+ 6t41— Lt t 2/&,41A. t.1 Phone: I /WE,[signature(s)] ,m, _ . Y.P. swear that I /we are i : owner(s) •r contract purchaser(s) of the property involved in this application and t - •regoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: 3/7 /58 JOHNSON BRAUND DESIGN GROUP, INC. GREG L. AMINE, AIA -MELVIN R. EASTER, ASIA ROBERT H. KLEVEN, AIA ARCHITECTURE, LANDSCAPE :ARCHITECTURE AND PLANNING 13.0 ANDOVER. PARK EAST.-SUITE 301 SEATTLE, WA 98188 TEL•206.431•7960 `. FAX•206.431.7960 March 2, 1998 Mr. Michael Jenkins, Assistant Planner City of Tukwila - Dept. of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 ti, RE: CSM Hotel City File #L97 -0039 Our Project #97 -21 Request for Parking Reduction Michael: Please accept this letter and attachments as a formal request for an "Administrative Variance from parking Standards" pursuant to section 18.56.140 of the Tukwila Zoning Code. As you are aware, this project received Design Review Approval on December 12, 1997 for an 8 -story, 210 room hotel with parking for 221 vehicles. The design included a 2 -level parking structure located on the east side of the hotel. Upon closer evaluation of the hotel type, market user and location of the property, CSM Corporation decided to pursue an administrative approval to eliminate the parking . structure and reduce the parking stall count. The proposal before you includes an 8 -story, 210 room Courtyard by Marriott hotel with surface parking for 201 vehicles (see attached site and landscape plans). This represents a reduction of approximately 9% from the required 221 stalls. Due to the hotel's proximity to the Seattle/Tacoma International Airport, the Owner feels confident that the proposed 201 parking stalls are more than adequate for the 210 guest rooms. The elimination of the parking structure will also minimize the overall impact of this development on the neighborhood and will dramatically improve the ability to "secure" the parking areas, a concern expressed by the DRB. The following responses correspond to the "Approval Criteria" and "Process" found in section 18.56.140 (B & C) of the Tukwila Zoning Code: Section 'B': Due to the location of the proposed hotel, the concept of shared parking would only make sense in conjunction with the existing Embassy Suites hotel. Because these two facilities will compete for hotel users in the same market, it would be inappropriate and fruitless to approach them about this issue. b. On -site park and ride opportunities are limited because the parking areas will be used 7 days -a -week. c. This employer will not meet the definition of an "affected employer" as defined in the. City's Commute Trip Reduction Plan and Program Requirements. However, the Owner is willing to commit to the following: Shuttle service will be provided to transport guests to and from the airport. It is also anticipated that a portion of the hotel guests will use taxi service. A program will be created to promote carpooling among employees. ? �5KtssY'�t^�^{.^'zw'TTS. i'"'^.�'i�K2.1Pr.l rir,.,MT. s ,179;.1rxt;;,5=; ;Mt;;n gg,w , 1,:nt!riV'c,t1,;t7R-Mern0.i,7eZ`,? YxT.