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HomeMy WebLinkAboutPermit L97-0069 - FAMILY FUN CENTER - DESIGN REVIEWL97 -0069 FAMILY FUN CENTER DESIGN REVIEW 15034 Grady Way So. BELLEVUE SEATTLE PORTLAND IRVINE STERLING BOSTON May 12, 1999 Ms. Nora Gierloff Planner City of Tukwila 6300 South Center Blvd. Tukwila, WA 98188 Re: Family Fun Center, Amusement Building Color Revision Tukwila, WA Project Number: 97 -112 Subject: Design Review #L97 -0069 Dear Ms. Gierloff: At the owner's request, we have revised the building exterior color per the attached 11" x 17" color copies. (Note: All approved colors will remain as previously approved.) The revisions are as follows: 1. The light grey smooth metal panel area has been revised to the yellow color "Melon Ball" as manufactured by Rodda #88. 2. The smooth metal panel siding at this same area has been revised to E.I.F.S. There are other very minor alternations shown in the attached drawing, which we feel are insignificant and in the design intent. Please provide design approval, if acceptable. Should you require any additional information regarding this matter, please contact our office at (425) 822 -0444. Thank you. Sincerely, MULVANNY ARCHITECTS Chandler Stever Associate CS /Imm Enclosure cc: Shane Huish, Family Fun Center h: \famfun \97- 112 \corresp \city of tukwila amuse. bldg color revision 5- 12- 99.doc Mulvanny Architects — Professional Service Corporation 11820 Northup Way, #E300 Bellevue, WA 98005 Tel: 425.822.0444 Fax: 425.822.4129 www.mulvanny.com _. ,.«,+ ,��;. i MULVftI1flY PF1RTflERSHIP ..�(T/ DE TuKwt1.A ,ADS TO: 0F. UN ay DEV' PAZ DATE: I D Z�I _ ATTENTION: c,NAtz L JINN eaW.aF'F PROJECT NO: - (I 2., C ?w SorTile-FAJT PROJECT: F_AAM U( 1=00 r✓E41` - - i'vKwl / t,..v. 9 (r-5 BY: MEMO RE: MEMO For your: Action required: ❑ i Flout GRA)FA2, /# pages ❑ F.O.D. # ❑ Information and use ❑ Review and comment ❑ As requested ❑ As indicated ❑ Returned for corrections ❑ For signature and return REMARKS: r R5AT'cof• -J - 17?s7e -vy) .. W PRE- SCtJt?INicq .. ``ov_.Q...Goey a TH.G ...1 -gees_ .. Cry_. Ft-Pt-4 .. FOR JsN ._ l P FdR1` A L-- fR 11 E{,J . 6(oTl< 1 . 1/-0E- . NAVtr- ... _ ..... .. __ .41.4 :a __.so&M(TFF.-4) .. c't - 'ADM 4�'Tiz/ 'I U;=_ `! (OnN (�G/1 F�,���ZZf- V16t�t .. AND_ ..._. .`�"Hf=_.. _l`f .. dF.. M ltd .�2> tsco� . r� _-t� I>✓. r s-r" . -a- or. 7T-I ( .P1 z7 ' AD.), uNar,rncA -AT - �._.l R _._NjUU✓T ...lN�T7sl.L f°f°1 oX'... 'd. TPU,-- .. .FE:TA(i // C7 s_- ..z} -a m o'a' ►.....171.1[3_ rr-L., L.(pa-..._.._.. r t 2J-o!, .05-4D To . _ 4■E? .. _ ...... _.. .. -- 1Ro�c�1{.- ... -pP ri.c,..L.1-._ sro �t�c �� l- ANP`�G�('�- Mo[�1FcAriofJs,.1,�E_ MrtJ, i r► n�_vSTF�._Tt�E_6PaRKll- , .L- fl To FfT' .LViNC� _/*EA - -.gib EF- -N _f3( f -"AT/4 ` pIx INC- .ON. . 41t;u. or- A f,D(N4-- �fz?__ FI^/ �I(Z T�IE-..f'•, .�- �-�-� (- ppc..c./Nr( tc.) . C'4�1 C E -fRa( N._. /O<<.uPllJ4j..'Tt -f 1 f1 4 f -S HA47Sc -Ar -, A•4.-,D N°Te THp (% c tPAc-'T vi=s 11"U C- I`a •►..l `L ubM (IT U- e SE�`1___ �OEST.ce rv-u" S( BY: (SI NATURE) PLA ofkIQ) p, Rt -UJ 4 L-61 Flo Tl I� � JZt) SEE Ne1-3 S r1'g_P A(J SAT � t %e,76t6 Privileged and Confidential Information: The information in this facsimile is intended only for use of the recipient above named. Any wrongful review, disserp'nation, distribution or copying of this communication is strictly prohibited. If errors occur in transmission, kindly 11820 Northup Way, #E 300 • Bellevue, WA 98005 • (425) 822 -0444 • FAX: (425) 822 -4129 notify us at once. o. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director September 16, 1998 Chandler Stever Mulvanny Partnership 11808 Northup Way, Suite E300 Bellevue, WA 98005 RE: Revised site and go kart building designs Dear Mr. Stever, This letter is in response to your letter of September 11 requesting changes to the Family Fun Center site plan and go kart pit shelter and maintenance buildings. You have proposed to revise the layout of the attractions on the site to eliminate the Skycoaster ride, move the miniature golf courses nearer to the river, relocate the batting cages to the south edge of the site, and add a golf driving range over the future building area. The go kart track would be reconfigured and the maintenance building separated from the pit area shelter. Overall the DCD Director finds that the proposed site layout works to lessen the impact of the attractions on the river environment and the revised building designs continue the design theme established with the main arcade building. The proposed revisions are within the scope of the Planning Commission approval condition number 3: The design of the Family Fun Center attractions shall be administratively reviewed by the DCD Director and approved so long as they are harmonious and compatible with the overall site and building design. In context with the scale of the development this modification will. be considered a minor modification to the design review approval and therefore approved administratively by this letter. A copy of this letter and the revised site and building designs will be placed in the design review file, L97 -0069. It is your responsibility to submit a revision to the building permit to cover these changes. If you have any questions or comments, please call Nora Gierloff at (206) 433 -7141. Sincerely, ck Pace Acting DCD Director 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z TWO D JO U O' N 0' f N W, w= , J F- N U- wO J u.< d � _: z� ▪ 0, z� U • Ca; O N. 11.1 uj _ u_ O z SP- 017 z MULVfIflflY PFIRTI1ERSHIP A R C H I T E C T S P. S. September 11, 1998 Ms. Nora Gierloff City of Tukwila • Dept. of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 Re: Family Fun. Center Tukwila, WA Unique Sign Program MPA #97 -112 Re: Minor Modifications to Design Review DR # L97 -0069 Dear Ms. Gierloff: This letter outline minor modification to the site plan, which we believe, is in keeping with the approved design review. The maintenance building has been separated from the pit area shelter at the go-kart track. The revised maintenance building has the same pitch and plat areas as the main building, and has been relocated adjacent to the parking lot at the south. 2. The go -kart track has been enlarged, with a revised pit shelter, also with a pitch and two flat roof areas, to match the main building. The batting cage has been relocated to the south, adjacent to the maintenance building and parking lot, allowing the miniature golf area to be completely adjacent to the river in a much more pleasant environment. 4. A golf driving range has been added in the future building area to the north of the main building with the fire lane moved next to the main building. Please review the attached site plan, building plans and elevations and if acceptable, provide administrative planning approval. Contact us if you have any questions or comments. Jerry Quinn Lee Mitchell C. Smith • Ronald L. Maddox 11820 Northup Way, #E 300 • Bellevue, WA 98005 • (425) 822 -0444. Fax: (425) 822 -4129 z zw ce J U� 0 wz CO w wO 2 _d =W Z �0 Z~ 2o U co ON C3 H wuj O. wz U= O~ z Ms. Nora Gierloff City of Tukwila February 9, 1998 Page 2 Sincerely, MULV4tI1f1Y Pf1RTf1ERSH 1 P ARCHITECTS P.S. atfdler Stever Enclosures cc: ; John Huish/Family Fun Centers Scott Huish/Family Fun Centers \\ BOB SYS\PROJECTS\FuaFun\97.112\Conc pLtr,Cry Tukwila 09- 11.98.doc File: 35mm Drawing# • - • • NOTE: MECHANICAL UNITS SCREENED BEHIND LOBBY MANSARD •ROOF • in� nu' !illy !!!1 I14 111 MINIM 111- SOUTH ELEVATION SCALE: 1/16.. fLOIMIIV 0' 5' NORTH ELEVATION • SCALE: 1/16.. I. -04 0' 5' EAST ELEVATION WEST ELEVATION • 1hr1, 0' 5' SCALE 1/11' ■ 0' S"' ELEVATION MATERIAL LEGEND N DESCRIPTION 0 EXTERIOR UGHTING 0 PREFORMED. METAL PANEL ROOFING 0 PRE — FINISHED ALUMINUM WINDOW 0 PRE — FINISHED ALUMINUM A.C., LOUVERS 0 INSULATED GLAZING 0 PREFINISHED ALUM. GUTTER — PAINTED 0 LOUVERED GABLE VENTS — PAINT 0 METAL FASCIA BOARD — PAINTED 0' MECH. EXHAUST LOUVERS — PAINED. SEE MECH. FOR SIZE, 10 INTERNALLY ILLUMINATED. SIGN — N.I.C. 11 MECHANICAL ROOF VENT 12 RIDGE VENT. SEE DETAIL 3/M12 13 ALUMINUM D.S. • 14 EIFS REVEAL SEE DTL 5/A309 15 SEE GENERAL NOTE 1 5, BELOW. , GENERAL NOTES 1, O E.I.F.S. THICKNESS ABOVE BASE LAYER OF 1' .. 2, 0 DENOTES MATERIAL LEGEND. REFERENCE 3. O DEN SESETT NDDO TAIL ELEVATION I4t: 4.0 ALL E.I,F.S. TO BE COLOR C -1 U.N.O. 5, . DENOTES 3' DIA. PLASTIC DISK FOR • FIRE DEPT. SMOKE CONTROL'. WINDOWS S 0 ESE LOCATIONS TO BE TEMP. GLASS SPACING MAX. 50 FEEL . -•. COLOR SCHEDULE 0 SW 2165 — ROCCOCOBEIGE 0 *SW 2282 — KASHMIR SANG 'Ca SW- 2391— FAUJNG'WATER (GREEN) CD SW -2391 — FALLING WATER (GREEN) . C3 SW — M. 980 (BRONZE) 0 'GERARD' — ROOF -TILE . SPANISH RED 3/31/90.153 'PH .. t. It�It�IT�1�1I'I'I' III 'II�II'I'I'�11'I'I'�IlililTlll 111'j�l'I'I'.�'I t'I ITliltl Itlllll �tltltl�l nINCH • e }.�-. a.., '•.s .'•^, -1 5 6 CI PI CI Ll 6. 6.:..L...,,.9 9 _ P C L Rg "0 Imdulduullluiuldmdllulludliulllldmilllullluluulq�llllulllltlllldmlhlulllllinullnllHUluRlnuli�lduullulluul . BUILDING EXTERIOR ELEVATIONS LA QUINTA -INN TU(WILA, WASHINGTON LA QUINTA INNS, INC. • 112 EAST PECAN STREET SAN ANTONIO, TEXAS 78205 • - SCALE: I/16• . 1• -0• REGISTERED ARCHITECT OAR.0 MOD STATE OF WASHINGT DRB Submittal Architecture /Planning /landscape Architecture . 4148 hole 4618 Street • Phoenix, Ariim1 eSOII (ace) 810-2796 • • • Fu (002) 640 -9$60, /oil 97 -3001 ,Ode: 3 -27 -98 . . 11,1i ou: 2 • Preliminary Net Vat ConMi Um - File: ( 35mm Drawing# PLAN S -8 WALL MOINIEO SIGN 0.F./C.I. LL(a�1'LI7.3'L INN • sutra. IRr6 5' -2r ELEVATION S' -2r MONUMENT SIGN WALL A SIGNS REQUIRE SEPARATE PERMIT •t4 4/8/199815.24.57 C- 1207.6.9 'MASH DICLOSURE SE XTAL2 • • � 1 "\ yL4 1.0 '3) �o MONSTER ROAD ACCES980 ROUT FROM PUBLIC 1wANNSP011TArON ORNAMENTAL NASOHRY WALL TAT% S-11 LA OUINTA 1.000, FRONT ILLUMINA S. , SET • STUCCO SURROUN SEPARATE PERMIT REGUIM 8 • • NEW TOP or BANx , NEW BOTTOI a BAMI / i JI SMELTSOISN mNOS •`\ • • • • —PARCEL ,TWO © BANK I 1.1-1, I11' rl' I9T1- 11ll!I:! ;ailil'i' :I'('Iil1Iilah :I•y1.1 0 INCH 1 CHINA 111111' 111);l,i.1 1II1.911 6 SI. VI. Cl z� a � �., i e:. � �,.„ �`�h� °t H� ::, 446o: i 1111I111111i1i 1. 11 111Ilil111111111111111111111 ,1.111111.11111l1111(11111liil lIIIIIIIIIIHRIMil.11111iii4 i. I 11, IIiI LilIMIIi11111111111111111)I. NORTH EXPLANATORY TITLE; LA COMA INNS, INC. INTENDS 10 PROVOS AN EXCEPTIONAL N09NTAUTY ENWRONNENT. OWNER FAMILY FUN CENTERS APPLICANT LA OUNTA INNS, C. N REET SAN 111 MCAST TOIID PECA , TLSTxAS 71199 (2,91392 -NII CONTACT: K RAWOND, 19 CIVIL ENGINEER 111 111 S.W. . AVENLIE 5992300 P (503) 227 3i 1 CENT CT. TM61 COI TACT: TALK SNA/•MOCR ARCHITECT /APPLICANT 14°°0109 k XA 4M 0 S5 TRUT • PHOENIX. A R120 A 16011 (69262 - CONTACT19: WALLa190 Y LASSLA LANDSCAPE ARCHITECT %MAIM DESIGN CROUP, INC. 2329 EAST MA0150N SEATTLE. WAVMIOTON 91112 CONTACT; CONTACT: MME KL[G SITE DATA N19POSE9 USE: 20KN0: 999.0190 CODE NOTE. C/U 1994 U.D.O. MIN WASINWSTOI STATE AMCNDMCNTS OCCUPANCY CROUP: 9 -1 CONSTRUCTION TYPL: TYPE V 1 NR. • LO9DY ME N 1 NR. • OUESTWING 11AXU6U11 &LOMADLL 899.0190 NDOIT 4( -2' GUIDING 1001I7 PRON3E0: 4 STORIES LOT ARC*: . CROSS . 3.32 ACRES NET 2.97 ACRES MONDLD D9N9T I N UNITS /CROSS AC UNITS F610610E01 153 OUESTROOMS ROOM COUNT y A) STANDARD DIL \OIL OUSSTROOM 56 2,, B) STANDARD RING MTV • 41 .. BI) S7MDARD 1050 SUITS V/ 30PA 25 P5, B2 SPOCUL KING SUBS 1/ MLCIL SMART 11 . 121) 8ARRIG ►REE DIL \OIL CUCTROOM 1/1101!. -UI SHOWER \DIL OUQTIIDOM 2 2. (E) swum PALE ICING OUESTROOM 2 S (F) !WIRIER HO KING G GUCTROOM 2 2, (GAO DS3Lx1 KIIKI SURE . 12 TOTAL 153 OUESTROCMS BUILDING AREA CALC, MOTEL LOBBY 8UIDWC. *0101. GUEST/ANC . TOTAL 15.992 S.F. 48.614 Sr. 85,606 Sr. 2 PARKING OALC4 REPAID: QUEST PARKING - 1.0 P.S /I UNITS . 151 P.5. • 1 PER EMIT 20 R00M5 FOR (MPL0TEE5. a P S TOTAL 161 P.5. P*ONOED: STANDARD P.S. (9' x 19' w /2' 0.n). COMPACT P.S. (6' x NO . ACCESSNL PARKING SPACES (0 S 20' 19/9 ISLE 9 2' OIL- CAR) or x 20' w/5 ISLE k 2. O.H.- VAN) TOTAL 109 P.S. • EXISTING ACCESS DRIVE REOUIRED SETBACKS 80L_"C5 9(/!901• TROUT YARD 510E YARD REM YARD PARKING C%TRAflj FRONT TARO DOC YARD MM YARD 47 P.S. 5 P.S. 1 P.S. 162 P.S. 25 CT S FT 5 FT 5 FT *APACE. 2 FT MIN. 5 FT AVERAGE. 2 FT MIN. 40 FT (11EcoRED KONG sO EUNE) SYMBOL SCHEDULE ® ACCESSIBU PAINING SPACE- REFER 9/C901 FIRE HYDRANT. REFER TO OWL DRAWNGS 6. ACCESSIBLE I1WL01140 ENTRANCE k LOCATION OF I.A.S. SOI © 11500 809 Tl LOCATION Ci ACCE5S8LE k 10w AMAT SIGN- REFER 8 /CI101 • • • • INOCAIES ACCESSSBIL ROUTE -I — RErER INOCAIES SNOT C ACCESSSI-901 BIL MP RA SLOPE NOT TO EXCEED 1:12 - STANDARD UCNT POLE R UH SHIELDED UOIT FOTURE- . 30' NT. CITr OF ig" AA bon PER01 .::n ITE PLAN SCALE: 1' . 30' -0' "90Z PROGRESS SET Architecture/ Planning/ Landscape Architecture 4148 North' 48th Street Phoenix. Arizona 85018 (602) 840 -2795 FAX (602) 840 -9469 Job# 97- 3004.01 Date: 3-9-98 Sheet Description: SITE PLAN Revision: L. ATTACHMENT F of slits, File: Lq 35mm Drawing# 1 GALVANIZED FINISH STANDING SEAM METAL ROOF COLUMN anvil; TS SUPPORT COLUMNS/ ()SOUTH ELEVATION OFLOOR PLAN WALE, ifir • r-o• TOP or RIDGE 26'-cr THEME PENANTS 111! Api* , 125416x36" HIGH CONC. COL. BASE TYP. U.N.O. 2454205(46" HIG44 GONG. COL. BASE ®EAST ELEVATION 5GALE1 W • r-o• N.-• 6" CONCRETE CURB w/GONC. IWILL TYP. U.N.O. BOTTOM OF EAVE 14L6" 0 TOP OF FRAMING I2L6" DECORATIVE METAL TRUSS TOP OF CURB +6" . TOP OF PAVING TT.-1)11:11:ii:iiir 1 JAIL! 6 iNco 4 ' 1111H111111111iii1111111!1.1111111k 1 nP 1111101111111111.1111ffildikl.illefill111111.1111(1i11101(1.1111111.1.11.1'111.1.1i1111th11111101110111j1111111 :L:7' . NORM 1 ("0 1 1 11 1 =PM Was•Ablt IM/IT T.41. *OMR 1714 ILPA IMAZ Map /.44111, II IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIrML.1111111111111111111111111111111111 11 3111_ 114] Aill=111A ° fl n n oenv,. caw« O WEST ELEVATION WALE. Me • r-o 7112X8O 111111111 111111111111111 10-4•61 311119MMEMI ifignsmonomm EAST ELEVATION Vz: IMAM SAO' • r-ce 7112X110 riN SIGN TRUSS ELEVATION •„=,/ VALE. V4• • 14:r 0 ANNORTH ELEVATION NZ.,/ SCAM ene • lk-o' 7nnie 1 1 1 !! 1.1 _r itlit .11 (11 SOUTH. ELEVATION •„7.1 !GAM ift• • V-0* 71127D 0 0 vz, UIIJ,INS SECTION •ot!, 9/1** • •-O• _ `, -.1.1V[IF79.1.1,11-TlipTIT:plifii:142.(ri.il,(1q7,.F1:1.1:i7Th 1..!,....p.,tc..1.1 1 !....vill 1 riTilffiiiii,111.17:171711—Frilp 4 0:ig?iliiiA' ,..., Li.: . .. i.:...., : 1 Ti..,....,;=.72.:::TcL,/:',.:':ir;..*: " 123.!;"•:4;',1.,:::'77, :,..,'-'7,71t.4:::‘::::,:fc'5.1 ' :, 5 . ' . 6 • ' .: :... , ' . :: 1 '..„ • .0'1'; ,, ....'_,_• sg, ., P1 ' sk,... Ex:. :-' „nrsipk.1,4x-i‘:.6.4:;A, ''Ll: 'I .' a'.,'"-'.'i,..t. -.:.,:, .''' -: C - Z‘ ., 14-1%- '0 :._ 11111111111111111111111111111111111111111111111111111111.11111111111111111111111.1111111111111j1011,Allikahiali.111[111111111111iIIIII 1111111111 KEYNOTES 0 111/1411.1191VM.1101110 WAR WY. Mel M. 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DOOR JAMB • • CONCH. oe3Foira ROLLING SERVICE DOOR I'1 JAMB AT METAL SIDING 5••14• IaADI•1 MleOeCW O FLOOR PLAN SGALEI V•' • I' -0• Mi Mat MIL 11 DOR 7112k2 s. �N fi 12111051121 DOOR 'TYPES 1 W▪ PM MM S IMKO M D K GENERAL NOTES A MGM ATD/LYRY DMII. IYR•4IMM tack IDGATI I MD ORM OOIM'LTIO• TD lID•1.. 0. LOCATION. PP RfM.I'AI OOIa1KIGT10N JOMf G wo tPORRTEatait WLOW I HMM O MP A POOR NOTES D MR 14461446115/ OP1700P PUPS MEOW • M1.140101WEG71OO1.1A MINT BE =AVM POP HAM M. ADA ACOU'6dUTY AMMO. P ALL POCK MUM NOLL Or 1t•TAl1. 1.114 • POOR • • .UP610S ITM AT I � MALL N OOT PPM OWL re Moat! mat TM IMO[ MOOT TI[ IR OP A MP OR ONG& WNW PM LOCAL CDOLLeve[T? !1WO1WEM*U. III L IIMOW1wR. 1 MAIM ONRATII• POIU.E AT IMMICAt OOPS - N X1. -s MOM PIN MOM IP IRJt RESTROOM NOTES 0 ADA cage wawa? ova was twat to EOM. I OP *au O MONO PPM MT =PM O NRMM OM• MAMw MMLI ICATtOIIR Qi W41 MOM PAM MILPP•!t pI =MR MAIM IMP INPI IM Q 10•14011.W IvNITYMINOR NMI TO awe UiMOO NICOL AIL /Dr ACID MN. 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Ki O SOUTHE SGALE11/5" • '1■,,; ."t,, 1 _111111 —111111 _1111111111111 .11111 _11111 _J111_1111, t11111111 1:,11 1.1:1 A:, 11M _ 4.111111211 111111114ill 1271011771==.77n72701012150i10111111111111111111nifill1111111111111611111O,10=1=1:117.M. ;122nociloarscriarara ■:It:;swnsisalaasalse:111 I id 131" 11111171111111/11.111:1 o111 1111111:111,,, 3,7 lll 1(111 IR1111 EAST ELEVATION SGALEI 11B0 • ILO' NORTH 4,1 °, (NiV !"..• .Z r' ''$ I ' iJ • s •■ ' NORTHWEST ELEVATION WEST E-1 SCAM Wee • ILO' • • SCALE. VW . is 111171 • 7, „•. • . . . • • • •,,,.....•ctilNki;'•,,,••••'•:•-•••••'•••. , • • •,1, ••• • .: • '•• ,111111111111111111,111111111 111111111 111111111 111111111111111111111111111111 11 . '''.11111111111111.1 111,11.111_11i111.1111i111111, • ..„ 11111111111111111111h • • • .. .... '• • , • , • . , , • ,, . . , • • • • \ !; ! File: 35min 1)rawillgil 1. „.•;-! • • • • ••••" ••• 147th ® • , y'' SW Oalresawe4 SW 7111 St 02, a � y\ e 1 a 2 , A y S. 151st St .' f° � e ,} - „- •_,_cf... --` , 41a 15 • /fP�?S Q'� r' .5 SW 16th SL AILlitill ir �9`P Legend So S. 153rd St. ,yi '•lr`°'?sy6 ::.. :.9 •' ., ��otee4o p ; w4�= '�� p - P.M. Peak Hour Project- Generated Trips ` �I�. i i N Project (0) -Noon Project-Generated Trips �.� s 10 Site p -A.M. Peak Hour Project - Generated Trips �`* Q ., i S es A tomacr • V=, Way II i !� • % ` I If o to Baker Blvd t� �r t ai m gIi 5 m i —II • ^vim. 6 trander Blvd. 7 8 g I A It :4 j ;I, SW27thSt t -IT IT t , ,G 4. r / b4' T ii GO :. = 1 .j a it I W 1 m • { i i tY< ., v . } I1 { , sw 34th St • �nWAinkler Blvd. 1 I � y W 4f 11 6 > 3 , F i I. ,T 11 til 1 �T SW 41st St • S 180th St 14 t; t,T SW 43rd St 11 12 16 .... plkdl, j , Ti ii n tl'--------- ot toscale i j IENTRANCO 'MN A°IleAlse3 MS'eAV Pun • 417"?IIMHn_, , « •- •- ._1-. -•- r - r. -.�� =i -'- �- « -� 1 • -� _. -1 • IAN AapMA Isom 3 lied JaAOPWV Jatuaatpn M d JaA0PuV .wY(96/tZ/t)'J13 un4Alw9A 09 -9t0L6 9t09 I,1I'I�I'ji`� INCH CHINA St . Pt £t' tJ. Iiiii111111i 1111111111111. iiliiti111111ii‘ii 'Iiiiilii111111)1 111ffith)11 1�FTi 11IJIII,�lll�l�i�.Ili�I.���� r 1 0 0 N ENO j oDa 0 0 00 o l O 0 J O 0 O O O O O O N O 0 0 Ooo O t0 O DED o •. o ( O .r O O 1 O • ili11111ii1i1 ^ i •4r? -'+' . y'1"'�k -"�'S fir:%. !