° An incentive program will be explored which will reward eligible employees with free metro buss passes. d. The site is more than 300-feet from a single family residential zone. e. See attached supporting and supplemental information provided by Mr. Andy Layton, Marriott Area Vice President; Mr. Thomas Kennedy, JK & Associates; and Mr. Dave Enger, Transportation .Planning & Engineering. Section `C': a. Site Accessibility ' for transit - see attached report from Transportation Planning & Engineering (T P & E). gib: _ Site proximity to transit - see attached report from T P & E. Shared use of on -site parking - not feasible except with dissimilar uses in the same vicinity. To the best of our knowledge, this situation does not exist. d. Shared use of off -site parking - see Section B (a) above. e. Combined on -site parking - not feasible. Employee Density. g: Adjacent land uses: North - Bonneville Power Easement and City Trail. East Undeveloped (future BP gas station) 'South. -West Valley Highway (SR 181) West Embassy Suites Hotel. Thank you for your prompt review and consideration of this request. If you have any questions or need additional information, please do not hesitate to call me: Sincerely, JOHNSON BRAUND DESIGN GROUP, INC. Melvin R.: Easter, ASLA ,Principal Attachments cc: Mr. Evan Casey /Mr. Mike Gehling - CSM Mr: Dave Enger - T P & E • a:721 park.doc/ 97projects MAR 0 r3. 1998 z w ire 0. 0O. U 0, cnw, w• O 2 J tL Q' ND �• w z= z� 0• 0 U O N .0 H. w wi O .z w O~ z ®.�\© 601 Union Street no Marriott Lodging Suite e, W Corporate Headquarters Seattle, WA 98101-4045 Andrew P. Layton Area Vice President Lodging Development 206/223 -1426 206/223 -0441 Fax February 23, 1998 Mel Easter Johnson Braund Design Group 130 Andover Park East, Suite 301 Seattle, Washington 98188 Via Fax: (206) 248 -6589 Dear Mel: As you know, Marriott's standard parking requirement for the Courtyard is one space per guest room. We do not require additional spaces for the restaurant, lounge or meeting rooms. For the Courtyard concept, these amenities are designed exclusively for the hotel guest and are not advertised to the public. We also consider lowering the parking ratio for airport oriented hotels. The number of spaces can be lowered to 75% to 85% times the room count. Airport hotels typically provide a complimentary shuttle service for their guests resulting in a lower usage of parking spaces. The proposed Courtyard in Tukwila services SeaTac Airport and as a result we would consider a parking ratio less than one space per guest room. Any reduction in parking will be subject to Marriott's customary internal review. Please contact me if you have additional questions. Courtyard • Fairfield Inn • Residence Inn ?+. ...£. �t..:,.;�#" -�i i;p,i:lh6sa nrs.: i�: dv2tn :.�tio�?+cwti5rC.j i. - Cnr.t4 ��r >.rra,,I.a c.z .i d uxrmi.,,Kct�kz;f . ,.. ;1xtlYaW, v.s Z.044;4467 ., VICTOR H. BISHOP P.E. President DAVID H. ENDER. P.E. Vice President TRANSPORTATION PLANNING & ENGINEERING, INC. Mr. Mel Easter Johnson Braund Design Group 130 Andover Park East, Suite 301 Seattle, WA 98188 2101 - 112th AVENUE N.E., SUITE 110 — BELLEVUE, WASHINGTON 98004 TELEPHONE (425) 455-5320 FACSIMILE (425) 453-7180 February 27, 1998 Re: Proposed CSM Hotel - Tukwila, Washington Administrative Variance - Number of Parking Spaces Dear Mr. Easter: We are pleased to present this additional information related to parking for the proposed CSM Hotel in Tukwila, Washington. This information supplements our "Proposed CSM Hotel Traffic Impact Analysis" report dated July 22, 1997. Since our report was prepared , the project has been changed so that it now consists of an eight story hotel building with 210 guest rooms, surrounded by a surface parking lot with 200 parking spaces. The project site is located on the east side of the West Valley Highway south of S. 158th St., immediately south of the existing Embassy Suites Hotel. As shown on the site plan revised January 13, 1998, the number of on -site parking spaces required by the City of Tukwila's Zoning Code is 221 spaces. This is a requirement for 21 spaces more than the 200 spaces proposed on the site