� 4 5 6 Iii,111 i.1111i1t ii lii,i tilf1liii _I.iii1.ii1111 iiiI111i111111iii1111111i11 r O 10 .0 s fal 0 0 0 LO a) ti mm Drawing# AFFIDAVIT OF DISTRIBUTION 1, Ve) Notice of Public Hearing ONotice of Public Meeting hereby declare that: fl Determination of Non- significance 0Mitigated Determination of Nonsignificance OBoard of Adjustment Agenda ODetermination of Significance Packet and Scoping Notice O Board of Appeals Agenda ONotice of Action Packet O Planning Commission Agenda 0Official Notice Packet Short Subdivision Agenda Packet t r tAle.e) 02- ONotice of Application for 00ther Shoreline Management Permit OShoreline Management Permit was mailed to each of the following addresses on altachec) Name of Project Signature File Nunther 1---61-7-00&g5 cr)-1 1 L7- L-611 —MCA . , To: City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF DECISION Scott Huish, Applicant Chandler Stever, Mulvanny Partnership Doug Sexton, Todd and Associates Erick Thompson, Muckleshoot Indian Tribe Philip Schneider, State Department of Fish and Wildlife Gail Colburn, State Department of Ecology Jack Kennedy, US Army Corps of Engineers Puget Sound Energy Andy Levesque, King County Department of Natural Resources, WALD Rebecca Davidson, John C. Radovich Development Company Joel Haggard Sandra Breslich Steve Delay Cheryl Wheeler Chris Brown Doug Grimes William Fouty King County Assessor, Accounting Division State Department of Ecology, SEPA Division This letter serves a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approvals. PROJECT BACKGROUND NOTIFICATION: Notice of Application mailed to surrounding properties and posted on site November 26, 1997 Notice of Public Hearing mailed to surrounding properties and posted on site on April 8, 1998 FILE NUMBERS: L97-0068 Conditional Use Permit - Amusement Park L97-0071 Special Permission Parking Determination L97-0072 Special Permission Sign L97-0069 Design Review 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Notice of Decision ASSOCIATED FILES: APPLICANT: REQUESTS: LOCATION: COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICT: Page 2 E97 -0024 Environmental Review L97 -0048 Shoreline Substantial Development Permit Scott Huish, Family Fun Centers A conditional use permit is required to establish an amusement park in the Commercial/Light Industrial zone. A special permission parking determination is required to set a parking requirement for the unique amusement center use. Special permission is requested for increases in sign area for two wall signs, approval of a unique sign and administrative approval of an increased number of internal information signs. Design review approval is required for this proposal for development of an amusement park and hotel. 15034 Grady Way South Commercial/Light Industrial SEPA DETERNIINATION: Determination of Non - Significance issued April 6, 1998 This notice is to confirm the decisions reached by the Planning Commission/Board of Architectural Review at the April 23rd public hearing. The Commission voted to approve the conditional use permit, set the parking requirement for the Family Fun Center at 303 cars, approve the special permission signs and approve the design of the site and proposed buildings based on the findings and conclusions in the staff report dated April 14, 1998. Following are the conditions of approval: 1. All internal information signs must be scaled and located to be viewed by the pedestrian on site and therefore not have off -site visual impacts. Designs for the signs shall be submitted to the Director and administratively approved at the time of building permit. 2. The landscape islands between compact parking stalls at the Family Fun Center shall be replaced with four 8' by 38' islands containing two trees per island. �.... _.... Notice of Decision Page 3 3. The design of the Family Fun Center attractions shall be administratively approved by the DCD Director so long as they are harmonious and compatible with the overall site and building design. 4. The Family Fun Center and La Quinta lighting plans shall be submitted to and approved by the DCD Director to ensure that they do not cause off -site glare or excessive lighting of the river environment. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development; 6300 Southcenter Boulevard; Suite 100; Tukwila, WA; from Monday through Friday, between 8:30 AM and 5:00 PM. The project planner is Nora Gierloff who may be contacted at (206) 431- 3670 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes notwithstanding any program of revaluation. The time period for appeals is 21 days starting from the date of this Notice of Decision, April 24, 1998. The SEPA Threshold Determination is appealable only to Superior Court. The Planning Commission decisions are appealable to the Tukwila City Council. 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 receive 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. The public notice sign must be removed from the site by the applicant after the appeal period has expired, unless an appeal is filed with the City. Z W; . 6 J U; .0 0; U� W= w O" o. LL a! zv: _ Z �. F- p: Z� W; U u z U 01- z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared April 14, 1998 HEARING DATE: April 23, 1998 STAFF CONTACT: Nora Gierloff, Associate Planner NOTIFICATION: Notice of Application mailed to surrounding properties and posted on site November 26, 1997 Notice of Public Hearing mailed to surrounding properties and posted on site on April 8, 1998 FILE NUMBERS: L97 -0068 Conditional Use Permit - Amusement Park L97 -0071 Special Permission Parking Determination L97 -0072 Special Permission Sign L97 -0069 Design Review ASSOCIATED FILES: E97 -0024 Environmental Review L97 -0048 Shoreline Substantial Development Permit APPLICANT: Scott Huish, Family Fun Centers REQUESTS: A conditional use permit is required to establish an amusement park in the Commercial/Light Industrial zone. LOCATION: A special permission parking determination is required to set a parking requirement for the unique amusement center use. Special permission is requested for increases in sign area for two wall signs, approval of a unique sign and administrative approval of an increased number of internal information signs. Design review approval is required for this proposal for development of an amusement park and hotel. 15034 Grady Way South 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 w. ce 6 2. Jo. '0 O CO O W =' • H: Nom, w a: co d; = F- w _ z0:. w w: 2 D. O U N` •0!_: w w' • u- O .. z'. w N; z Staff Report to the Planning Commission/BAR COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICT: Commercial/Light Industrial Family Fun Center Site SEPA DETERMINATION: Determination of Non - Significance issued April 6, 1998 RECOMMENDATION: Approval with the following conditions: 1. All internal information signs must be scaled and located to be viewed by the pedestrian on site and therefore not have off -site visual impacts. Designs for the signs shall be submitted to the Director and administratively approved at the time of building permit. 2. The landscape islands between compact parking stalls at the Family Fun Center shall be replaced with four 8' by 38' islands containing two trees per island. 3. The design of the Family Fun Center attractions shall be administratively approved by the DCD Director so long as they are harmonious and compatible with the overall site and building design. 4. The east elevation of the guest wing of the La Quinta shall be redesigned to include a prominent entry feature. The new design shall be submitted to and approved by the DCD Director. 5. The Family Fun Center and La Quinta lighting plans shall be submitted to and approved by the DCD Director to ensure that they do not cause off -site glare or excessive lighting of the river environment. ATTACHMENTS: A. SEPA Threshold Determination B. Application for Conditional Use Permit C. Parking Demand Study for Family Fun Center D. La Quinta's Response to Design Review Criteria E. Photographs of other La Quinta Hotels F. Plans for La Quinta G. Rendering of La Quinta H. Drawing of the Sky Max attraction I. Family Fun Center Booklet J. Family Fun Center Materials Board (to be presented at hearing) K. La Quinta Materials Board (to be presented at hearing) : Staff Report to the Family Fun Center Site Planning Commission/BAR VICINITY /SITE INFORMATION FINDINGS Project Description. Family Fun Centers has applied to develop an approximately 14 acre site by demolishing existing structures and regrading the site. To accommodate required flood storage capacity a combination of off channel pond and riverbank cutback with restoration and habitat enhancement will be built adjacent to the Green River. Proposed buildings include a 9,000 square foot pad building, a 153 room 4 story hotel, a 36,300 square foot restaurant and arcade building and 7 acres of outdoor attractions including miniature golf, bumper boats, batting cages and a go cart track. A City trail will be constructed along the perimeter of the site and will connect to a new pedestrian bridge crossing the River. The applicant is requesting Board of Architectural Review approval of the site, Family Fun Center arcade building and La Quinta hotel. The pad site will come back to the BAR for approval when a tenant has been secured. Existing Development. The site is currently vacant. The historic barn on the property burned down last summer and the abandoned houses have been demolished. The barn was documented by photograph and report prior to the arson fire. Surrounding Land Use. The site is at the northeast corner of Interurban Avenue and Grady Way. The Fort Dent office buildings, Homewood Suites hotel and the Kwan Dental Clinic are across the River to the North. The project is separated from Renton on the east by railroad tracks. Grady Way and Interstate 405 are to the south and the Interurban Avenue/I405 interchange is to the west. Topography. The site is generally flat except the slope down to the River. Vegetation. The majority of the existing pasture, shrubs and trees will be removed and replaced by buildings, parking lots, attractions and site landscaping. The majority of a significant stand of willows along the eastern portion of the riverbank will be retained for wildlife habitat as requested by the Muckleshoot Tribe Fisheries Department. New landscaping will be installed according to Shoreline regulations, Zoning Code standards and the Board of Architectural Review's approved landscape plan. Non - native plants such as Himalayan blackberry will be removed and replaced with native plants of higher habitat value. The riverbank above the ordinary high water mark will be stabilized by landscaping. Page 3 �` Staff Report to the Family Fun Center Site Planning Commission/BAR Access. Access to the site is from Monster Road, which may be renamed Fun Center Way. Turns are limited to right - in/right -out from Grady Way and Interurban Avenue. REPORT ORGANIZATION The staff report has been divided into four sections. The first section covers the conditional use permit, the second covers the parking requirement determination, the third covers the special permission sign requests, and the fourth section covers the design review decisions for the Family Fun Center site and the La Quinta hotel. Staffs conclusions and recommendations will follow each section. SECTION ONE - CONDITIONAL USE PERMIT DECISION CRITERIA - CONDITIONAL USE PERMIT The Family Fun Center requires a conditional use permit to establish an amusement park use in the Commercial/Light Industrial zone. For the applicant's response to the criteria see Attachment B. The criteria for the decision and staffs response follows. 18.64.050 Criteria The following criteria shall apply in granting a conditional use permit: 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated; The Family Fun Center site is separated from neighboring properties by the Green River on the north, railroad tracks on the east, Interstate 405 on the south and the Interurban Avenue /405 interchange on the west. The Commercial/Light Industrial zoning district is intended to allow such large scale uses as truck terminals, heavy equipment repair, and salvage and wrecking operations. 2. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy; The amusement park use will not generate significant airborne pollution, noise, water pollution or hazardous materials. The project also meets or is capable of meeting all development standards including setbacks, landscaping and height of the Commercial/Light Industrial Zone and other Zoning Code requirements. Page 4 Staff Report to the Planning Commission/BAR Family Fun Center Site 3. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; Circulation and trip generation issues were examined in the Traffic Impact Study completed by Entranco Engineers and reviewed by the Tukwila Public Works Department. The study concludes that the project will not lower the Level of Service at affected intersections below W B. The City is currently planning to widen the Interurban Avenue Bridge to ease traffic 6 congestion for vehicles entering I405. The Washington State Department of v o Transportation did not have any concerns about the proximity of the amusement t N ° attractions to I405. A new pedestrian bridge across the Green River will connect with the w =, new trail segment along the perimeter of the Family Fun Center site by early 1999. LL w O` 2 4. The proposed use shall be in keeping wills the goals and policies of the Comprehensive Land g Use Policy Plan; Nd The project will increase public use and access to the shoreline through the new Z '—. pedestrian bridge and the section of river trail around the site per Goal 5.6 and Policy 5.6.6. The amusement park will add a new recreation opportunity available to residents w W of Tukwila and the surrounding area per Policy 5.6.4. The riverbank will be enhanced with landscaping, tree snags and an off channel pond per Goal 5.9. The project will p N. redevelop an underused site with multiple uses while enhancing flood control and the ° �= habitat value of the riverbank per Goal 5.3. v; The project includes buildings with distinctive rooflines and pedestrian friendly features Z' per Policies 1.8.7 and 8.1.12. Interior parking lot landscaping has been provided per v = Policy 8.1.4. Pedestrian paths between sidewalks and buildings have been provided per 0 1- Policy 8.1.2. Screening of mechanical equipment and screening of trash and recycling collection areas has been provided per Policy 8.1.5. 5. All measures have been taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. A Determination of Non - significance was issued for the project (see Attachment A). The project is providing extensive riverbank landscaping and habitat features such as log snags along the bank and within the off - channel pond (see details in Attachment I). This higher quality habitat will mitigate for disturbance to the site during construction and the more intensive use of the site after completion. Lighting will be shielded to control off - site illumination. CONCLUSIONS - CONDITIONAL USE PERMIT Off -site impacts such as noise and glare have been minimized through site design by locating more intensive uses away from the shoreline. Traffic generated by the amusement park will be spread throughout the day, with higher levels after 10:00 AM and on the weekends, so it will not add significantly to peak hour congestion in the Page 5 � � Staff Report to the Family Fun Center Site Planning Commission/BAR vicinity. The amusement park use will be less intense than many of the uses that are allowed outright in the C/LI zone such as truck terminals. The riverbank will be recontoured and revegetated to provide required flood storage and improved fish and wildlife habitat. z RECOMMENDATION - CONDITIONAL USE PERMIT a 6 -I U 0O u) 0 cn w w =; J N. N LL SECTION TWO - PARKING REQUIREMENT DETERMINATION w 0: u-Q. N d: Per TMC 18.56.100 the parking requirements for any use not specifically mentioned in Z III the Zoning Code are to be determined by the Director. This project requires review by 0; the Planning Commission so the decision has been elevated to that body as required by w TMC 18.104.030. The applicant has submitted a parking study performed by Entranco D o; Engineers that documents the expected parking demand for the site based on parking 0 -. provided at five existing Family Fun Centers and parking use at the Oregon site (see 01` Attachment C). The conclusion of the report is that 303 parking stalls will be adequate to v handle the expected parking demand both at opening and after any future additions or u: ~O; remodeling. The current site plan shows approximately 320 parking stalls proposed for . z iu the amusement center. v =`: O~ z Staff recommends approval of the conditional use permit to establish an amusement park on the site. DECISION CRITERIA - PARKING REQUIREMENT DETERMINATION CONCLUSIONS - PARKING REQUIREMENT DETERMINATION The amount of parking recommended in Entranco's report seems reasonable in light of the parking demand experienced at other Family Fun sites. They are providing a little more parking, approximately 320 spaces, to provide for future growth. RECOMMENDATIONS - PARKING REQUIREMENT DETERMINATION Staff recommends that the parking requirement for the Family Fun Center be set at 303 parking spaces. SECTION THREE - SPECIAL PERMISSION SIGNS DECISION CRITERIA - SPECIAL PERMISSION SIGNS Increase in Sign Area Family Fun Center has asked for special permission sign area increases for its two "Family Fun Center" wall signs based on TMC 19.32.140 A 2. which allows wall sign Page 6 Staff Report to the Family Fun Center Site Planning Commission/BAR areas to be increased up to 50% for each doubling of the required minimum setback distance, not to exceed 6% of the wall area or 500 square feet, whichever is smaller. This is a Type 2 decision generally made by the Director that has been elevated to the Planning Commission as part of the overall project review. z _ ~; The proposed sign on the southeast elevation would be 260 square feet, less than the 387 w`. re square feet that would be allowed under the 6% limitation. The proposed sign on the 6 D west elevation would be 207 square feet, equal to the maximum allowed under the 6% v p limitation. Both signs are set back at least five times the required yard setbacks. co wI J H Unique Sign. cn o w Family Fun Center has asked for approval of a unique sign per TMC 19.28.010 5. The definition of unique sign is: u Q. 19.08.260 Unique Sign I- _ zI.- "Unique Sign" means a building or other structure of unique design and exterior decor, where the F.. 0 entire structure may be considered an advertising device, including but not limited to shapes Z H: imitating hats, boots, tires, statues, parts of anatomy, or manufactured items such as airplanes, 2 D cars, boats, carriages, or symbols which may or may not contain lettering. U O N o I— This is a Type 4 decision made by the Planning Commission. The criteria are that "the w w effect of the proposed sign would not contribute to a cluttered, confusing or unsafe • �▪ ? condition." The unique sign would be a non - illuminated three - dimensional mural of the • O Rocky and Buliwine cartoon characters on the south building elevation. The sign ui 0 kl would be on a different wall plane than either of the "Family Fun Center" wall signs and ~ I' the area of the south wall has not been used in calculating the allowable size of those z signs. Internal Information Signs Family Fun Center has also asked for approval of a variety of internal information signs under TMC 19.22.010. The additional signs are needed to direct customers throughout the eight acre site and label the various attractions. They have shown some examples of these signs in the booklet, Attachment I, such as "Go Karts" and "Restaurant." As the designs for the attractions have not been finalized they request that the Director be authorized to approve the sign permits at the time of building permit. CONCLUSIONS - SPECIAL PERMISSION SIGNS Increase in Sign Area The proposed Family Fun Center wall signs, though large, are scaled to the size of the building and do not overwhelm the architecture. The signs meet the criteria for the sign area increase. Staff Report to the Family Fun Center Site Planning Commission/BAR Unique Sign The unique sign is not illuminated, would not move, and would not obstruct views in the vicinity, therefore it is unlikely to create a confusing or unsafe condition. The building has been designed to accommodate the sign locations so they are widely spaced and do not create a cluttered appearance. Internal Information Signs The sign code allowance for four internal information signs not to exceed six square feet for wall signs and four square feet for freestanding signs is not adequate for a site of this size and complexity. A majority of the Family Fun Center business is conducted outside and is therefore subject to the sign code, unlike most businesses that have unlimited interior signage to direct customers within their buildings. RECOMMENDATIONS - SPECIAL PERMISSION SIGNS z w JU 000 to W= H, w g z a. 1- w' Z H. 1- Staff recommends that the special permission sign area increases for the two Family Fun w f- Center wall signs be approved and that the wall mural be approved as a unique sign. 2 n' Staff recommends that Family Fun Center's internal information signs be approved with 8 N. the following condition: 'Di- al al 1- U u.r: — O: 111 N? O- � 1. All internal information signs must be scaled and located to be viewed by the pedestrian on site and therefore not have off -site visual impacts. Designs for the signs shall be submitted to the Director and administratively approved at the time of building permit. SECTION FOUR DESIGN REVIEW DECISION CRITERIA - DESIGN REVIEW This project is subject to BAR design approval under TMC 18.60.030 due to its location in the C/LI zone and size. In the following discussion the Board of Architectural Review criteria are shown below in bold, followed by staff's comments. For Family Fun Center's response to the criteria see Attachment I, for La Quinta's response see Attachment D. 18.60.050 General Review Criteria (1) Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to Are site. Page 8 Staff Report to the Family Fun Center Site Planning Commission/BAR The project will provide landscaping around the perimeter of the site, in the parking lots, throughout the attractions and adjacent to the buildings. Pedestrian pathways from the sidewalks through the parking lots to the buildings have been provided. The parking lots have been wrapped around the buildings to minimize their impact. The noisiest attractions, go carts and bumper boats, have been located away from the River. The arcade building and the hotel are both large buildings built to the maximum height 1Y 2 allowed in the C/LI zone, but the site is quite large and they are set back from the edges 6 of the property. The pad site in the west corner will come back to the BAR once a tenant v O has been secured. It is likely that the layout of the pad site will change from what is ! Ill I currently shown on the drawings. co u_ w 0 (2) Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged; lLj.. b. Appropriate landscape transition to adjoining properties should be provided; = a F— w. c. Public buildings and structures should be consistent with the established neighborhood Z = character; F- p: Z I- d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of w w safety, efficiency and convenience should be encouraged; j .0 e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. 0 N:. 0 H w ul u' O, w z: U 2: O H z The City is building a new pedestrian bridge across the Green River that will connect with the new trail segment along the perimeter of the Family Fun Center site. This will provide a bicycle and pedestrian link for the Interurban Trail. Frontal improvements including curb, gutter, sidewalk, street widening, storm drainage and street lighting will be required along both sides of Monster Road. Driveway location and width for all driveways has been coordinated with Public Works during the review and revision process. Some slight realignment of the driveways may be necessary based on the final grades of the site. Access from Grady Way and Interurban Avenue will be limited to right in/right out. (3) Landscape and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination; . Staff Report to the Family Fun Center Site Planning Commission/BAR g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used; h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and ZZ adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and 11-: brilliant colors should be avoided. 1-- Z W w Perimeter, parking lot and building landscaping will be added throughout the site to i o', define the layout and provide screening. An outdoor eating area, plaza and lawn area are t 0 0 ILI provided on the Family Fun Center site. Trash and recycling dumpsters will be screened . w =' by fencing and where possible landscaping. J ~ u. w0 A 500 foot long riverbank cut -back above the ordinary high water mark and an off - channel 2 pond will be constructed to provide flood storage compensation for filling on the rest of the ga =. site. They will also provide refuge areas for fish and enhance animal habitat through N n' revegetation with native plant species and the placement of large wood snags. The bank D. w work has been designed with input from the City of Tukwila, Washington State Department z ': of Fish and Wildlife, and the Muckleshoot Indian Tribe Fisheries Department. z 0, Pole fixtures are provided around the building and parking lot for safety lighting. No off- 2 n premise glare or light in excess of 2 foot - candles will be permitted. �. .0 (4) Building Design. 1 Ili U a. Architectural style is not restricted, evaluation of a project should be based on quality of its u. ~O design and relationship to its surroundings; Z. lli b Buildings should be appropriate scale and in harmony with permanent neighboring 0 developments. , Z ~ c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d. Colors should be harmonious, with bright or brilliant colors used only for accent; e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view; f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The architectural concept of the Family Fun Center building is that of a large, fairly simple building form decorated with a variety of colors and materials. The entryways are emphasized with oversized, playful elements. The wall materials are smooth and ribbed gray metal panels and dark purple stucco. Accents are provided by ribbed yellow pylons, decorative metal elements, neon tubing, tinted glass and signage. The design theme of the arcade building is repeated in the maintenance building and throughout the site. The mechanical equipment on the roof will be screened with the same metal siding used on the building. Page 10 Staff Report to the Family Fun Center Site Planning Commission/BAR The La Quinta hotel has a southwestern appearance which relates to its name and the theme of the La Quinta chain. There are two sections to the building, the lower lobby area and the four story guest wing (see Attachment F). The roof line of the guest wing will be broken up with three dormers over the balcony areas. The east elevation (narrow end of the guest wing) does not have the entry porch shown on another La Quinta in the first color photograph of Attachment E. The base of the building will be a rosy beige and the upper stories will be tan (see Attachment E). The accent color is a medium teal green. The roof will be dark red - orange metal formed to look like clay tile. Mechanical equipment will be concealed within the building. (5) Miscellaneous Structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale; . Lighting in connection with miscellaneous structures and street furniture should tneet the guidelines applicable to site, landscape and buildings. The Family Fun Center will have attractions such as a Sky Max ride (see Attachment Fr), two miniature golf courses, batting cages, bumper boats and go carts. The La Quinta hotel will have an outdoor pool and lawn area. Bicycle racks have been provided throughout the site. Light standards will be installed to provide safe lighting levels around the building and throughout the parking lots. CONCLUSIONS - DESIGN REVIEW GUIDELINES 1. Relationship of Structure to Site Traffic flow, pedestrian access and circulation on the.site work well. The site is pedestrian friendly with paths from the sidewalks and the Interurban Trail to the buildings. The site plan takes advantage of the river amenity and buffers the river from the noisiest uses. The pad site will come back to the BAR for consideration after a tenant has been secured. 2. Relationship of Structure and Site to Adjoining Area The site will be linked with the Interurban Trail through the new pedestrian bridge the City is building. Monster Road and the perimeter landscaping will be improved creating an attractive "front door" for the development. 3. Landscape and Site Treatment The proposed landscape plan provides an attractive streetscape, breaks up the parking lot into smaller sections and softens the edges of the buildings. The landscape islands between sets of compact parking stalls in the Family Fun Center parking lot will not be Page 11 c vA Staff Report to the Family Fun Center Site Planning Commission/BAR very functional because they are only 6 feet wide and cars tend to pull forward against the curb, leaving only about 2 feet in the center for planting. A better solution would be to replace eight parking spaces with 8'x38' islands that would allow enough room for two trees and some shrubs. This would repeat the pattern set by islands at the ends of the parking aisles. Attractive and functional outdoor spaces have been created on the Family Fun Center and La Quinta sites. The riverbank will be reconstructed above the high water mark to provide flood storage and improved habitat for fish and wildlife. The lighting plan should enhance the safety of the site and design of the building without creating unnecessary brightness off -site. 4. Building Design The Family Fun Center arcade building is colorful and playful which is appropriate to its function. It provides distinctive entryways, a prominent roofline, and glass in the facade. The design theme established with this building shall be carried through the other structures on the site. The La Quinta hotel carries out its southwestern theme through color, detailing and the simulated roof tile. It has a smaller scale lobby building with a covered entranceway and a larger guest wing that is broken into sections by the roof dormers over the balconies. It meets the Multi - Family Design Standards that are also applied to hotels and motels. The small balcony over the entrance on the east elevation of the guest wing should be replaced with a more substantial entry feature similar to that shown on another La Quinta in Attachment E. 5. Miscellaneous Structures and Street Furniture The design detailing of the Family Fun Center attractions should be consistent with the colors and forms of the arcade building. The design of the attractions has not been finalized, and they will likely be remodeled and replaced over time. Administrative review of the attractions will ensure that they remain integrated with the overall design concept. The proposed light fixtures will enhance the safety of the site. RECOMMENDATIONS - DESIGN REVIEW GUIDELINES Staff recommends approval of the site, Family Fun Center arcade building and La Quinta hotel with the following conditions: 2. The landscape islands between compact parking stalls at the Family Fun Center shall be replaced with four 8' by 38' islands containing two trees per island. kti�::i�;;.:�i r.�.:.Yi1:J�.,•;:1i::2�:'iii a: lf+ i«!', 1L' tas''ivA,.a".�'ieua:.::l:a::.:e Staff Report to the Planning Commission/BAR Family Fun Center Site The design of the Family Fun Center attractions shall be administratively reviewed by the DCD Director and approved so long as they are harmonious and compatible with the overall site and building design. The east elevation of the guest wing of the La Quinta shall be redesigned to include a prominent entry feature. The new design shall be submitted to and approved by the DCD Director. The Family Fun Center and La Quinta lighting plans shall be submitted to and approved by the DCD Director to ensure that they do not cause off -site glare or excessive lighting of the river environment. Page 13 ........-J:.;:.1' . x . th3'i's�:u::.u.;:idt Y: ;;a::4.l c'1.4 ;VIA L. . CITY OF TUKWILA DETERMINATION OF NONSIGNIFICANCE (DNS) DESCIPTI:11H OF PROPOSAL: NE 4 4.1USEMENT PARK, 153 ROOM HO-EL, AND RESTkRANT INCL:J')ING APPROXIMATELY 7 ACRES OF OUTDOOR ATTR;TIONS, THE SITE WILLpEF;LLED;.jp....RAISE IT AS T,17-.: THE FLOOD PLAIN...ANDCOMENaATORX,.STORAGL WILL 3E PROVIDED RY:ftaTTINGBACV: THE RIVEREW AND 3UILDING AN,OfECHANNELPQNWn PROPONENT: FAMILY--FUN CENTERS -, .. ::::,-:- • •*, 1 ..:. :: •T; ,• ' 'LOCA'I011 :3F PROPCP7,AL,..'.I.NCLUDING-STREET ADDRESS, .:.IF .• 7 .7'. ,, •ADDRE;S':. 15034 GRADY:_WYS-. • P:::RCEL 10 242304-9013 • - TWN1 R -. • • ••;•: • ; •.• . .. . • ,-, .,i ; LEAD. AGNCY CITY ,OF TUINItA---.1.;1_:::,.. ,., FILE NO: -'-E.---)7.--0a24 ,. , 1:. \ .:!..- r!, ir-, .,. A ..• ,.... ..... : •,-, The City ivls dete'rmfned that.:7the?prbposal does nbt haye a probabl. • '-'"7-\...,_ ,o, • . , -0. .. .• ,J.,an.:. adverse impact dn./the-environment.. ;An environmentaJ i'•': ' i-.•L.::, •..:1'... ...-. - ,. •mpa:::t :.:•ta.;,em'ent (EIS) is nofij:e0-yre.dund:er-.RCW43.21.c.030(4TC).f. This' de,.on was Made afterTavtew,,of a cqMpiet,e.d envir;onmenIglj i;-1. cheC;,.list .ind otner information on:file.,wit:h::the1,.ad —agency:. This :: is available to the PirliC 'on regueSt. -, . • • • • 1 .**k'4-1:***********:A*************?(*.***********luk • Thi..s DNS issued_under 197-11-340(2).: comments ;11.1st.'be Submitted by 2)--1,1c•56 • . Theleadadcncy will rlipct on dew:: from the da:t.e beldw. • • -•• rhis f.Yrdpo.2.al'for • • :teve Land,Aster, Responsibli Offidial •'..;ity of Tuv.wtia, (206). 4313630 • e.5300 Co:Ithdenter Bo610ard, okw*..16, :71A 961813 • • Date ;.)f :::he procedures for SEPA ippea1s re available with the C:epa•tment of Community Development. ATTACHMENT A (.4 1 r ur / U IN V V/ Li-i DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 CONDITIONAL USE PERMIT (P -CUP) FOR. STAFF USE ONLY .Planner::'.: File. Number: Receipt Number: Project Fife Application.Complete` (Date: SEPA File #;,; 0 `Application Incomplete` (Date: Otli•e�'File A. NAME OF PROJECT /DEVELOPMENT: Proposed Family Fun Center , Hotel and Restaurant. B. LOCATION OF PROJECT /DEVELOPMENT: . STREETADDRESS: N.E. corner of Interurban Ave. S. and Grady Wav, Tukwila ASSESSOR PARCEL NUMBER: Tax Lot 2423049013 (Map Grid 655 J4 ) LEGAL DESCRIPTION: See attached. Quarter: wl/ 2 Section: 24 Township: 23N Range: 4 Ea s t(This information may be' found on your tax statement) W M C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent) NAME: Mulvanny Partnership Architects Attn: Chandler Stever ADDRESS: 11820 Northup Way, Suite E300, Bellevue, WA 98005 PHONE: (425)822 -0444 SIGNATURE: DATE: CUPCKLST.DOC 7/5/96 AEC EN Eta CITY OF T UKWILA ATTACHMENT MIaENTER z . v 0• • co 0; • w x' , - it. . c)u.; • u.?: Ell a 1-w • z�` • Z 0• .2 •U .0 1-; w W; 1-U LI Z' • O z A. PRESENT USE OF PROPERTY: Farm /Sand & Gravel Operation Maintenance & Repair Shop B. PROPOSED CONDITIONAL USEIREQUESTED FROM LIST IN YOUR ZONING DISTRICT): . Pn - rtainmPnt • Facility _ C. DETAILED DESCRIPTION OF PROPOSED USE FOR EXAMPLE, DESCRIBE THE MANUFACTURING PROCESSES USED, WHOLESALE/RETAIL /WAREHOUSE FUNCTIONS, OUTSIDE STORAGE OF GOODS OR EQUIPMENT OR OTHER INFORMATION WHICH WILL FACILITATE UNDERSTANDING OF THE ACTIVITIES YOU PROPOSED TO DEVELOP ON THIS SITE): Restaurant -• Fami 1 y Di ni'ng . Video Arcade, Lazer Taq, .Climbing Structure, Miniature Golf, Go Karts, Bumper Boats, Batting Cages, etc. D. WILL THE CONDITIONAL USE BE IN OPERATION AND /OR A BUILDING TO HOUSE THE USE BE STARTED WITHIN A YEAR OF ISSUANCE OF THE PERMIT? Ye s E. ON A SEPARATE SHEET, DESCRIBE THE MANNER IN WHICH YOU BELIEVE THAT YOUR REQUEST FOR AN CONDITIONAL USE PERMIT WILL SATISFY EACH OF THE FOLLOWING CRITERIA AS SPECIFIED IN TMC 18.64.030. 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. 2. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. 3. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan. 5. All measures shall be taken to minimize the possible adverse impacts which the proposed use may have on the area in which it is located. CLIPCKLST.DOC 7/5/96 CONDITIONAL USE PERMIT APPLICATION. PAGE II E.1. ...not detrimental to the public... • The proposed use will not be detrimental to the public because it is designed for the public. The facilities will provide public activity and entertainment, and the proposed new bike path that will be linked to the Fort Dent Park will further enhance the connection between the public and this project. E.2. ...meet or exceed the performance standards... This project will facilitate the congregation of people, which in turn will increase the level of safety in the area. The present state of the site will be much improved by the removal of industrial remnants (corrosive materials) and placement of extensive exterior landscaping. E.3. ...compatible with surrounding land uses... The proposed development will maintain existing traffic circulation, easily accommodate increased traffic, and enhance the pedestrian circulation with the proposal of a new bike path that is connected to the Fort Dent Park. The building is unobtrusive on the site and the site design provides an extensive amount of usable landscaping (miniature golf). JU. 0 n W; W =! J ,NW W O' g E.4. ...maintain goals of policy... = w. There are no inconsistencies between this proposed development and the Comprehensive Land ~ _ Use Policy Plan. Rather, it strengthens the Plan's objectives in creating a more habitable site. ? O. Y strengthens objectives creating Z O. E.5. ...minimize the'adverse impacts... W W' All measures will be taken to minimize adverse effects. Landscaping will provide absorption of v: �: both off -site sounds as well as on -site. There are no adjacent uses that will be affected by this 'O development. And the congregation of people in this area will provide activity for vendors, as well as W safety for each other. O:_ Z1 V t�' H :O i1 • 3f • • -'::�::•y�::::.o::,'riut:.e:l, w�,,. .. , ..,<, �ss� .,.