plan. It is our understanding that you are submitting a request for an administrative variance to the City's Zoning Code requirement in order to allow the 200 spaces proposed. Peak Parking Demand Peak parking demand can be estimated using data from the Institute of Transportation Engineers (ITE) Parking Generation, Second Edition, 1987 for a Non - Convention Hotel (ITE Land Use Code 312). Attached are copies of the two pages from Parking Generation (pages 43 and 44) showing peak parking occupancies determined from actual counts at Non - Convention Hotels. Parking Generation defines peak parking occupancy as the number of occupied parking spaces during the time of peak usage of a land use. The ITE data for Non - Convention Hotels shows an average rate of 0.52 peak parking spaces occupied per hotel guest room, with a range of from 0.29 to 0.68 peak T083197C.Ltr :;l:b:+4:? ?in'.::rt3 %�s•n;`9; °�iik+:.u',d�:C vrs".�r'ifeEr.,2a7-^.iit. ..14 ,1 u -' �' �+ 5 1rrksk�,�ul�n'Si.i'C'.xkwii.Y: `x a3,rA + YAGi+J S ;ia ..,"'iars V$Yahx1`llhiy'iM Mr. Mel Easter Johnson Braund Design Group February 27, 1998 Page - 2 - �pE parking spaces occupied per hotel guest room. Using the ITE average rate for the proposed 210 room CSM Hotel would result in a peak demand of 109 occupied spaces. Using the highest ITE rate observed for a Non - Convention Hotel would result in a peak demand of 143 occupied spaces for the proposed CSM Hotel. Both of these peak demand estimates are less than the 200 spaces that will be provided at the proposed CSM Hotel. Parking Generation also contains data for a Convention Hotel (ITE Land Use Code 311). Besides guest rooms, Convention Hotels also have restaurants, lounges, meeting and banquet rooms capable of handling conventions, and often have retail and service shops within the facility. The proposed CSM Hotel is not a Convention Hotel, and does not have most of those additional facilities. However, for comparison, the ITE data for Convention Hotels shows an average rate of 0.81 peak parking spaces occupied per hotel guest room, with a range of from 0.26 to 1.32 peak parking spaces occupied per hotel guest room. Of the 22 Convention Hotels studied, only six had peak parking demand rates which exceeded 1.00 peak parking spaces occupied per room. Using the Parking Generation Convention Hotel average rate for the proposed 210 room CSM Hotel would result in a peak demand of 170 occupied spaces. This is less than the 200 spaces that will be provided at the proposed CSM Hotel. Van and Transit Service As we discussed with CSM , the proposed hotel will have at least one van to be used primarily to shuttle guests between the hotel and Sea -Tac Airport. CSM noted that this is considered to be an airport- oriented hotel, and that a significant number of the hotel guests are expected to shuttle to and from the airport. This will reduce the number of guests driving to the hotel, and thus reduce the parking demand at the hotel. As noted in the traffic study, the hotel site has Metro transit service. Metro Transit bus routes no. 154, 160 and 340 use West Valley adjacent to the project site. Bus stops are located on both sides of the street beyond the S. 158th St. intersection. The existing signalized intersections at S. 158th St. and at Strander Blvd. have marked pedestrian crosswalks and pushbutton activated pedestrian crossing signals. Metro route no. 340 provides service to Shoreline, Bothell, Bellevue, Renton and Burien from about 6:00 AM to about 10:00 PM on weekdays. Service frequencies vary from about 20 to 30 minutes during the morning and afternoon peak periods to hourly during