� .. v..,. ..- rwy,e. +a;. „e.::.�r`�a'.�:n.r :e ti: Yit, t' •.n,rr:;- t;Xti+.'t..�'�fa:riv�i. Z 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 , 199 (city), (state), on L -)Cc_)1 + u s",3\ (Print Name) 2 '\\\ k J-\ C �s- �� <<So•.1k.11e O (Address) LS2 C1:7 42— ( kon e Nu • :er) 'kUL (Signature Use additional sheets as needed for all property owner signatures. z a 6D: 00' CO w: J w ga i cl • Z �. I-- O: Z U' E-: i w; H U, Z. tllN O TECHNICAL MEMORANDUM Ca■ TO: Scott Huish, Family Fun Center Chandler Stever, Mulvanny Partnership RECEIVED CITY OF TUKWILA FROM: Torsten Lienau, P.E. FEB 0 91998 Entranco, Inc. PERMIT CENTER DATE: October 24, 1997 Revised February 6, 1998 SUBJECT: Parking Demand for Family Fun Center, and Limited Access Easement for Hotel /Restaurant Driveway PROJECT: Family Fun Center Traffic Impact Study Entranco, Inc. Project No. 97018 -60 CONTENTS: Page PARKING �2 Introduction 2 Parking Comparison to Existing Sites 2 Parking Demand Study 4 Recommendations 5 Future Parking Demand 9 LIMITED ACCESS EASEMENT 10 TABLES: 1. Parking. History at Existing Family Fun Center Facilities 3 2. Parking Demand at Wilsonville Family Fun Center 5 3. Level of Service and Queue Analysis 11 FIGURES: 1. Wilsonville Family Fun Center Daily Variation in Traffic and Parking Accumulation Average of Thursday and Friday, June 12 -13, 1997 6 2. Wilsonville Family Fun Center Daily Variation in Traffic and Parking Accumulation Saturday, June 14, 1997 7 3. Wilsonville Family Fun Center Daily Variation in Traffic and Parking Accumulation Sunday, June 15, 1997 8 97018Weports / Ilcpark (2/6/98) / jc 1 r :�J.t .ro....�lii .,. rvrr'...na'.4•�(r.1w f�.t+..,tl,:J J 1_cv: �.a ?LU�:�L Von: F�: i."+ �. `Ti'..'J�`1f+.i:Nif+�i."i:J(�R. ATTACHMENT C L91- 000 . Win, ? :iMhyC4;0651:i!'/nc°a: w. re 2 6 'U O cnw; • w =: J 1_; W w. w4: F- W .zX; z o. wa 0' _z UN. O z The Family Fun Center Development, to be located in the northeast corner of the intersection of Grady Way and Interurban Avenue, is comprised of three different land uses: a hotel, restaurant, and the Family Fun Center, itself. A traffic impact analysis for the proposed Family Fun Center Development was submitted to the City of Tukwila in June 1997, and was revised in January 1998. Since that submittal, two requests have been made; one for additional study of the parking demand and supply for the proposed Family Fun Center only, and a deviation request to allow the proposed location of a hotel and restaurant driveway within an existing Washington State Department of Transportation (WSDOT) limited access easement. This technical memorandum addresses both of these topics. PARKING Introduction The Tukwila Family Fun Center is currently proposed to supply 303 parking stalls. Due to the unique attractions offered at the Family Fun Center, parking estimates for this type of facility are not well- documented; however, it is in the developer's and the City's best interest to ensure ample parking supply for the expected parking demand. Therefore, a documentation of parking supply at existing Family Fun Centers and a detailed parking demand study at one existing site in Oregon were made. Parking Comparison to Existing Sites Table 1 lists five existing Family Fun Center locations, and provides a brief description, total acreage, and parking supply for each location. While not all Family Fun Centers provide the same attractions, many of the attractions are common to all. As shown in table 1, all sites have at least two 18 -hole miniature golf courses, go -karts, bumper boats, and an arcade. All but one site have varying numbers of batting cages. Other attractions not common to all sites are listed in table 1, with the total attractions per location ranging between 8 and 23. The proposed Tukwila site will have a total of 18 attractions, which is about the average number of attractions at a typical Family Fun Center and is comparable to other existing sites. The acreage for the existing Family Fun Center locations range between 4.5 and 9 acres, with the proposed Tukwila site falling between those extremes at 7.9 acres. Each existing site has a different number of parking stalls, which was determined primarily based on the availability of remaining property on -site for parking, as opposed to the expected demand. Even so, the demand at each site does not routinely exceed the supply, per the management of the Family Fun Centers. The number of stalls at the various existing locations range between 221 and 349 stalls; Family Fun Center locations with fewer attractions having fewer parking stalls. 97018Weports / 11cpark (2/6/98) / jc 2 44 „,,::ly.;i'I'isaS�i'3 ;” was,'. �S;: S','-.! i' aiii? r'. i$' ��pciio 's3fpi:3tT13%'vt�i3.i`r''.' %' •' 1rt_• ywi+. 9.+ iiiil.,* anv( 3C3 '.tiitC:4.'tii'i3�2,"siaYl't'cl u4+C'kno:mw ,.,.,..,...,......,.. z ~ w. c4 2 6 JU U 0. CO 13' W= � LL. w o; J tia a, It _ Z r. 00- o I- wuj U . iz, U N; .0 ;z Proposed Site Existing Family Fun Center Locations Fountain Valley N Escondido Wilsonville 0 2 as Two 18 -Hole Two 18 -Hole -6 ao a) 0 2 m O F- Two 18 -Hole All Locations Miniature Golf Miniature Golf Miniature Golf Miniature Golf Miniature Golf Miniature Golf vi N a) r h • Y 0 0 vi co a) a m Y 0 0 0 0 vi a) Cr) 0 0 ai a) O 0 V) N a) a) i Y O 0 0 0 Bumper Boats, Bumper Boats, Bumper Boats, Bumper Boats, Bumper Boats, Bumper Boats, a) a c0 8 Batting Cages, ui O a 0 a Q) a c0 0 2 Golf Courses, a) a c0 0 a) a c0 0 1 Golf Course, 9 Batting Cages, 10 Batting Cages, Laser Runner, 9 Batting Cages, Bullwinkles Rest. Lazer Runner, Kids County Fair Kids County Fair Bullwinkles Rest. a) U a) N f0 2 Bullwinkles Rest., Kids County Fair, Space Coaster, y a) o LE 1 Undetermined 0 0 Total Number of CO O co 0 co m Nco N CO c0 Attractions C)) d' CY) LO N 0 CO N CO CO N Parking Stalls Yu72 .30.t ii!:?�"'$'vsc� 41711.%s.K ~ J U; C.) 0'1, 'co o. f W=, • W ! • LL Q H W: Z • G =t' • • 0� • 10.1-4 W, H V; LLFi O W Z: N;: ..O z The proposed Tukwila Family Fun Center currently proposes 303 stalls, which is more than four of the five existing sites, while still being comparable in size and number of attractions. Parking Demand Study 1- z A detailed parking demand study was conducted at the Wilsonville, Oregon Family Fun cu Center location. This site was chosen because of its proximity to Washington, its J v, similarity in size to the proposed site, and weather conditions similar to Washington's. o o (Weather is an important factor because many of the attractions are located outdoors.) ' co w Driveway vehicle counts were performed at the Wilsonville location on Thursday through . Sunday, June 12 through 15, 1997. This data was also used to determine trip N w p generation for the proposed site, as is documented in the January 1998 Traffic Impact 2 Study. As was discussed in that report, these days represent above average trip g Q generation days, and therefore above average parking generation days for the following co d reasons: I- w Z �, • June 11 was the last day of school for children and teenagers in Wilsonville. z O Family Fun Center personnel have documented a noticeable increase in u.1 w' patronage following the close of school. v O: ON The Oregon site experienced the company's highest sales in its 40 -year history, L • company -wide, during the week of June 13. H ILI v. w 0. _ p. • The weather was dry and warm in Oregon. w Z � 0 • The summer months are when Family Fun Centers experience their peak p z business. The vehicle count data was obtained using machine tube counts, which counted vehicles for 24 hours each of the four days. One challenge common to tube counts is that they generally over - estimate the vehicle counts. This is because the machine counts the number of impressions on the tube by the vehicle tires. Tubes are set on the pavement such that vehicles drive over them perpendicularly. In this way, the machine counter will count two impressions for each car (when the front tires impact the tube and when the back tires impact the tube). However, if the car crosses the tube at an angle, it will cause the counter to record four impressions - thus double counting a car. A good indicator that this double counting is occurring is when the total number of trips into the site do not equal the total number out of the site. During the four days of data collection at the Wilsonville site, vehicles entering the site were greater by as much as 100 vehicles than those that were exiting the site. Because the "double counting" phenomenon is nearly inevitable, the counts were used by proportionally distributing the unaccounted trips throughout the day for each day. This resulted in the same number of vehicles entering the site as exiting the site. 97018\Reports / ttcpark (216198) f jc 4 da,;.o:. ih1...i. j.i'1....... :.••`,wh..vo.,,! t+iY3?i:; riiev:6bva. -,e d,. lLtiai'iailut'F,illlft1 .:ak ;;+u.4 1 Calculating vehicle accumulation in this manner is conservative, because it assumes all of the "double counted" vehicles were actually parked on the site. Vehicles entering and exiting the Wilsonville site were summarized in 15- minute intervals, such that at any given 15 minutes during the day, the total number of vehicles on the site was known. Table 2 shows that on an average weekday (Friday included), at the Wilsonville Family Fun Center, the most vehicles on site were 121, with an average of 76 vehicles over the course of the day during operation. Saturday and Sunday prove to generate more patrons than a weekday, with as many as 242 vehicles on site. This number represents 6 more vehicles than parking stalls, and is probably a result of the "double counting" phenomenon described earlier. Table 2 Parking Demand at Wilsonville Family Fun Center Maximum Parking Time of Maximum Average Parking Demand Parking Demand Demand Average Weekday Saturday Sunday 121 219 242 1:45 - 2:30 p.m. 1:45 - 2:15 p.m. 3:00 - 3:15 p.m. 76 128 148 Figures 1, 2, and 3 show the accumulation of entering and exiting vehicles at the Wilsonville Family Fun Center for a Weekday, Saturday, and Sunday, respectively. Please note that the entering and exiting volume data points should be referenced to the vertical axis on the left side of the graph, and the parking accumulation data points should be referenced to the vertical axis on the right side of the graph. Recommendations Based on five other existing Family Fun Center locations, the proposed Tukwila Family Fun Center is comparatively the second largest site at 7.9 acres (ranging from 4.5 to 9 acres), tied with another location as having the third most attractions at 18 attractions (ranging from 8 to 23), and the site with the second most parking stalls at 303 (ranging from 221 to 349). 970181Reports / ttcpark (2/6/98) / jc 5 , �::.. -� .... �, •t:.,. :i .'. ., t'_C- ''A^ ' is I '..r iSiw?+ 'i+i.1�76{x!3% Y�ii.Y '.irk. a .„.- vIort,h'htal:• Both i iloar ... a. �.i:l i'.h�'( =. . �r• ��. t.. 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Z 2 gyp" O w W U, H : _N Z (samyaA) uogeintunow 6upped 0 0 00 00 0 0 0 0 0 0 0 00 0 LO V 07 N 0 C) CO n tD in cC C) N r 0 0 0 0 0 0 0 0 0 0 N N N N N N CA CO N CO LCl V CO N r 0 T Wd 00 :9 Wd OO :b 0 CO O O O I� t0 lf) ialuao O O C7 and Aimed 6umx3 /6upa3u3 saioigaA Jo JaquWnN 0 N O O w 00 :LL NV OO :OL WV 00 :6 Wd 00 :8 Wy 00:L WV 00 :9 0 0 0 0 co E 0 U 0) c cts a) 0 a al a) rn c a) 1'=. _... {' 1 r ∎„ .i tAZf ^.mgr`j2l• i.3i vAi4V .eata:i.liii' ArV.i11alliiit447,l A.iiJ.l litM`a:ikrX. 14,1. r'MV.(" %`rQ-0�R'AC,$'n46.4'4"A .�e19•i,,rea.7'i'sfle fb brV .1Z 5 �r 1i�. 1. .1if'� k. n` rtl�' tISaS «3'�L�ICRI�I''SIf �«14�I.Y- IUtY'iikJ�iu Y,:.�ittii:j�i z • CL Wc . q G: W =' J C); U O: } N 0 W` UJ JF- ID LL! W O' J` a: W Z O; W (L: —: W 1-- — 1 O uiz` U= • 0 ~: z • • Based on a parking demand study at the Wilsonville Family Fun Center location during their busiest weekend in company history, the most vehicles parked on site was 242, which occurred on the weekend. The 242 parked vehicles at the Wilsonville Family Fun Center equates to about 16 parking stalls per attraction. The Tukwila Family Fun Center will have 3 more attractions than the Wilsonville site (includes future build out as described below), and will also provide 67 more parking stalls. The additional parking stalls represent a slightly higher increase with respect to the additional attractions when compared to the Wilsonville site (22 parking stalls per attraction). • At 16 parking stalls per attraction and three more attractions at the Tukwila site than the Wilsonville site, the minimum number of parking stalls that should be supplied at the Tukwila Family Fun Center is 290. The currently proposed 303 parking stalls appears to be more than adequate, and could include parking for future build out, as described below. Future Parking Demand An amusement park facility similar to Family Fun Center must periodically add new attractions, or change older attractions, to maintain a stable customer flow. The Tukwila Family Fun Center plans to build a two -story, 9,200 square foot (footprint) facility in the future to accommodate new attractions. Although the new attractions have not yet been determined, some likely candidates include indoor golf or bumper cars. The future building is not included in the current development submittal, however, the future undetermined attraction that will be housed in the two -story future facility (see table 1) was included in the calculation to determine the minimum number of stalls required (see discussion above in Recommendations referring to 290 stalls). The Family Fun Center is proposing to provide 303 stalls, which accommodates parking needs for this future facility. Although we have based the estimated parking demand for the Tukwila Family Fun Center on stalls per attraction, there is no evidence that each attraction will attract the same number of people, or that a Family Fun Center with more attractions will attract more people. For example, the Wilsonville site has the second lowest number of attractions of the five locations in table 1, yet it experienced the highest sales of all the Family Fun Center locations in the company's 40 -year history the week that trip generation and parking accumulation data were obtained. Therefore, using the Wilsonville site to estimate parking demand based on the number of attractions can be thought of as a conservative approach. The 303 proposed parking stalls are 13 more than the minimum required based on this conservative approach. As mentioned previously, it is the nature of this business that new attractions or changes to older attractions must be made to keep people coming. Between the introduction of new attractions when patronage peaks, patronage typically declines to a stable level until the introduction of another new attraction. Therefore, even with new attractions, it is not expected that parking demand will increase substantially above the required 290 parking stalls. Based on this analysis, Family Fun 97018 \Reports / flcpark (2/8198) / jc 9 .:i'? h.r.::a:.tiitrdu.,:N ;,' `01twAFA.a.. a+w'' k:h4,Yl4,4 S At's a&414:.3Jra? }.i, :02.:s'r'4iik: 1S: " 4,,Atgi NA; z re ug n 00 ' w z' • J F— w 0. =d f- _. z1._ I-0. w~ uf o. 'O co:, 0 I- = v. w Uri. O z Center proposes to construct 303 parking stalls with the understanding that the 303 stalls will accommodate future development as described earlier. LIMITED ACCESS EASEMENT A portion of the proposed Family Fun Center Development also contains a hotel and z �. restaurant, which propose to share one access off of Monster Road. The w. hotel /restaurant access will be separate from the Family Fun Center access. The current proposed access for the hotel and restaurant is located approximately 196 feet v p (measured along the center line of Monster Road) east of the intersection of Monster 1 N Road and Interurban Avenue. This proposed access location falls within a WSDOT w limited access easement, which prohibits access within its boundaries. co w w 0; This type of WSDOT access easement is common near freeway interchanges to prohibit access near the interchange to help ensure fewer conflicts and smoother flow. The <' co access easement in this case is a product of an older interchange alignment that has = s al ince been reconstructed. Previously, there were no other roadways intersecting Z Interurban Avenue or West Valley Highway between the 1 -405 ramps. However, with p;. the reconstruction of this interchange, South Center Boulevard and Grady Way now w w' intersect West Valley Highway and Interurban Avenue between the northbound and o' southbound 1 -405 ramps. Monster Road is, in fact, currently the old alignment for Grady p N. Way, which is the road for which the original access easement was intended. Monster ° '— ILI Road is not intended for heavy through traffic, as Grady Way currently operates. v. Monster Road is only intended to serve as a controlled access for development in the 0 northeast corner of the Grady Way /Interurban Avenue intersection. iii Z U =; To locate the proposed hotel /restaurant access outside of the WSDOT access 0 easement would require moving the driveway 50 feet east of its current location. Z Relocation of the driveway would not, in any way, redistribute vehicle trips in and out of the site, and therefore would have no different effect on vehicle operations at the intersection of Monster Road and Interurban Avenue or the intersection of the 1 -405 southbound ramps with interurban Avenue then was previously presented in the Family Fun Center Traffic Impact Study (January 1998). However, moving the driveway would cause significant changes to the current site plan, which has required substantial negotiation among the City, Family Fun Center, and the hotel developer to come to agreement on the current plan. In the Traffic Impact Study, it was shown that the Monster Road intersection with Interurban Avenue, including project trips, would operate at level of service (LOS) B, with a 95th percentile vehicle queue of 25 feet,-or one vehicle. The operational analysis presented in the traffic impact study is reproduced here as table 3. The good LOS conditions are mostly attributable to the fact that only right turns are permitted on and off of Monster Road at Interurban Avenue. The vehicle queue on Monster Road also does not interrupt traffic ingress and egress at the currently proposed hotel /restaurant access on Monster Road. 97018\Reports 1 Hcpark 1216198)1)c 10 ., -; t•.. :; .. ,,.�.a,.... _a o Os.;, �.t 4414i4ii.6,120,iks:,o! #�.Z:1i .3.x'6. ,.- :.z•::_..z •: , •, _ .,_,,..,.ts,: ... :r`. .. ," �..�.s.e�;�..�'lis"3£ fib` i�;. a$ �i," �' �41tr'+ I. ��lvi: iF ;i�,pSr:�'`�`:1z`eJ`rwi�i` rye. c4.�P.s.t'�.:etcs@F'Sitiu;�v,' hs ...,.. ,, :I,•., ,....,:zXS,?,,x.... , .F z ... wrG:dY;aCa {.�i��i ;c2n.�Y^.h33z.�i� `tltLe!?u:i�alkS:;wiv:'d --tia Intersection with Monster Road at: Table 3 Level of Service and Queue Analysis Average Weekday Total Delay Level of Queue Movement Peak Hour (sec) Service (feet) Interurban Avenue WB Right A.M. 6.7 B 25 Noon 6.1 B 25 P.M. 9.9 13 25 Hotel/Restaurant Driveway SB Left A.M. 2.2 A 25 Noon 2.3 A 25 P.M. 2.4 A 25 WB Left A.M. 3.9 A 25 Noon 4.8 A 25 P.M. 5.0 A 25 WB Right A.M. 2.7 A 25 Noon 2.8 A 25 P.M. 2.8 A 25 Family Fun Center Driveway SB Left A.M. 2.1 A 25 Noon 2.3 A 25 - P.M. 2.3 A 25 WB Lt/Rf• A.M. 3.3. A 25 Noon 4.3 A 25 P.M. 4.0 A 25 Grady Way SB Right A.M. 5.2 B 25 Noon 6.5 B 25 P.M. 8.0 B 25 Notes: WB = westbound; SB = southbound , To summarize, moving the currently proposed hotel/restaurant driveway on Monster Road 50 feet east to locate it outside of the WSDOT access easement will not change operations at the interchange or the intersection of Monster Road and Interurban Avenue any differently than if the access remained in its current proposed location. In addition, it has been shown that the currently proposed location for the hotel/restaurant driveway on Monster Road, with respect to the Monster Road/Interurban Avenue intersection, would have no queuing conflicts and would operate at LOS B. 97018lReports / ttcpark (2/6/98) /jc 11 • NUNN ■ ■Il/ 'Ili UN '75.1510... w y • Architecture/ • Planning! Landscape Architecture 1 DESIGN REVIEW NARRATIVE LA QUINTA LNN u K1V CLA, WA T &A Project N° 97 -3004 . November 3, 1997 From 18.60.053 multi- family review guidelines Proposed Project: Hotel, 4 Stories, 153 rooms Existing Zoning: C/L 1 . 0_ 7. Site Planning a. The building is sited to take advantage of the natural grades that exist on this old multi -use farm, recycling, auto - repair and rnining site. The slope is generally drawing to the river. The building pad is above the flood plain as identified by Barghausea Engineers. The high voltage overhead power lines and easement restrict the buildable areas of the site. The Hotel is sited to run parallel to the power line easement. The hotel .is sited on the northern portion of the site between a proposed restaurant pad on the west and the proposed Family Furl Park on the east. The Green River lies to the north. Across the river there is an office building complex and an extended stay hotel. To the south of the project lies Interurban Avenue (SR181) and SR405. The proposed La Quinta Hotel is a compatible use with the surrounding development and is allo%ved in the C/L 1 zoning district with a use permit. The major natural feature impacting the design.of this site is the Green River. Vegetation including trees within proximity to the river will be left natural where possible. Very little other significant vegetation exists on the La Quinta site as this portion of the development is mostly pasture land. c. The La Quinta site is setback from Monster Road approximately 33'. The landscaping along the perimeter of the La Quinta project will incorporate similar plant materials as the proposed Family Fun Center. Pedestrian links and pathways to adjacent parcels and to the river will be accentuated with clusters of trees and shrubs. The landscape treatment adjacent to the building will highlight the lobby and porte cochere with plenty of color plants including annuals. Additionally trees will be clustered around the lobby and guest-wing to break -up the building mass and help visually reduce the scale of the building. There are nine points of entry and exit to and from the La Quinta Hotel. Guests will have the ability to walk in any direction to and from the hotel to take advantage of the amenities that will be provided once the project is completed. The Green River bike and pedestrian pathway, the Family Fun Park and future restaurant being the most immediate. Each entry will be enhanced with both architectural elements and landscape elements to provide visual focus points at the face of the building. Main entry points will receive more treatment than secondary' points of access. 4148 North 48th Street • Phoenix, Arizona 85018 • (602) 840-2795 • FAX (602) 840 -9469 E: PS39r9730l4 COP.Rldrnarrsto.:.wpd ' ItEie.' s;,:,• triX ;t'..":w't..'.jf` ✓:.i•t`au..lt :— .':%:xis"1: izu,'' <is9thl ,✓Siu ; 44'4;s4F'4j,.::4 4 .42+ill4,6,114. 6 "h. °.r`'S";:a:g.1Yi ; • t- w • 6 00 W= t~, CO LL w 0, wa = t- aim z �. t- O z t- no O N: off =0 p. 01- z �si��4 %1vF „yB�A ct.t ; 1 L, _. n._ _i ii_ 1 H C:_., l i . F'. it= e. There will be only one point of entry from Monster Road in to the La Quinta site. f. The La Quinta project is being developed in conjunction with the Family Fun Center project. Landscape treatment and pedestrian walks will be coordinated and designed to be harmonious. Varying degrees of privacy for the hotel project really is not applicable, as this requirement is for residential projects. h. The parking areas around the La Quinta project will be landscaped at the perimeters and in clustered areas to help screen the parking. Additionally the Family Fun Center and Restaurant projects provide additional screening of La Quinta's parking from surrounding roadways. i. The La Quinta Hotel will be the tallest building of the proposed development at 4 stories. This is in character with existing development in the area. At this site it will also become a background for the Family Fun Center and the proposed restaurant. Building Design a. The style used on the La Quinta Hotel is a Mediterranean style. The architecture includes hipped, tiled roofs, pediments projecting out from the face of the guestwing, cornice molding, banding at the floor lines and at the base. Color is used to create additional visual interest. The field color is a light sand color, the accent color is a beige, and the trim color is a teal green color. The projections of the molding and banding at th e floor lines in conjunction with the pediments and colors help to reduce the overall mass of the building and give it a more human and residential character. The lobby helps to transition from the higher guestwing down to the future restaurant. The guesrwing east end is adjacent to the amusement park and their proposed rides and miniature golf features. b.. See "a" c. The windows are scaled to fit the proportions of the rooms in the guestwing. They are dual pane energy efficient units with dividing mtlttins to add a residential look to the rooms. The windows are framed with a projected stucco detail to add shadow lines to the face ()Effie building. The doors are all residential in style. Entry doors are divided glass french doors. The eaves are a Function of the hipped tiled roofs. There is very little use of parapet walls. Mechanical equipment above portions of the lobby are screened by parapet walls. Most of the mechanical equipment is within the pitched areas of the roof. d. The color scheme is light using neutral tones for the most part accept for the teal - green trim which is used at the eave and specific molding treatments. Due to the nature of the multitude of primary colors that will be used for the Family Fun Center, we feel it necessary to stay with La Quinta's proposed color scheme. E :.PRJ9 7.9731A13'.CORR'.drnarrn;iv;. w•pd it:riPA7:460:aX5,16;4441&.:'hi t*-43 oatietii%"s :e.04: Yd t4;"44: '111,441'4: • "�,'^t,:k+''.S!,.f1;x'Si'i Y..Atr3,t4; 1 • 0 O' • co o;. • W =_ J�1 . w O, • = d. 4- _` • • gyp, U: :O N' = U' • = 0' Z, UN z • 1 IOik) -u _, -1? ? 1._ : 24 TODD _. ASSOC Si . :I i:ITEE. 11.1' :. e. The use of the pediments, horizontal banding with simple shapes and crown mold shapes, framing of windows and doors and color on the guestwing help to achieve visual interest and shadow lines on the building. face. Additionally the three story lobby is set at an angle to the guestwing which helps create spatial interest between the buildings. The lobby steps down from the guestwing helping to transition to a residential or human scale. 3. Landscape & Site Treatment (See (tern la through 1) Miscellaneous Structures • a. Trash enclosures and lawn 'maintenance building will be. designed using the same detailing and materials on the hotel. The courtyard and pool area will be screened by an ornamental iron and stucco block wall. c. Mechanical equipment will be screened by parapet walls on the roof and screen walls at grade where such equipment exists. Exterior lighting will he done with a combination of wall mounted decorative fixtures at entry points and pole mounted, shielded, parking lot light fixtures. Bollards will be used alone pedestrian pathways. Accent lighting will he used to highlight landscape areas. • END OF DESIGN REVIEW NARRATIVE E:..P1(197.9731:414*.CORK,drn.2rr3nve. pd Z W C W JU UO U D UW W • u_ W 0 r LL U � =d �W Z= O ZI- W D U U O — co I- WW DC I- H .. W U U 1- O~ Z refa P 1611. NEW 1 aria `:u•,;:.M,.i cw;a:il.:•.5r,.404 N•',i"1^7"" n - ...... -. :ti c,�a,:o. ``k y..dd''t —•. .. �, <. r DWI I Itecfi• .�, 771a' 4i 0 f •tOli L+i i 1:164, x tae tw4 eu ATTACHMENT H 1 12rTS1V11.{N1 — / /, .11vcI G t O ddd -8 V \, • -:— ° .0•••:•° -.— i• 26/91/£' Z11-L6 a. at cg WW t. _I 1° CS\ • C • \ \\ v..:! t:.'':ti• ,: 2vti i'm' +S'r�H�r�?o".i�r:114i�1{ ":i%tn',.st .Lei.S: rt,r,k1,;,11eb'iva'L. A.,. . si!Yr 14,14, i3i131; 1 " ft 86/61/£ I 7: El I-L6 uoiliumgm •ripwini • --i r) "(,. • • It C.) 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W W U; W ~O; Lu =. 0 Z MEMORANDUM TO: Planning Commission/Board of Architectural Review FROM: Nora Gierloff, Associate Planner RE: Comments on the Family Fun Center Project DATE: April 23, 1998 I have received two telephone calls from citizens who wished to give comments on the Family Fun Center development. Doug Grimes 14473 57th Avenue South Called in support of the project. William Fouty 6423 South 143rd Place Called to express the following concerns: Tukwila is already overcommercialized and does not need an amusement park Traffic is already a problem in the area and this development would make it worse re 2 6D' 0 0 0 W J 1- N u_ W 0 g ¢; W D = W Z�. 1- 0': :Z F-; Vim, V o � = W V: IL..Oi W� H 1_ Z MEMORANDUM TO: Steve Lancaster, SEPA Responsible Official FROM: Nora Gierlof k sociate Planner RE: Comment letter on SEPA Threshold Determination for E98 -0024 DATE: April 22, 1998 The attached comment letter from attorney Joel Haggard was received on 4/20/98, the last day of the SEPA comment period. It raises questions about the adequacy of the background analysis on which our determination of non - significance for the Family Fun Center project was based. The comments fall into two categories, I have responded to the questions raised below. Traffic Impact Study 1. The site plan has evolved since the date of the study, however the traffic generating uses are unchanged.. The access points have been approved by the City Engineer. 2. -4. The issues raised regarding the procedures used in the traffic study may have some impact on the LOS calculations at nearby intersections, however the purpose of LOS calculations would be to determine whether the development would be liable for off -site traffic improvements. The applicant has already agreed to pay traffic mitigation fees per Tukwila's Concurrency Ordinance. The City is already planning on constructing capital projects to improve or maintain current levels of service in the area, the cost of which would be shared by new development such as Family Fun Center per the Concurrency Ordinance. Traffic mitigation fees will be assessed at the time of application for building permit. 5. The right in/right out turns from Grady Way and Interurban Avenue will be controlled by the existing c -curb medians. The City does not anticipate difficulty in having the "right turn only" signs installed. Toxic Waste and Water Quality The cleanup of the Family Fun Center site is regulated by the Department of Ecology under the Model Toxics Control Act. The City has received notification from DOE that the site has been placed on Ecology's Confirmed and Suspected Contaminated Sites List and that the applicant is working with DOE'on a cleanup plan under the Voluntary z. 6 -J ;• 0 W W=: u. w O. a. I- _. z1 I- O. Z Do w w: • .Z L10 Z. �;. 0 01- Cleanup Program. DOE will provide technical assistance prior to and during the cleanup to assure that the cleanup is in compliance with the MTCA and that the site is no longer a threat to human health and the environment at the completion of the cleanup. Then DOE will review the final cleanup report to determine if a No Further Action status can be given to the site, at which time the site will be removed from the CSCSL List. Any land altering permits issued by the City will have to be in conformance with the cleanup plan approved by DOE. DOE has also stated in reference to the Family Fun Center Project that they encourage "the cleanup and beneficial reuse of contaminated properties." _. ..n r'r'' .F -•ya, S'._ �, u +.f1" U." •tL`, ;i; .•7 t{:s% ' y 't ... ..,«.,.. *, .�,. �r�.,' ",r.:e'.:' ±' slit: 7:i:�,�,�,�:1.'..�.5J.:s'�.:..s . +prtt r;•nae^v.w,MM�n #..n.. %;`i'.. -. ,.vti;:��' ..;ri,.,A:,l�tr;i..:4;,'<. ,,1'r.' !! �.�.. tlnY�it 1}5,�°'�t YktvM£ "YW �t HAGGARD LAW OFFICE ATTORNEY AND COUNSELOR- AT•LAW SUITE 1200, IBM BUILDING 1200 FIFTH AVENUE SEATTLE, WASHINGTON 98101 (206) 682 -5635 FAX: (206) 623 -LAND JOEL E. HAGGARD April 20, 1998 TRANSMFr1'ED BY FAX & HAND DELIVERED Mr. Steve Lancaster, SEPA RO Ms. Nora Gierloff, DCD City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 RECEIVED APR 2 0 1998 COMMUNITY DEVELOPMENT RE: SEPA DNS Comments (File No. E97 -0024 - Family Fun Centers) Dear Steve and Nora, OUR FILE NO: We have had a review done as to the proposed Family Fun Center. The review has been limited to the following available documents, i.e., a) City DNS dated April 6, 1998; b) Memo to Lancaster from Gierloff dated April 6, 1998, and c) all documents listed in the April 6, 1998 Gierloff memo except the 7/7/94 Addendum for Document #2. which was not provided to us. Our preliminary comments are thus limited to the data sources at this time. RE: Traffic Impact Study: We appreciate the effort Entranco has made in its original and revised reports. We have concerns essential to that analysis. Assuming the correctness of the comments, a further revision is required to fully disclose, pursuant to the SEPA duty, the probable, worst case significant adverse impacts [see WAC 197 -11 -335, - 340(2)(f)]. We do not believe that the cost of having an adequate study available is exorbitant. 1. Does the site plan (Figure 2) reflect current plans? Are access points in compliance with City standards, particularly as to entry radius and location? Due to distance from Interurban and Grady, would not one access point be required or appropriate? 'Aas'3Yyu0,614 5 ) K.Iii?uu.a ii;.�,�i.+..� �s.1.�?+: rsa .� ;,�.��i:'ii5si. �.. �£' t ':B; ;r�Li+"u; +.,�.`t'';�i' �;�e3a'�*i'r .h' r:�., �'i aiS;� xi}d'd4Y, �� rrb+ a • /'dati.Y',uCJ�" JI�N'u?."^'. z J U: 00' to 0 w=. I . _I I- . . LL w 0' u. ? �a w z o: z� 0 H = w U. O lliz; oQ OI z Mr. Steve Lancaster, SEPA RO Ms. Nora Gierloff, DCD April 20, 1998 Page 2 2. Traffic counts were obtained over the time period of 1989 through 1997 (see p. 4). The data does not appear to reflect current conditions nor project background levels to the proposaPs horizon year. Use of outdated data not reflective of current conditions does not result in full disclosure of worst case intersection and roadway service levels nor of operational issues for site ingress/egress. 3. Vehicle count data were averaged from Thursday and Friday data (see p. 8). A brief review of Attachment B indicates this averaging technique results in as much as a 12% to 30% underestimate of actual, worst case or peak volumes. Revision is needed to bound the probable, worst case condition and provide full disclosure. 4. We are intrigued by the logic used to discuss internal trip reductions set out at p. 11. The study uses a 15% reduction for internal trips. Yet, at the top of p. 11, the analysis states that "... most internal trips will probably become pedestrian trips rather that vehicle trips." Accordingly, there should be no or little internal trip reduction used. 5. Apparently, the City has requested that "right turn only" signs be provided at both Monster Road intersections and Interurban and Grady. Since the City has only "requested" this, it should be a condition of a MDNS due to significant adverse impacts on street/intersection operation and vehicular accident probabilities. Accident data should be provided to allow full evaluation. We also question, maybe due to our misunderstanding, whether the trip distribution and LOS calculations reflect this turn movement requirement. If not, the analysis should be revised. RE: Toxic Waste and Water Quality: Extensive reports have been prepared on preexisting site conditions. These reports are as important for what they say as for what they do not say. For example, the 11/17/97 Geo- Engineer Report clearly affirms the site is "dirty" and is subject to state regulated clean up (see pp. 1 -2). But, methane is not addressed since the consultant could not obtain information (p. 2), an inadequate limitation on disclosure due to experienced and possible sources. .,�. "!v ?.. , -1 ';8 >, . i:k "itr ^P�ci1;.:r,,j•r .. 'BTFY'... s^.s'Y` Y . "vi:'ki.::rtiSic:i3ib�..si^i�+v a;Ilt `tYAV:.