the remainder of the service day. rat 15.ae. ABYd7 �rce4Y� - "tlt T083197C.Ltr z W. re 2 6 J U. U0: co 0. Ill J F. • u_ w 0 LL ?',. co w Z z I: 11.1 Lu U0 0( 0 H w' z` CU co _: 0�. z Mr. Mel Easter Johnson Braund Design Group February 27, 1998 Page - 3 - Metro routes no. 154 and 160 provide directional peak period only service on weekdays, with bus frequencies at about 30 minutes. Route 154 runs northbound to the Boeing Field industrial area during the AM peak period and southbound to the Auburn during the PM peak period. Route 160 runs northbound to downtown Seattle during the AM peak period and southbound to Kent during the PM peak period. As we discussed, the proposed CSM hotel could encourage Metro transit bus use by providing free transit passes to employees who take the bus to work, and by having bus route and schedule information available on -site for employees and guests. Parking Requirements for Hotels from Other Jurisdictions Attached is a list of parking requirements for hotels from other jurisdictions. Most jurisdictions have parking requirements of one space per guest room or less. Some jurisdictions have a requirement per room, plus additional spaces for restaurant, convention or other on -site uses that may generate additional non - overnight guest parking. However, most jurisdictions do not distinguish between convention hotels and non - convention hotels, nor between hotels that provide shuttle service and those that do not. The proposed CSM Hotel is not a convention hotel, and will provide airport shuttle service. Both of these factors will reduce the amount of driving to the hotel, and reduce the on -site parking demand. Based on the information we have seen related to parking for this project, including the above, we conclude that the 200 parking spaces proposed will accommodate the expected parking demand for the proposed CSM Hotel. We recommend that the City grant the administrative variance request. Please contact me if you have any questions. Very truly yours, TRANSPORTATION PLANNING & ENGINEERING, INC. �-. . . David H. Enger, P.E. Vice President DHE:mc cc: Mr. Evan Casey T083197C.Ltr TpF >... v .,. :�i' .v .ssi...:;:,f.= .r,'.c.R;�ce,.Tih M..:hi::;KEt. Snz..Fd r,k.'.tiS' sJeex6�:r sS`....w a$" sQ.^ u�2• n Sadi; nYid' dr..FUi'Na'4M.'+i,wtC?tSY.k+e�: iii! §:;r,,.)i..,� vZt it�7:+t.Zvi 'lxs n lea ikarr�'. ..S'k1n5uiA ,.A ,¢�i �, , „ ,,a •n 3uwitssti. "fa; z .Q • U 0. 0!. W= .w o' g J' LL Q N • • = d F— _;. Z .z W.W. •o_ • w w H V Z: • w: • O~ z LAND USE: 312 NON - CONVENTION HOTEL DESCRIPTION A non - convention hotel can be similar to a conven- tion hotel in that it may have ancillary facilities but be capable of handling only small in -house meet- ings, not to the degree of a convention hotel. There t rmay be a full -size_ restaurant at a non - convention hotel. The non - convention hotel may also be one that does not actively seek conventions of any type, but merely caters to the guests that are staying there. The number of rooms at the non - convention hotels surveyed ranged from 150 to 209. PARKING CHARACTERISTICS AND DATA LIMITATIONS Parking rates are based on total rooms in each hotel surveyed. Room occupancy data were not available for this edition. Caution should be used in applying these rates since they could differ by ten to twenty - five percent or more. The peak time periods were during the midday and late evening hours. More data are needed, and research similar to con- vention hotels is required to determine the differ- ence in parking demand for a non - convention hotel. Parking Generation, August 1987 /Institute of Transportation Engineers 43 %,44'7.111.4 131.44.1, (14::6=`,FiliVIVIWISATiet Toro km .1-74 e'3t 40 S�2 i'"^.