- .tt .Oa= z zW. cc 000 = w , I N LL W0 u.Q �_ z�' I-- 0. zE- �o 0 co 0 W uj' �0 O. 0— z Mr. Steve Lancaster, SEPA RO Ms. Nora Gierloff, DCD April 20, 1998 Page 3 The site is listed by DOE (see 7/16/96 letter included in 8/12/'97 Geo- Engineer Report). Perhaps PLPs have not been identified. Nonetheless, there reasonably appears that hazardous substances are present on the site as a result of prior industrial activities. If so, then conversion of this site to the proposed non - industrial uses appears precluded by state law until DOE provides approval [see RCW §70.105D.030(2)(e)]. Thus, any action by the City prior to DOE approval appears to suggest authorization contrary to law. The technical reports provide sufficient basis for establishing that there are on- site hazardous wastes. More critical is the location of known concerns relative to riverbank excavation and filling. Due to the known concerns of on -site pollutants there is no record information evaluating these probable impacts. Thus, the DNS is predicated upon ignoring, rather than fully disclosing, the probable significant adverse impacts of the proposal. Perhaps DOE will address this in a clean-up plan or a 401 Certification, or perhaps Fish & Wildlife will address this in the HPA. But, this has not been done. The City's DNS attempts to avoid such analysis and disclosure. We suggest this absence of information, and analysis is essentially contrary to SEPA, particularly as related to water quality, fishery resource and public health impacts. The issues have been signaled (i.e., 11/17/97 Geo - Engineers Report, pp. 1 -2, 6 -7, 9 -10; 8/12,197 Geo - Engineers Report, Executive Summary pp. 2 -6, 9 -10, 12 -13, 15 -17; 6/30/97 Geo - Engineers Report, pp. 6 -12; 1/24/97 Geotech Consultants Report, pp. 1 -3, 6 -12), but no such reasonable analysis has been provided as to such probable, significant adverse impacts, particularly as to water quality, fisheries and human health, for the proposed actions on this site. Of additional importance to the DNS inadequacy is the failure to establish by an MDNS as conditions all of the recommendations made by the consultants. The 3/19/98 Riverbank Restoration Report and the 1/26/98 Geo - Engineers Report only serve to reinforce the inadequacies of record information and issue review inherent in the DNS. RE: SEPA: We understand the City provides for no administrative appeal of a DNS [see TCC §21.04.280(a)]. If we are incorrect, please promptly advise us so that an appeal can be timely pursued. Alternatively, the City may desire to avoid future issues by requesting of the applicant adequate information on the subjects discussed above so as to allow either a DS or a MDNS to be issued. The 4/6/98 Staff memo appears conclusionary and contrary to the information record. If not done, please recognize that an appropriate appeal is likely when the first City action is taken on the proposal. This would be unfortunate since it is always better to have full disclosure : .r +i".Lrr' «y:rv,6"r:':r::- cr,•!i .':1:�,. r#1.1'tz., t'" ii—fit rlSLSar r .. �„ '.? ey<S6�%r,,i:�i i ��£ i` sii' �+:. �k8' �e' fiil� ��tttriaaf`�.'t- 'i+`,.::.i:3 fir :..dJ6intiu "w3'- ,:�re"`� � a . z. 'i'x'r `� rr'���%�r �'; tC` S: itl i��ti�� .+�d�'�i�i,�#�S+�•�.Y�i3Rl�+i� z w ce U 0 w= J o w 2 to w z� I- o` Z �- 2 o` 0 0 -: 0 H: ww I0 - 01 wz oI 0 z Mr. Steve Lancaster, SEPA RO Ms. Nora Gierloff, DCD April 20, 1998 Page 4 under SEPA to allow an informed decision -maker (which various state and federal agencies). Please promptly provide a copy of all applications to jurisdictions. Sincerely yours, -q el Haggard besides the City includes county, state and federal sm c: \... \r20 \207701tr.420 :�r2iA' Pig'.:: y„' i.': 6•„ ig�« 2S? 2? 2i'.'. zE7rli7? t: r<;»( a. ;.s'.mma...�..,,.�..__......... : Z 1w U O' ww w z: w w O: co = W I— =;. Oi 'Z W H. D p; iO U: io `w W I Vi W ~p • tl l Z ; UN Z ~' 6 -08 -1995 3 : 55PM FROM ,,JSHN C RADOV I CH DEVE 206 453 97,40 April 22, 1998 P. 2 z .1-w Mr. Steve Lancaster re Director of Community Development 6 City of Tukwila o o 6300 Southcenter Bivd. i c`on w: Tukwila, WA 98188 UJ x w o: J: LL ': Dear Mr. Lancaster:, co w zi._ As neighbors to the proposed "Family Fun Center", we would like to take this o opportunity to endorse the proposed use and design of the project.. Having taken w w' the time to visit the . applicant's existing site in Wilsonville, Oregon, we had the .2 o' el chance to see firsthand that the Family Fun Center is a clean and well organized o cn: development, giving the community a healthy environment for family o _; entertainment = w` 1 . However, as stated in our earlier. comments to the City of Tukwila dated I- o November 18, 1997, our primary concern for the project continues to be traffic iii cn impact. Having hired a traffic consultant to review the Family Fun Center's traffic m. study, we found it to be gravelly inadequate and cause for serious concern. Not z only did the study not address the traffic impact of several adjacent intersections, but in some cases the traffic counts relied upon were from 19941 Attached you will find a memorandum outlining our concerns. Our intent with these comments is not to oppose the specific use or design of this development. it is to state, once again, that traffic impact and mitigation has been grossly underestimated. The result will have serious consequences, not only for adjacent property owners, but the Family Fun Center itself. RE: Public Hearing Comments/Board of Architectural Review Family Fun Center Sincerely, JOHN C. RADOVICH DEVELOPMENT COMPANY Rebecca Davidson j01111CRadaViell Development Company 2000 - 124th Ave. N.E. B.103 Bellevue, WA 98005 (425) 454 -6060 ��..01g i4 t :4i* 01,`.1,0f.:Lii. Yi'.i..Y �'iT.'�.�..`i1 n�'1i. ? iliC�Xi .�F�l�.'.f�['J..ilrZ,:i.K1 di 2+7nflJ�^JZ .Z•i�$1 "hit, i%w3a'"ni:Y.;;xti'S oi.dr'nhW.k:' i'zstli� +i.�iinkl a�,ti�!4 2 IA•i,q`cl':rri.5S ..:? V{ � '�n`ni! .+'�. `?1:.: tatE�'c�cUt ,A44. 6 -08 -1995 3:56PM FROM = "71HN C RADOVICH DEVE 206 453 97,41g, • kPR 22 '98 07:95 BRGWN &P!6�3o(:1 RTES P. 4 To: From: Date: Re: MEMORANDUM Ms. Rebecca Davidson C. v. Brown, P.E. April 21, 1998 Family Fun Center DNS Traffic Circulation Elements Per your request I have reviewed the Traffig Imoact Studv (TIS) for the proposed Family Fun Center in Tukwila, located off • Monster Road near Interurban Avenue 5. (SR 181) and S.W..Grady Way. The TIS was produced by Entranco and dated January, 1998. The fundamental parameters of interest include the following. Family fun Center occupying 7.96 acres on the southeast sector of the total site and having a building of primary 60,500 gsf building with parking on the east and south aides. 2. The inclusion of a La Ouinta Hotel on 2.87 acres. The hotel will be a 4 -story structure with 153 rooms. 3. A proposed high turnover restaurant of 11,900 gaf on 2.09 acres on the western side of the site next to Interurban Avenue and bounded on the north by the. Green River and the seuth by Monster Road. As noted in the TIS it may be a Red Robin, Tony Roma's or similar type but to date there is no defined tenant. There is one minor access drive linking the southern parking lot of the Family Fun Center to Monster Road about calf a block north of the S.W. Grady way intersection. The major site access is about midway on Monster Road and includes a single inbound lane with a small median that separates the right turn out and left turn out lanes. Traffic count data used in the TIS covers the span 1989 through 1997. The only recent traffic count data is at S. 180th Street and Andover Park E. This is dated June, 1997. Count data on Interurban Avenue at I -405 is dated much earlier (12/94) as is the data for the West Valley Highway at 1 -405. Christopher Brava as Associates 879 Qaiaicr Avenue N.. Suitt A-201 Denton, WA 98055-1380 (206) 777 -1188 P. 3 c 6 -08 -1995 3:56PM FROM -10,;-IN C RADOVICH DEVE 206 AS3 974.0 P.d APR 22 '58 07%36 "BR4WMASSWIATES P.5 MEMORANDUM To: Me. Rebecca Davidson From: C. V. Brown, P.E. Date:. April 21, 1998 Page: 2 .1am not sure if.this is an issue you may wish to raise but you might note. the reported traffic data are too old to have any validity. Even data three years old may be suspect let alone that which has now been modified by recent major freeway interchange reconstruction - which is the rule for this part of the highway network. The trip generation. data appear to be . adequate including the use of, pass-by trips and internally generated traffic. For your files you may note'the follcwirtg, F.M. Peak Hour 9f the Street Svstem Net Trips Zn Out Total. Family Fun Center 41. 56 97 veh.hour Hotel 45 36 81 veh. /hour Restaurant 56 44 100 veh. /hour Gross Site P.M. Peak 194 184 378 veh. /hour Net Site P.M. Peak 142 136 278 veh. /hour Gross Avg..Daily Traffic 2,469 2,470 4,939 veh. /day Net New Daily Traffic 1,926 1,925 3,851 veil. /day Level of Service (LOS) analyses was limited to only Monster Road at both Interurban Avenue and at S.W. Grady Way.. No LOS analysis was published for any of the major intersections along Interurban Avenue such as at Fort Dent, the 1-405 ramps, Strander Boulevard,' etc. The absence of an LOS analysis at Grady Way /Interurban and at Fort Dent Way /Interurban, with any Cbriatophcr Drova Associates 879 lZaiaier Avenue N.. 8uitc A -201 Benton. WA 98055.1380 (206) 772-1188 :n.�: F:i,;�:�»:fus�� a �: �c..: 1+: 6tiv:+ �Y. aG� +.u:.,,y...F, ^.•.wa>;:o-n��6N� k7src��k:;.w�,�y�y >drtr�... �';:so-i;.�Fi%",'•:G.i�S >A: ?v +;alt "�!h.^m ".4:i�Sf�h:�k ". z i1 ~ W at2, Wes; U O CO o. (O w' w o• 2 u. Q wd Hw z HO z!- w w` 2 UO O -' O 1- W LL Z • ' 111 rz UN O z '6 -08 71995 3:57PM FROM "INN C RADOVICH DEVE 206 453 974 PPP 22 '98 07i S6 BROWNIASSOCIATES P.6 MEMORANDUM To: Ms. Rebecca Davidson From: C. V. Brown, P.E. Date: April 21, 1998 Page: 3 P. 5 estimated queuing, is an oversight of major concern in my judgement. For example, how will a motorist exit momater Road at Interurban Avenue in the p.m. peak hour or, better yet, is it . even possible in the peak hour? In my estimation, the entire access issue at the main arterial highway - Interurban Avenue S. - has not been examined in sufficient detail. With only the two LOS data available in the TIS, no assessment of peak hour traffic conditions is possible. As a consequence, it is not practicable to tell how access to your site via Fort Dent Way and Interurban Avenue S. will function in the future after project implementation. 1 realize this may be a provincial outlook but, for your buildings, how will your future access be restrained (or constrained if that is a better word) by this project and can anything be done to ensure your current LOS, that you now enjoy at Fort Dent /Interurban, will continue in the future? In addition, I did not see any horizon year forecasts (such as the year 2000), both with or without the project, and so no . determination is possible with respect to your site's access under horizon year conditions for the build and no -build conditions. Traff1C mitigation fees are described for impacted intersections (seven all told as shown on Table 4 of the TIS). The aggregated total is $155,560. In summary, and apart from the above, from your perspective there are three items that should be of concern to you. These are as follows. 1. To what extent will new or unfamiliar drivers fail to make the site's access via Monster Road and end up on Fort Dent Way and, after that, then have to make a 'U' turn, exit back onto Interurban Avenue S. and, as a consequence, thus compete for scare "green time" at the Christopher Brown a Associates 879 Painter Avcnue N.. Suitt A -201 Penton. WA 980551380 (206) 772 -1188 Jig: VA" ' : a1$++ kS. k:+7:. z H z J U' 00 CO O. CO w W Z' uj u. d' • m. � - 0' z Wi 2p O c; _ Z. w 0 ~'. z • 6-08-1995 3 : 57PM FROM C RADOV I CH DEVE 206 453 97 -" ' PPR 22 '98 07 :37 PROWN&PSSOCIPTCS To: Ms. Rebecca Davidson From: C. V. Brown, P.E. Dater April 21, 1998 Page: 4 ) MEMORANDUM P.7 P. 6 z i- z''. mow. :Iii D JU signal on Fort Dent Way. This will impact your tenants • c),0 who already endure long delay times at the siunA1. Will , more traffic be added to your access system by this wi Z project ?' What will those.impacts be? How will they be co u_' managed and inhibited? WIO; . To what extent will familiar drivers, wanting to avoid 2g:3'. the awkward circulation system oC Monster Road, park on ct Fort. Dent Way or its abutting properties (such as yours) • a,. and then use the new pedestrian bridge to walk to the • w: restaurant. In essence, does the new pedestrian bridge .g t-`, and the close proximity of the restaurant lead to the F-p .restaurants future tenants parking on your site(s)? How zI-; will this be controlled? Who will bear the '� r; responsibility for ensuring. this remote parking concept v o does not impact your current properties parking needs? p (II . ot- . As noted earlier, there is no discussion of the traffic .• = w` impacts on the main arterial serving your site(s). Just E-.„ how will Interurban Avenue S. function in the "after" p,, condition at the major intersections of Fort Dent Way, Z. • S.W. Grady Way, the 1 -405 southerly ramps, and Strander U i)`: Boulevard? No analysis of these has been found. ; 1`° z Christopher Brows a Associates 879 Rainer Avenue N., Suite A -201 Penton. WA 98055 -1380 (206)'172 -1188 := ti::+: iiL' to %3.tiu5l:.fa'aelSLfi:Y.ee�CL'2 rt�i.."uytti::.lCian` >o`kr�7,<+: �" S v 4: 'r .i .. iY,iF2 >4 "7,t�'upj; Architecture/ Planning/ Landscape Architecture TRANSMITTAL 4019 North 44th Street • Phoenix, Arizona 85018 • (602) 952 -8280 • FAX (602) 952 -8995 C: \TEMP SEND \IRAN544..00I.wpd44 1::. ,... nerki�:tia �' ^db'kli z.'N"'.r.�... ��al:,s ^'•�i�t� rC.ti2�'r`..1`„.atG �R:4PRi3J:i�F�" ` &.Z'a�E�:SelA;tiiti�.'.dnV'e:::: a.'. , 'iS�N:ai':.�.� nkPJ1':5�5 °k4 ARCHITECT'S 17 -''`tom PROJECT NO: PROJECT : � G4 Q ,- _ 1 6.0 i L 1/1/k (Name, Address) TO: ` aiel4L eePs.PtYm K J T� NJ•e.lor wt �tfi (p'S�op 7-) i © t k •e.ot`�ev- 4 J el 0 --174 L fon. IAA_ , /6 i 6, DATE: 4. -1--28 If enclosures are not as noted, please inform us immediately. ( ) Acknowledge receipt of enclosures. ( ) Return enclosure to us. WE TRANSMIT: 0.-1-herewith ( ) In accordance with your request ( ) Modem VIA: r ,r e - ->C FOR YOUR: ( ✓) approval ( * stribution to parties (. ) information ( ) review & comment ( ) record ( ) use THE FOLLOWING: ( ) Drawings ( ) Shop Drawing Prints ( ) Samples ( ) Other ( ) Specifications ( ) Shop Drawing Reproducibles ( ) Product Literature ( ) Floppy Disk ,''COPIES: :. DATE REV NO. DESCRIPTION ACTION ' CODE 10 4 -A -9A 7- vile, p1 S:'s l eec D uel. 12e.-rt ve_ 1 lx,,,17 , �1'eY v„,„ -('' j $i Ll ACTION A. Action indicated on item transmitted CODE B. No action required C. For signature and return to this office REMARKS 6A ci9VA 1k c5, 4r -e CB D. For signature and forwarding as noted below under Remarks E. See Remarks below A# 14 Calk v i e4 4-0 ,,L ou.1 c,ertbej Qv L,u .c.7 a l 5( z•e S • 4r 04 4. 4i hid) u k9r /f DL1 'P.�'t� � Gt. I I G Co � �t In A / � X11 F. A V m � � `P {l 'e..— ` COPIES TO: (With Enclosures) File / ILL, Pot 'e S e (,` ) vu9 k.te c4 t et-L \ BY: i9 u e C k /S-,� 4019 North 44th Street • Phoenix, Arizona 85018 • (602) 952 -8280 • FAX (602) 952 -8995 C: \TEMP SEND \IRAN544..00I.wpd44 1::. ,... nerki�:tia �' ^db'kli z.'N"'.r.�... ��al:,s ^'•�i�t� rC.ti2�'r`..1`„.atG �R:4PRi3J:i�F�" ` &.Z'a�E�:SelA;tiiti�.'.dnV'e:::: a.'. , 'iS�N:ai':.�.� nkPJ1':5�5 °k4 File: mm Drawing# ;.�.�. r.. a, afrtY..r zvy'..- r..:,= 1'!: i✓ L.,. YY...=,: vix:: r,..... c. ?`:}] n•. .:.a.'i!.iw.i`ir:i,4js:..�1..:. 1, A F F I D A V I T O F D I S T R I B U T I O N Notice of Public Hearing l] Notice of Public Meeting ['Board of Packet Board of Packet fl Planning Packet L Adjustment Agenda Appeals Agenda Commission Agenda Short Subdivision Agenda Packet hereby declare that: ODetermination of Non- significance LI Mitigated Determination of Nonsignificance O Determination of Significance and Scoping Notice fl Notice of Action LI Official Notice U Other Notice of Application for fl Other Shoreline Management Permit Shoreline Management Permit was mailed to each of the following addresses on 3-99 . eta- C-Gut-e0 Name of Project CeinAlf ignature File Number I- -M11- n 9 ;�i��.....� •:.x:utC�s��:a:'a�i 6:xY�kia! :i�wt..T�� �.m�d.`ti >iPd�:r.�K;�3 TaSw"; i�,+.%» �' .:�;�',�:�»!w.!rn+'�'.L•tr:'tpri 7: �ri�Xn" rX�iini�hKU( 1S�r "�:is�tUi�r.,x?�?kiSiinliHav U z • , ,-z w' 00 0 W =; N LL` 2 1 1- al _. 'I- O' Z I- w w-. p;" 0 N; ur H V; 1 Z :: UN O 'z CITY OF TUKWILA NOTICE OF PUBLIC HEARING JECT INFORMATION Family Fun Centers has filed applications for development of an entertainment facility, which includes an arcade, go- carts, bumper boats, batting cages, restaurant, and an adjoining hotel and restaurant to be located at 15031 Grady Way South, Tukwila,Washington. Permits applied for include: L97 -0069 Design Review L97 -0068 Conditional Use Permit - Land Use L97 -0071 Special Permission Parking L97 -0072 Special Permission Sign Other known required permits include: Building Permits, Land Altering Permit, Shoreline Substantial Development Permit, Sign permits, Flood Zone Control Permit and Misc. Utility Permits These and additional project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Additional Files: E97 -0024 SEPA Environmental Review L97 -0048 Shoreline Permit I. OMME You are invited to comment on the project at the public hearing before the Board of Architectural Review, scheduled for April 23, 1998 at 7:00 p.m. The hearing will be held in the City Council Chambers at City Hall. The hearing is subject to change. You may confirm the time and date by calling Nora Gierloff at the Department of Community Development at 433 -7141. For further information on this proposal, contact Nora Gierloff at (206) 433 -7141 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: October 24, 1997 Notice of Completeness Issued: November 21, 1997 Notice of Application Issued: November 26,1997 SEPA Threshold Determination Issued: April6, 1998 Notice of Hearing Issued: April 9, 1998 s z a • w II 2 00 co C3 W x 1-'. w0 -I. = c� W Z F-0. Z 1- � o� oa 0 F- 111 u IU I. _Z CU =. o 1—, z A F F I D A V I T letAA1 GA' rJUA fl Notice of Public Hearing []Notice of Public Meeting O Board of Adjustment Agenda .Packet []Board of Appeals Agenda Packet O Planning Commission Agenda Packet J Short Subdivision Agenda Packet O Notice of Application for Shoreline Management Permit fl Shoreline Management Permit O F D I S T R I B U T I O N hereby declare that: O Determination of Non - significance 0 Mitigated Determination of Nonsignificance []Determination of Significance and Scoping Notice JJ Notice of Action ❑Official Notice ither --4‘ a/ 4-2-f-b:E/1 0 Other was mailed to each of the following addresses on 0--(16-q-7 S 11-ad Name of Project File Number l-. 