�7� 1?i6'it'% f to iSGab' l :,,Via.., ,, far s+ i a 3 3 I!; N6-CONVENTION HOTEN- (312) Peak Parking Spaces Occupied vs: ROOMS On a: WEEKDAY PARKING GENERATION RATES Average Range of Standard Number of Rate Rates Deviation Studies Average Number of Rooms 0.52 0.29 -0.68 4 188 DATA PLOT AND EQUATION 130 120 - 110 - 100 - 90 - 80 - 70 - 60 - CAUTION —USE CAREFULLY —LOW R2 AND SMALL SAMPLE SIZE.* 50 r r r r i r r r i I r 1 T- 100 120 140 160 180 200 220 240 X = NUMBER OF ROOMS 0 ACTUAL DATA POINTS Fitted Curve Equation: P = 0.33(X) + 36.0 R2 = 0.089 FITTED CURVE Parking Generation, August 1987 /Institute of Transportation Engineers 44 si'trarbu�i xtiit; i�N�Rvdsa :'?�ait'tir�:S�.�;v,�:i: �;' J�Ha?r�` •tiiSQ�s�y�l`ti+ ^:� IAN Parking Requirements for Hotels From Other Jurisdictions City of Seattle 0.25 stalls per room City of Tacoma 0.33 stalls per room City of Honolulu, Hawaii 0.75 stalls per room City of Sea-Tac 0.75 stalls per room with shuttle 1.0 stalls per room without shuttle City of Bellevue 0.90 stalls per room Pierce County 1.0 stall per room City of Lynnwood 1.0 stall per room • T083197C.Ltr • . .1:73 < :12 X: .Z 177; • :UJ 12 D: ;0 11.1 tu; - 3 February 20, 1998 Mr. Evan Casey Project Manager CSM Corporation 2575 University Avenue West, Suite 150 St. Paul, Minnesota 55114 -1024 Dear Mr. Casey: As requested, we researched the parking needs of four major hotels in the Tukwila area. The hotels responding to our survey include the Embassy Suites Hotel, the Doubletree Suites and Doubletree Inn, and the Hampton Inn. Hotel managers were asked the following: ♦ Estimated number of guests staying at your hotel that do not require parking. • Approximately how many parking spaces do you now provide? ♦ How many guestrooms does your hotel have? • Does your hotel currently have adequate guest parking? Summary of Surveyed Hotels Ratio of Estimated Number Number Parking # Guests Guest Parking Spaces to Not Needing Hotels Surveyed Rooms Spaces Rooms Parking Embassy Suites 238 300 1.26 35% Doubletree Suites 221 225 1.02 50% Doubletree Inn 198 300 1.52 20% Hampton Inn 154 160 1.04 10% Management at the Doubletree Suites indicated they have ample parking for their guests. In fact, the hotel had so much parking they recently gave up 100 to 120 parking spaces for development of the Outback Steakhouse. Management at the Embassy Suites feels there is a need for more parking. This hotel has banquet and meeting space and also leases Tukwilly's restaurant, both of which put demands on parking. Retail operators in Tukwila have approached the hotel about providing off -site parking for employees. The hotel is looking for a way�,to do- this for. • their own employees. Jinneman, Kennedy, & Associates, P.S. b72U Fon Dent Way, Suite 120, Seattle, Washington 98188 Telephone (2U6) 430.6733 Fax (206) 439.7059 Hospitality Consultants & Appraisers z HZ: QQ 2 V UO` (.0 w: J H wo 2 • g Q,.. co a. �_ z� F- o. z 1- jo o� ww 1— U u. Lad z. o z Mr. Evan Casey February 20, 1998 Page 2 Operators of the Hampton Inn and Doubletree Inn felt the amount of parking their properties provide is more than adequate to meet guest needs. To effectively evaluate parking needs for the proposed hotel, consideration should be given to the number of available guestrooms, the amount of meeting space and food and beverage facilities, the type of demand attracted (some guests will not require parking), and peak occupancy periods. Your proposed hotel is projected to achieve an annual occupancy rate of no more than 80 percent (an average of 168 occupied rooms - daily). Although there will be nights when the hotel reaches capacity, not all guests will require parking. For this reason, many cities require less than one parking space per available guestroom. In our opinion, your proposed Courtyard by Marriott will be heavily oriented to the corporate traveler. This type of guest frequently arrives by way of SeaTac International Airport and, for this particular location, will often be conducting business with Boeing. Many of these travelers will use complimentary transportation to arrive at the hotel and have transportation for the duration of their stay provided by Boeing. This is especially true of hotel guests staying for extended periods of time. A Courtyard by Marriott provides a small restaurant primarily for guests of the hotel. Many of these restaurants are open for breakfast and closed at lunch. In addition, many guests choose other restaurants in the area for dining since the menu at a Courtyard is quite limited. Courtyard restaurants typically do not do any promotion to attract restaurant demand from outside the hotel. In our opinion, due to the proximity of your 210 -room Courtyard by Marriott to SeaTac International Airport and the limited amount of banquet and meeting space the hotel will offer, your hotel should have adequate parking for guests if you include .95 parking spaces per available guestroom, or approximately 200 parking spaces. 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BASE AGAINST DISTURBED OR COMPACTED SOIL. MOUNT POLE AFTER CONC. HAS CURED II. BASE DETAIL 1=111 -1(= LIGHT POLE MODEL: HADCO 55894 -C 400W MH HADCO SP5894 -F 20' POST (OR APPROVED) FOR LOCATIONS, SEE SITE PLAN: 10-• PARKING LOT LIGHT -20' HT. STANDARD PARKING AREA POLE LIGHT SCALE: 1/2- " 1' -0- MAWR 6 -3 /r ROUND 100 WATT METAL HALIDE LAMP WITH CLEAR ACRYLIC LENS LOUVERS BRONZE - CAST ALUMINUM HOUSING LIGHTED BOLLARD MODEL: HADCO RB SERIES BOLLARD, 120V 11th' 1 �'- II: =:11_ (4) 1 /2" X 15" STEEL j-=111 jl'jl'I�IA NCHOR BOLTS =U. 1 , i =i_R LIE it -. - 18 "X18" CONC. BASE FOR LOCATIONS, SEE SITE PLAN: * LIGHTED BOLLARD BOLLARD LIGHT SCALE: 3/4• - 1' -0' PARKING AREA POLE LIGHT A. BOLLARD LIGHT c Scale: 1" = 20' - 0" 10 0 10 20 50 FT. JOHNSON BRAUND ARCHITECTURE GROUP, INC. t 1 Site Ian ARCHITECTURE LANDSCAPE ARCHIIECIURE as 100' PUGET POWER TRANSMISSION LINE R.O. W. N •0172'22" -W - - - -448.f34' 10' WAT R EASEMENT BIKE /WALKING PA TH BUG. SETBACK LINE 10' WATER EASEMENT LOS, CC; S 1 1 1 1 4Ijj\ \. I ■ ■ ■■ ■11111. ■1112EEI1 •1■ ■ ■�M• ��� J■ ■ ■ ■ ■i■ ■ems "" •uLlAuA■ ■Ild ■ ■I �- �i ■L'i01J5 /� ■rte . mummom MM ER MM MI 111 ■111 ■■IPC ■I•w. " MEM111CG5,.'"- R PROPOtED PATH CONN£ T TO EXISRNG 25 ' amC!=iiri ■ ■11� Alimmarrmni 1�■■■■l I■ ■U111eanrn! ■11 ■ ■■ ■11 .1111• ■1,NIMM1111.111111 ■■11 ■ ■11111111 ■11 ■ ■11■111u ■1111■■ 1ir1.u111•w ■. --- 1M �lfillr!!11 \. MEMCMi`v w111><r1�11 ■��_md1111■ ■111• \• ■ ■■ ■1111 ■P� N ! -r r SETBACK LINE NmisminnEmr _ g BLDG. r MONUME T SEE ()ETA SHEET P2 MMMMMMM END EXISTING WALK 23 U GE OF EXISTING PAVEMENT 0 0 G • Ly '41'30" W AND PLANNING once ua December 18, 1997 VISED 1- 13-98) REVISED 2- 26 -98)' 213_04 689.20 —O N CONST DN CENTERLINE OF STATE ROAD 181 VALLEY HWY (SR 181) WEST CSMHOTELD g F ;.. . 000 a'; MAR 03 1993 :i,TL d_Op M FN ) REQUIRED PARKING: 221 STALLS PROPOSED PARKING: 201 STALLS (91%) I'I!I.'1 trip I ` � jljl' I ,I'1:111ILIIl1III1I1IIlI•I11I1 f:: j` lT Il 1, I. I! 1I1L1 I; II1. 11 .1.11)j) .jl�Ijlj.;111'I;jljl� INCH O CHINA 1 • I `� S l fr l £ l • et . � t� 6; 8i� � ; +9 �, a 5 ::( ,, c Z - • 1.::. I1111111i1111lli1111111l11111111111ti Iiii1i1l1. 