1 -GU kC ALAI ia.41 Signature uct.,-„,01- NOTICE OF APPLICATION DATED NOVEMBER 21,1997 The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: The Mulvanny Partnership for Family Fun Center LOCATION: 15031 Grady Way South, Tukwila,Washington FILE NUMBERS: L97 -0069 (Design Review) L97 -0068 (Conditional Use Permit - Land Use) L96 -0075 (Conditional Use Permit - Swing) L97 -0070 (Variance) L97 -0071 (Special Permission Parking) L97 -0072 (Special Permission Sign) PROPOSAL: To construct an entertainment facility, which includes an arcade, go- carts, bumper boats, batting cages, large swing, restaurant, and an adjoining hotel and restaurant. OTHER REQUIRED PERMITS: Shoreline Substantial Use Permit Land Altering Permit Building Permits Utility Permits 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 December 10, 1997. This matter is not yet scheduled for a public hearing. If you are interested in being notified of the future hearing date, 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 Diana Painter, the 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: October 24, 1997 November 21, 1997 November 26,1997 'i +;;v. /= inzl:rY: %.. ^er7's :- ., m; N�v�' i�! 4�4' dik,' r' ;:':§ i8�i." ��4' f� '4'.:�.�'b''•',���.`�ie`..$1". X" It V.-4.114(y it.fiA7‘406MKAFR az;xx woI�taPnaaz- t-w u6 n • UO tO o • w= • • w O'. fn = d`. w _ z�; zo :2 U �. ,fI III • ..z;. w =' O~ z 6 CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS ), U:S, : :ARMY' :•CORPS OF'ENGINEERS • FEDERAL HIGHWAY ADMINISTRATION D DEPT OF FISH & WILDLIFE FEDERAL AGENCIES ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. WASHINGTON STATE AGENCIES .(%S):OFFICE OF ARCHAEOLOGY `j><) TRANSPORTATION ,DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMMUNITY DEVELOPMENT (, DEPT OF FISHERIES`& WILDLIFE ( ) K.C. PLANNING &COMMUNITY ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 K C. WATER;; POLLUTION CNTRL ( ) DEPT OF SOCIAL & HEALTH SERV. (X)•DEPT..OF ECOLOGY,.,SHORELANDS DIV DEPT OF ECOLOGY, SEPA DIVISION* ( ) OFFICE OF ATTORNEY GENERAL * SEND CHECKLIST WITH DETERMINATIONS * SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES DEV. ( ) K.C. DEPT OF PARKS ( ) HEALTH DEPT ( ) PORT OF SEATTLE ( ) BUILDING & LAND DEV DIV SEPA INFO CENTER SEPA;OFFCL ( ) K.C. TRANSIT DIVISION -.SEPA OFFICIAL ( ) S CENTRAL SCHOOL DISTRICT ( ) TUKWILA LIBRARIES ( ) RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ( ( ( ( U S WEST 'SEATTLE CITY LIGHT WASHINGTON NATURAL GAS HIGHLINE WATER DISTRICT SEATTLE WATER DEPARTMENT TCI CABLEVISION OLYMPIC PIPELINE SCHOOLS /LIBRARIES CITY HIGHLINE SCHOOL DISTRICT K C PUBLIC LIBRARY SEATTLE MUNI REF LIBRARY SEATTLE SCHOOL DISTRICT RENTON SCHOOL DISTRICT. PUGET.SOUND POWER_.. &..LIGHT.: VAL- VUE•SEWER DISTRICT WATER DISTRICT #20 WATER DISTRICT #125 CITY OF RENTON PUBLIC WORKS RAINIER VISTA SKYWAY AGENCIES ( ),KENT PLANNING DEPT ( ,). TUKWILA CITY DEPARTMENTS: ( ) PUBLIC WORKS ( ) FIRE ( ) POLICE ( .) FINANCE ( ) PLANNING ( ) BUILDING ( ) PARKS & REC. ( ) MAYOR ( ( , "RENTONPLANNING DEPT. ( ) CITY OF'SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO 'CENTER ( ) SEATTLE OFFICE OF MGMNT PLANNING OTHER LOCAL AGENCIES PUGET SOUND REGIONAL COUNCIL P.S. AIR POLLUTION CONTROL AGENCY SW K C CHAMBER OF COMMERCE MUCKLESHOOT: _.;INDIAN.: TRIBE .'„ DUWAMISH ` INDIAN... TRIBE ( ) DAILY JOURNAL OF COMMERCE ( ) VALLEY DAILY NEWS 2/10/97 C:WP51DATA \CHKLIST ( ) METRO ENVIRONMENTAL OFFICE /INDUSTRIAL RESIDENTIAL RETAIL 30 MEDIA (•• • ) HIGHLINE TIMES. ( ) SEATTLE TIMES • PLANNING DIV. 5,000 GSF OR MORE 50 UNITS OR MORE ,000 GSF OR MORE ■3 Gn, City of Tuft/11a John W Rants, Mayor Department of Community Development Steve Lancaster, Director To: Scott Huish, Applicant Chandler Stever, Mulvanny Partnership Doug Sexton, Todd and Associates Erick Thompson, Muckleshoot Indian Tribe Philip Schneider, State Department of Fish and Wildlife Gail Colburn, State Department of Ecology Jack Kennedy, US Army Corps of Engineers Puget. Sound Energy Andy Levesque, King County Department of Natural Resources, WALD Rebecca Davidson, John C. Radovich Development Company Joel Haggard Sandra Breslich Steve Delay Cheryl Wheeler Chris Brown Doug Grimes William Fouty King County Assessor, Accounting Division State Department of Ecology, SEPA Division NOTICE OF DECISION This letter serves a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approvals. PROJECT BACKGROUND NOTIFICATION: Notice of Application mailed to surrounding properties and posted on site November 26, 1997 Notice of Public Hearing mailed to surrounding properties and posted on site on April 8, 1998 FILE NUMBERS: L97 -0068 Conditional Use Permit - Amusement Park L97 -0071 Special Permission Parking Determination L97 -0072 Special Permission Sign L97 -0069 Design Review 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665 RP•+ M+• nr�CisrE. ��....-:. �... �.... w....... L. r .w�!1C�Z'fY+2{wNn.'A.Si:'w¢v,�. �.iia`4i by %<:�. z z� 6 U 0' N p{ w => w0 = f- W. _. z O' z� LIJ no io w id 1 --U:_. LLI 0~ z Notice of Decision ASSOCIATED FILES: APPLICANT: REQUESTS: LOCATION: Page 2 E97 -0024 Environmental Review L97 -0048 Shoreline Substantial Development Permit Scott Huish, Family Fun Centers A conditional use permit is required to establish an amusement park in the Commercial/Light Industrial zone. A special permission parking determination is required to set a parking requirement for the unique amusement center use. Special permission is requested for increases in sign area for two wall signs, approval of a unique sign and administrative approval of an increased number of internal information signs. Design review approval is required for this proposal for development of an amusement park and hotel. 15034 Grady Way South COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICT: Commercial/Light Industrial SEPA DETERMINATION: Determination of Non- Significance issued April 6, 1998 This notice is to confirm the decisions reached by the Planning Commission/Board of Architectural Review at the April 23rd public hearing. The Commission voted to approve the conditional use permit, set the parking requirement for the Family Fun Center at 303 cars, approve the special permission signs and approve the design of the site and proposed buildings based on the findings and conclusions in the staff report dated April 14, 1998. Following are the conditions of approval: 1. All internal information signs must be scaled and located to be viewed by the pedestrian on site and therefore not have off -site visual impacts. Designs for the signs shall be submitted to the Director and administratively approved at the time of building permit. 2. The landscape islands between compact parking stalls at the Family Fun Center shall be replaced with four 8' by 38' islands containing two trees per island. f ... »a , i .. .. .:> : 1..., .. _ r.. L.,.. � :.;ti h ;.....e ..o .ir a ±r ?. u_ :yN� d -. e:. ak : o a;v <�.. y ei kc 'c• -. z . • Z`. J o, 0 0: W• W`. - N u_! w o g Q. a F- _. z .z ui Cy .0 en, off;. 'w w. .F- -. • u_P — 0, • ui z • N. • 0 z.... Notice of Decision Page 3 3. The design of the Family Fun Center attractions shall be administratively approved by the DCD Director so long as they are harmonious and compatible with the overall site and building design. 4. The Family Fun Center and La Quinta lighting plans shall be submitted to and approved by the DCD Director to ensure that they do not cause off -site glare or excessive lighting of the river environment. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development; 6300 Southcenter Boulevard; Suite 100; Tukwila, WA; from Monday through Friday, between 8:30 AM and 5:00 PM. The project planner is Nora Gierloff who may be contacted at (206) 431- 3670 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes notwithstanding any program of revaluation. The time period for appeals is 21 days starting from the date of this Notice of Decision, April 24, 1998. The SEPA Threshold Determination is appealable only to Superior Court. The Planning Commission decisions are appealable to the Tukwila City Council. 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 receive 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. The public notice sign must be removed from the site by the applicant after the appeal period has expired, unless an appeal is filed with the City. a,,.n. �.r o4 ?.:<ru ^', Mkt 'L`v..x•;:kk�tMVf1;GA1^`S.iJ:: t6TYh7Y`,1"u';T•+�Hw.....�._. ., z .F z: D UO: y 0 t' U W • w =: Jam.. 0; rz z a' z� w, . 2 O :off, 'w w. H I-. • u- O: ui Z. O • z CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGNS) State of Washington County of King City of Tukwila I ,377:1-)40 6 (Frain t Name) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on 1 the Public Notice Board(s) in accordance with ection 18.104.110 and other applica• e gu delines were posted on the property located at so as to be clearly seen from each ri ht -of -way providing primary vehicular access to the prope for application file number 4 'l7 ' )Or' g/) ('6 60; ) 0071 d Q-yZ 00 7j 491 Affiant • "Applicant Signature) c.. /iOO ,,u La7 b 6e-T 16 /9-4' &000 r ‹ yntLimvA, 'Rr1£,' /" SUBSCRIBED AND SWORN to before me this cSday of A/0 ✓ , 19 9% • Aai/LGL/ NOTARY PUBLIC in and for the State of Washington residing at /' l My commission expires on 6 -9 -OC) Pev.e Ct. NOTICE OF APPLICATION DATED NOVEMBER 21,1997 The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: The Mulvanny Partnership for Family Fun Center LOCATION: 15031 Grady Way South, Tukwila,Washington FILE NUMBERS: L97 -0069 (Design Review) L97 -0068 (Conditional Use Permit - Land Use) L96 -0075 (Conditional Use Permit - Swing) L97 -0070 (Variance) L97 -0071 (Special Permission Parking) L97 -0072 (Special Permission Sign) To construct an entertainment facility, which includes an arcade, go- carts, bumper boats, batting cages, large swing, restaurant, and an adjoining hotel and restaurant. PROPOSAL: OTHER REQUIRED PERMITS: Shoreline Substantial Use Permit Land Altering Permit Building Permits Utility Permits 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 December 10, 1997. This matter is not yet scheduled for a public hearing. If you are interested in being notified of the future hearing date, 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 Diana Painter, the 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: October 24, 1997 November 21, 1997 November 26,1997 •z W • gv 6 D: .� U C.) 0.i o :U) • W S: CO LL: LL lo a W 0_ w' z� • z(20 U • W H 1= W z; 0 z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION November 21, 1997 Chandler Stever The Mulvanny Partnership 11808 Northup Way, Suite E -300 Bellevue, Washington 98005 RE: Family Fun Center L97 -0069 Design Review L97 -0068 Conditional Use Permit - Land Use L96 -0075 Conditional Use Permit - Swing L97 -0070 Variance L97 -0071 Special Permission Parking L97 -0072 Special Permission Sign Dear Mr. Stever: Your Design Review application and associated permits (see above) for the Family Fun Center, located at 15031 Grady Way, has been found to be complete on November 21, 1997 for the purposes of meeting state mandated time requirements. The project has been assigned to Diana Painter. The Design Review portion of this project has been tentatively scheduled for a public hearing before the Board of Architectural Review in February 1998. Scheduling of this hearing depends, however, on procuring the appropriate permits from other agencies with jurisdiciton. The next step is for you to install the notice board on the site within 14 days of the date of this letter. You received information on how to install the sign with your application packet. If you need another set of those instructions, you may obtain them at the Department of Community Development (DCD). Also, you must obtain a laminated copy of the Notice of Application to post on the board. This notice is available at DCD. After installing the sign with the laminated notice, you need to return the signed Affidavit of Posting to the our office. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 •:w.,.: „,s?wu�St•.�'�tC,?.'., ;;n o?;•: kifJSu<S•::"!4iYlµ!;' i.i! 1.'ist .lst it r, Is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permit identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. You should contact them directly to find out what their application requirements are. There may be permits from other agencies required which we have not identified. Please let me know when you intend to post the site. If you have any questions, please call me at 431 -3661. Sincerely, Diana Painter Associate Planner cc: Reviewing City Departments • II; DESIGN REVIEW GUI ' NES from Zoning Code The Tukwila Zoning Code requires projects of a particular size in certain zones to undergo design review. Design review involves a public hearing and presentation before the Tukwila Board of Architectural Review .(BAR). The BAR's decision is based on design guidelines contained in the Zoning Code BAR section (TMC 18.60.050), and on design policies in the Tukwila Comprehensive Plan. The Zoning Code Design Review Guidelines are listed below (see next section for Comprehensive Plan Design Review Policies). NOTE: a) Projects located within 200' of Green/Duwamish River must meet additional criteria in SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT APPLICATION. b) Hotel/motel projects must meet additional criteria in TMC 18.60.053: c) Multi - family residential projects must meet additional criteria in TMC 18.60.053; multi- family residential projects in TUC and TVS zones must also meet criteria in CONDITIONAL USE PERMIT APPLICATION. • A. RELATIONSHIP OF STRUCTURE TO SITE 1. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. 2. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. 3. The height and scale of each building should be considered in relation to its site. B. RELATIONSHIP OF STRUCTURE& SITE TO ADJOINING AREA 1. Harmony in texture, line and masses is encouraged. 2. Appropriate landscape transition to adjoining properties should be provided. 3. Public buildings and structures should be consistent with the established neighborhood character. 4. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. 5. Compatibility of on -site vehicular circulation with street circulation should be encouraged. C. LANDSCAPE & SITE TREATMENT 1. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. 2. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. 3. Landscape treatment should enhance architectural features, strengthen vistas and important axes, and provide shade. 4. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. 5. Where building sites limit planting, the placement of trees or shrubs'in•Paved areas'• L J is encouraged. 6. Screening of service yards and other places which tend to be unsightly shouldb'e accomplished by the use of walls, fencing, planting or combinations of, these; Screening should be effective in winter and summer. .,'EV Nfiv1 1vs ELOPMENT DESREVAP.DOC 7/8/56 2 Jit�a4�h�Y. 7. In areas where gu..ral planting will not prosper, other ,:..aerials such as fences, walls, and pavings of wood, brick, stone or gravel may be used. 8. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. D. BUILDING DESIGN 1. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. 2. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. 3. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. 4. Colors should be harmonious, with bright or brilliant colors used only for accent. 5. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. 6. Exterior Lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. 7. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. E. MISCELLANEOUS STRUCTURES & STREET FURNITURE 1. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. • Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. 2. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. III. DESIGN REVIEW POLICIES based on Comprehensive Plan The Tukwila Comprehensive Plan contains policies regarding the design of certain types of development in particular zones or areas. In addition to meeting the Zoning Code Design Review Guidelines (see Section II), developments must be consistent with Comprehensive Plan policies. The policies applicable to your project are summarized below. Note that more than one category of criteria may apply (e.g. a project on Highway 99 in the NCC zone will need to meet criteria for General Commercial Areas + Neighborhood Commercial Areas + Pacific Highway South). In some cases, the goal for the use or area is noted to provide context for the design policies. A. ALL COMMERCIAL AREAS Goal: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth - flowing traffic pattems, are well - maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses" (Goal 1.7) DESREVAP.DOC 7/8/96 3 1. The design includr., consideration of features that reflect L.,;aracteristics of Tukwila's history (1.2.4). 2. Fencing and landscape buffers are provided between commercial and residential uses (1.7.4) 3. The development provides adequate parking and lighting (1.7.3). 4. Where open spaces and trails are included in the development, they are designed not to interfere with the reasonable use of adjacent private property (1.10.11), and they designed and constructed in a manner that is safe for all users and adjacent property owners (1.11.7). 5. In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to the City's trail network, where feasible (1.11.4). B. RESIDENTIAL COMMERCIAL CENTER (RCC) ZONE Goal: "Residential Commercial Centers that bring small commercial concentrations into existing residential neighborhoods to improve existing residential areas while providing products and services to nearby residents" (Goal 7.7). 1. The development achieves a pedestrian transition between buildings, streets and adjacent properties (7.7.5). 2. The development incorporates small -scale pedestrian amenities such as benches and canopies, to convey the impression of a residential center and community focal point (7.7.8). 3. The development provides appropriate structural transitions (i.e. use of similar building scale, compatible architectural styles, etc.) between residential and commercial areas (7.7.7). 4. The development employs design elements that help to blend it in with the character of the residential neighborhood (7.7.9). 5. Where there are existing residential structures on site, the commercial development should be achieved primarily through new construction, rather than the conversion of existing residential structures to commercial uses (7.7.3). 6. Through parking placement and setbacks (e.g. locating parking behind or beside buildings), the development should help to achieve compactness of building form and pedestrian orientation, helping to create a focal point in the Residential Commercial Center (7.7.4). C. NEIGHBORHOOD COMMERCIAL CENTER (NCC) ZONE Goal: "Neighborhood Commercial Centers generally focused around key intersections in transportation corridors that serve multiple neighborhoods, and provide a 'people place' as well as a commercial focus for businesses along the corridor. A key characteristic of a Neighborhood Commercial Center is its pedestrian orientation, with streetfront windows, attractive landscaping, screening and sidewalks" (Goal 8.5). 