111111li iii111 11111110111111111111111 11l.1111111, 6I•I1I1I1111111 i11111111J1li1l.1i11Ii11111 111Iiiii1 6 PLANT 'SCHEDULE SYMBOL 1 O O 0 BOTANICAL NAME STREET TREES ACFA LNCROPHILA OUDALLS GARRYNN PIATANUS ACERROUA MEDIUM /FLOWERING TREES BCTIILUS PAPRYAWERA NYSSA STLVFIICA POPU.US TREMLOIDCS SMALL / COLUMNAR TREES ACER CIRCRNTUM M10INCHER AHROUA CMPINUS BETULUS YASDGATA• CORNUS FLORIDA CONIFERS INNIS CDNTORTA PSEUDOTSUGA MEN21ES5 LARGE SHRUBS MBUTUS UNEDO •COYPACTA• MSC-MMUS SPIN SS RIBES SANGUINELY 'KING EDWARD N• ROSA RUGOSA TMUA OCCIDENT/LIS •EYEMLD GREW VACCMUY DATUM MUUMUU PUCATUY TOYENTOSUY • SMALL SHRUBS KRBENS VFRRUCMDSA GAMMON MALLEN PH0111M1Y 1440 PENNISET Y ALOPECUROIDES POLYSTGNI M NUMMI GROUNDCOVER CMIX COYANS GAUZY C0UTAIW HCYDIOCALUS SPP. YMOHA NERVOSA COMMON NAME BIG -LEAF MAPLE GAMY OAK LONDON PUNE TREE PAPER BIRCH SOUR GUM OUMNB ASPEN NNE MAPLE SASKATOON SERNCEBERRY COLUMNAR AR HORNEEAM FLOWERING DOGWOOD SHORE NNE DOUGLAS RR STRARBERRY TREE MNCCOWN GRASS NED FLOWERING CURRANT RUCOSA ROSE ARBORVITAE EVERGREEN HUCKLEBERRY DOUBLLDIE TOMMY WARTY BARBERRY BALM. NEW 2EAIANO FLAK FOUNTAIN GRASS SWORD FERN HAIR SEDGE SWEET W'OOORUIF DAYUlCS CREEMC COCOON GRAPE LAWN PERENNIALS. ANNUALS, AND ACCENT PLANTS SI2E COMMENTS 1 -1 /r CAL FALL MD BUSHY 2• CAL WTCHCO SPECIMENS 2• CAL MATCHED SPECIMENS 1-1/2* CAL RILL AND BUSHY 6• M. PULL AND BUSHY 1 -1 /2' CAL RRI. AND BVSNY •• MIN. HT. YULR- TRUNKEO 6• YIN. HT. MULTI- TRUNKED 1 -1/2• CAL FULL AND BUSHY 1• HT. RILL AND BUSHY S' MN. HT. Nu. AND BUSHY B' H. HT. 20 MN. NT. NU. AND BUSHY 2 CAL FILL AND BUSHY IB• 1/5. NT. Nu. AND BUSHY 15' YIN. M. FULL AND BUSHY ]1• MN. M. FULL AND BUSHY 2A• MN. M. RILL AND BUSHY N' MN. M. FULL MO BUSHY 10 MN. M. RILL MD BURR' 15• MN. NT. FLU. AND BOW ]C MIL Hi. FULL RIND BUSHY 1 GAL TUL AND BUSHY 1 GAL. FULL AND BUSHY A• POT • 1B• o.C. /• POT • 18' 0.5. 1 CAL_ • 2A• GC. 0 POT • 1e' 0.5. 2 -0DED PREFAB. MARRIOTT •COURTYARD• MONUMENT SIGN, NOOE BBCC BY O41CR Y20M, 1/2• FOMI RELIEF W/ DFS SURFACE - COLOR:HONEY BUTTER BROWN GNU BLOCK WALL WITH DFS SURFACE - COLOR: HONEY BUTTER 1au FOOUUNDDAT ON IIP1r II l 1II 1Il 1 II II I1=1I NOTE: PRONDE OROUND MOUNTED SPORIOITS FOR ILLUMINATION MONUMENT SIGN SCALE: 1/2• .4.-0. Scole: 1" = 20' — 0" 10 0 10 20 50 FT. • • • EARTH BERM 18' -36" PA 'NOTT6- ERCEEfi 3:1 SLOPE BIKE /WALKING /11114y, Ys. -44 aJi11� i? --��`�; ,CI'_� -- '= 1! -_,rCr •(r�j: _'p 17 /�i . -1;1-+ 4'r, . l V ,v ' 9�5; ;F','� ' t^ ;0 /; ' i / V n �' ,`• ' O• �, j " emirs !T ,•tAU ! r �_ r �,r, ¢1 L� �% i / j 1 .r roc v tv� % .11,. ��'/ O, O ^ i C / C .� n 7 / O O., 'i...i. " ; �Gpp��f1J �i %'l /il�� /. /.r_!�,_�� _�i`r�-- ° -- - --- - •:% -�i__ 11,.. � r/ �,�� '�y2\ �� QB�� 1�/ �a EA�E ® G C G G G% G �/ 100' PUGET POWER TRANSMISSION LINE R.O. W. 1. ice O O O O 1 FO { AC PROPOkD PATH CONNE T TO EXISTING 25 EARTH BERM - 16 " -36' NOT TO EXCEED 3:1 SLOPE 23 MONUME SEE DETA SHEET P2 ENO EXISTING WALK _ 0 G -r— 213_04' 4,4 689.20 JOHNSON BRAUND N 0 •41'30" W DESIGN GROUP, INC, ARCHITECTURE ConceDtual ZRE Landscape Plan December 18, 1997 VISED 1- 13-98) AND PLANNING ED 23 GE OF EXISTING PAVEMENT 3 EARTH BERM - 1e• -36' NOT TO EXCEED 3:1 SLOPE 4r —.CONSTRUCTION-CENTERLINE OF 181 (SR 181) T VALLEY HWY WEST COO CSM HOTEL (. 11. 1' 1,! 1r! I! 1', I�. 111- IICI!111111I!I'1'[11!..I11.1)1 11��IliT' li.1•II1111.1-111II I'1.11,�,1jI'�!IrlI�ll:la11� ' e �' 3; l} `T U• T l 4 ... 5 .. 6 0 INCH A. rk,� CHINA 91 bL 6L • Zl 1: `. Y`3 0 11111111111111111111 1111111II 11il.lilll 1111111III11111IG11111111111IIIIlift01111. MILLI. 1.I1I1111(1i11,11i1f11114111111 111011111111111II1111111111 TUKWILA, WASHINGTON REC WE MAR 03 1998 COMMUNITY DEVELOPMENT •