1. The development reflects the scale and architectural details of surrounding residential structures, and encourages nonmotorized access (7.6.11). 2. The development provides an appropriate structural transition (i.e. use of similar building scale, compatible architectural styles, etc.) to adjacent residential development (8.5.8). 3. The development includes substantial areas of glass in the design of ground -level retail and service structures; building entrances face the street (8.5.9). DESREVAP.DOC 7/8/96 4 „...,e*mr,wr vomexrnna.r..mtnw rMm~..w w...arrr+rrMesan4m »+ £xK+.+„w'.�,*r.!ctiawh�Frlr�s r.?RatAteral Brre„M•' 4. The development ,,,corporates pedestrian amenities ano ..pen spaces such as plazas, art and canopies, to convey the impression of a town center and a community focal point (8.5.10). 5. Structures employ design elements such as slopes, peaks, caps, steps, exaggerated parapets, colors, lighting, etc. to make the rooflines prominent, thereby adding to the distinct character of the Neighborhood Commercial district (8.5.11). ' 6. Where appropriate, the neighborhood commercial structure incorporates residential units (7.6.12), with commercial uses limited to 2 lower stories (8.5.7). 7. Through parking placement and setbacks (e.g. parking behind or beside buildings), the development should help to achieve a compact, consistent building wall and pedestrian orientation, helping to create a focal point in the Neighborhood Commercial Center (8.5.5). 8. The development should provide for a significant landscape element along the street (8.5.6). 9. The design reflects the goals, policies and illustrations in the Comprehensive Plan for the Neighborhood Commercial Center (8.1.10). D. TUKWILA URBAN CENTER (TUC) ZONE 1. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas (10.2.4). 2. Where adjacent to a park, the development responds to or enhances the open space network and public amenities (e.g. by providing connections to open spaces (10.2.9). 3. The development should be designed with an appropriate scale and proportion; pedestrian- oriented features and streetfront activity areas, such as ground floor windows, modulated facades, rich details in materials and signage; quality landscaping; an appropriate relationship to adjacent sites; an overall building quality; and with sensitivity to important features such as Green River and Tukwila Pond (10.2.7). 4. Parking areas should be designed with appropriate screening, landscaping and comer site /parking relationships (10.2.6). 5. The development should achieve a high - quality design; contribute to the creation of hospitable pedestrian environments through site design techniques such as integration of architectural /site design/landscape elements and co- existence of auto /transit/pedestrian traffic; should be designed to maximize pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the area's overall aesthetic, including street orientation (10.2.3). 6. The development should generally support existing plans, policies and programs designed to improve open space and other public amenities in the Tukwila Urban Center (e.g. projects adjacent to parks recognize and complement open spaces; open spaces are oriented with access to sunlight and are designed to promote security and visibility). (10.2.9). E. TUKWILA VALLEY SOUTH (TVS) ZONE Goal: "Enhanced and enlarged commercial and industrial land supply within the Puget Sound urban area with community resources, such as the shoreline, wetlands, fish and wildlife habitats, hillsides, watercourses and recreational trails maintained, enhanced, and utilized" (Goal 9.1) DESREVAP.DOC 7/8/56 z w 00 J = wO sta =a _. z� IO Z F-- no U ON u. O H= O� z „--^, 1. Developments in b,., 'Tukwila South Master Plan Area inct„ povate appropriate building materials, design, land uses, and other site elements vital to issues of gateway and the transition to the farmland district (to the south) and nearby low density residential districts (9.1.5). 2. The development minimizes disturbance of critical areas both on the hillside and . in the valley, where appropriate to preserve significant features (9.3.1). 3. Where appropriate, the development provides trail easements, while ensuring sufficient privacy and security for adjacent private property (9.3.2). z F. GENERAL TRANSPORTATION CORRIDORS ct W (Pacific Highway South, Interurban Avenue, Southcenter Boulevard) 6 D Goal: "A more attractive form of commercial development along major streets in the N o community, in which buildings and plantings are prominent and oriented to pedestrians, ' w i transit and automobiles" (Goal 1.8). J N V„' 1. The development provides through -block pedestrian connections (1.8.5). W 2. Building facades provide pedestrian weather protection, see - through glass and ga distinctive rooflines. On minor facades adjacent to secondary streets or u. pedestrian paths, the development incorporates interesting and pedestrian- 'f W friendly features (1.8.7). _ z l■• . 3. Within commercial areas, the development provides pedestrian pathways z o between sidewalks and building entrances, and between adjacent properties and w w. buildings, thereby ensuring that parking lots are not barriers to pedestrians 2 o (8.1.2). p N. 4. Parking areas include landscaped interior areas as well as perimeter landscape ° I_ strips (8.1.4). i 0 5. Mechanical equipment and trash /recycling areas are incorporated into the overall LI ~o' design and screened from view; roof designs conceal equipment; dumpsters are iLi z:. not located within front yards (8.1.5). u) 6. Roof lines are prominent and contribute to the distinct character of the area z (- (8.1.12). 7. Where appropriate, the development should provide or allow for future facilities/improvements that support transit use (1.8.8). 8. Buildings, parking and pedestrian facilities should be designed with compatible locations and configurations (e.g. locating parking in back or on the side of buildings, buildings pulled out to street) (1.8.2). • G. PACIFIC HIGHWAY SOUTH Goal: "A Pacific Highway corridor that is an attractive, safe and profitable place to live, do business, shop and work, and is a positive reflection of the city as a whole and of the surrounding residential and business community" (Goal 8.2). 1. Outside storage and sales areas are fenced with high quality materials; where metal security fencing is used, it is used minimally and concealed with landscaping (8.2.15). 2. The development should recognize the physical difference between the valley wall and plateau and retain the hillside's character (e.g. its vegetation, change of grade and sloping trait), through design features such as retaining walls that are no higher than necessary, and limited building size and paved areas (8.2.10). DESREVAP.DOC 7/8/56 6 3. Between S. 137th dnd S. 144th, building design on east side of the highway should reflect the importance of the area as visual focal point (8.2.18). 4. Where significant distant views occur along the corridor, the design should recognize and incorporate these, and minimize obstruction of views from nearby projects, through landscape design, building design, site planning (8.2.19). H. INTERURBAN AVENUE SOUTH The development helps to create a logical and harmonious division between commercial /industrial uses and residential uses, through such measures as appropriate site design and use of topographic changes (8.3.4). I. SOUTHCENTER BOULEVARD 1. Roof lines of buildings are sloped, to imitate local topography and residential character of the corridor (8.4.4). 2. The building design achieves an appropriate balance between maintaining hillside views and providing contour - hugging structures (8.4.3). 3. Where appropriate and feasible, the development provides additional pedestrian connections between,Southcenter Boulevard and residential areas to the north (8.4.6). 4. The project design should emphasize the landscaping, residential character, and hillside traits along Southcenter Boulevard (8.4.10). PUBLIC FACILITIES /UTILITIES /STREETS 1. Public developments reflect the highest standard of design quality, to enhance neighborhood quality and set the standard for others (7.5.3). 2. Where technically feasible, the utility or agency should consolidate its facilities with others and minimize visual impacts of facilities (12.1.36). 3. Sharing of cellular communications towers, poles, antennae, trenches, easements and substation sites is encouraged (12.1.36). 4. Enclosing telephone switching facilities in buildings compatible with the surrounding area is encouraged (12.1.36). 5. Where appropriate, the public transportation project, utility or other public facility should incorporate public open spaces (1.10.7). 6. Where appropriate, the street project or development should provide or allow for future facilities/improvements that support transit use (1.8.8). 7. Where appropriate, the design should provide opportunities to integrate public art into the project (8.1.13). DESREVAP.DOC 7/8/96 7 VDT z W: 6 -Jo O 0: o ;W = N L. LL. 0 g a. LL (.2d � w z�. F- o: ILI al: n a I-: �I- , �-o z U N: z r-� MULVPrflflY PPtRTflERSHIP A R C H I T E C T S P. S. II. Response to "Design Review Guidelines" A. Relationship of structure to site: 1. The buildings, hotel and arcade building have been located over 100 feet from the adjacent property line which, with landscape features, will provide a desirable transition from the street to the buildings. 2. Parking and service areas have been located to moderate visual impact of large paved areas as follows; the hotel site has a large landscape buffer south of the parking area, with a service area behind the building. The Family Fun Center parking area is located in the shadow of the Grady Way Bridge at the back of the site, reducing the visibility from I -405 and "L" shaping the parking around the back side, of the building will reduce visibility from the front. The service area is heavily screened with landscaping and is also located in the shadow of Grady Way bridge. 3. The location of the buildings, hotel and family fun buildings on the site has adequate space around them, including adequate setback to create a good height relationship with the site. B. Relationship of Structure and site to adjoining area: 1. The hotels shape is long and thin matching the shape of the site, creating some harmony, parallel to the river and Grady way. The Family Fun Center sits in the southeast corner, with the parking wrapping around the south and east sides of the building, acting as an anchor to the site. The golf area and other attractions stretch from the river to Grady Way in a flowing soft manner, placing attractive landscaping diagonally through the middle of the site. 2. Appropriate landscaping to be provided in transition to other properties as follow: The river edge to have riparian planting with mixed native groundcover and trees. Grady Way and Interurban Avenue, to have boulevard trees and edge planting. The south and East sides to have landscape screens against the train tracks and Grady Way bridge, that allow some visibility to the bike path to provide safety. The planting between the hotel and Family Fun Center and property to the west to have dense planting to define and buffer the different uses. 3. The buildings are generally isolated from other buildings with the freeway to the south, train tracks to the east, a river to the north and Interurban Avenue with off ramps, overpasses etc. to the west. 4. Ample driveways without dead ends, convenient drop -off areas, sidewalks and pedestrian connections from bike paths to buildings have been provided. 5. On site vehicular circulation has been designed to provide adequate stacking and vehicle movement to street circulation, including right and Douglas Mulvanny • Jerry Quinn Lee • Mitchell Smith • Carol Simpson 11820 Northup Way, #E 300 • Bellevue, WA 98005 • (206) 822 -0444 • FAX: (206) 822 -4129 xfry r. >,st.rr: exit:, .i.'a itterat∎M`.4W Fif'tca i .71,x' •� .SJ:Td +r4 1 left turn lane at hotel, and over 300' stacking at the Family Fun Center driveway. C. Landscape & Site treatment: 1. The primary area on site with topographic patterns, that need to be recognized, preserved and enhance, is the face of the river bank, which will have a new variety of mixed native river bank ground cover and native shade trees and native shrubs, place in a natural arrangement. This treatment should provide beauty from the view on the opposite side of the river. 2. Grades of walks and parking areas are generally flat, with A.D.A. access to be provided including one of the miniature Golf Courses. 3. Landscaping has been provided to enhance architectural features, strengthen'vistas and important axis and provide shade as follows: decorative landscaping provided at hotel entrance, hotel patio and pool area, family fun golf area and outdoor dining patio. Vistas and important axis are strengthened by boulevard trees at street, shrubs and trees at the bike path and the pedestrian street fire lane at Family Fun Center to be lined with trees. Shade trees are provided at the hotel patio and pool along the pedestrian fire lane at Family Fun, as well as some in the parking lot. 4. Mitigating steps have been taken to protect plants from pedestrian and vehicle impacts by providing two feet of clearance on each side of the bike path/walkway, two feet of clearance from parking curb to trees and shrubs. 5. Trees and shrubs are placed through the parking lot approximately every six to eight stalls at compact stall locations at the Family Fun Center. 6. All service /dumpster areas to have solid C.M.0 screen walls, and landscape buffers, to provide effective summer or winter screening. 7. Heavily traveled areas, where planting will not survive, paved areas have been provided. 8. Exterior lights will be used to accent the building and landscape features via planter up lights. Accent neon lights will be placed on the building, and signage. Site pole lights with a box head will light parking lot areas and pedestrian areas, with light shield at perimeter locations, to maintain direct light on site. Building Design: 1. The design for the Family Fun Center building is intended to express its use with a colorful and playful design concept while at the same time providing the primary gabled element to relate to surrounding structures, next door and across the river. 2. The scale of the Family Fun Center building is similar to the hotel height and both are similar to the buildings across the river to the North. The Family Fun Center building uses a variety of materials and colors to break down the scale. 3. The windows, doors and other building components are positioned to be balanced in the building elevation, with parapets providing juxtaposition Page 2 z _ 1-. z; r4 w: u6 �` U0 CV • W= J H: LL. w 0' J w¢ U D. za. III Z �. 1-0: z f- w no 0 w U w: 1 ui z N: O z to one another. The building materials should provide durability with a concrete base for skateboard impact etc., with synthetic stucco over plywood above, also good durability. 4. The Family Fun Center building colors provide contrast in background colors, which are in neutral, warm, gray tones, which allows the accent colors to play off of them. 5. Mechanical equipment and roof mounted HVAC units will be screened from view with individual screens, by materials matching the building. 6. The exterior building lighting for the Family Fun Center will be integral with the building design, with neon accent lights at parapets and mid elevation, and hidden accent lighting that will provide a theatrical effect on different building surfaces and feature areas. 7. A variety of building materials colors and textures and recesses surfaces will provide the Family Fun Center building visual interest: E. Miscellaneous structures and street furniture: 1. The maintenance /pit building at the Family Fun Center, along with other site features and structures, will match the main building in color and structure providing a complete sense of place and harmony throughout the site. 2. Site lighting will be consistent with the main parking lot lighting with feature lighting working with the main building concept of spot lighting and feature lighting. III. Response to "Design Review Policies" based on Comprehensive Plan: A. All Commercial Areas: 1. The design of the Family Fun Center building includes reflection of some characteristics of Tukwila's history. In an abstract way, it has referenced the barn that pre- existed on the site. The building design began with a much more literal interpretation of the barn structure coupled with operational requirements, needed a flat roof, however the use needed to be expressed as an entertainment facility, however we maintained the gabel at entry and exit, with the pitch roof running between. 2. There are fences and landscape buffers between the Family Fun Center and the hotel, which provides separation between the different uses. 3. The total development to have adequate parking, some of which is detailed in a Parking Study for the Family Fun Center. The hotel to have at least one stall per room. Lighting through parking areas shall be above minimum standards. 4. The open spaces and bike path through the site will be located and designed not to interfere with reasonable use of adjacent private property, and be constructed reasonably flat with asphalt in a manner that is safe for all users. 5. This site is not in a concentrated commercial area; however, the bike path will connect a network of trails through the area. Page 3 �z ry w. JU U O'. 0) 0 rn w w= co w; uJ O u_ Q. I• w z�: I- z O N = W. F— U - O wz U -: F- _,. O I-, z B. "General Transportation Corridors" (Interurban Avenue) 1. Our development provides sidewalks and crosswalks that connect the street to all buildings and through block to the bike path at the east and west. 2. The development will provide distinctive rooflines and pedestrian weather - protection, and vision glass at entrances as follows: The Family Fun Center facade facing southeast is intended to create a gateway appearance, with decernable roof line above. Below an arched exterior entrance canopy cover with glass above and below. The hotel to have a distinctive entrance facade, facing southwest towards Grady Way and Interurban Ave. 3. All parking lots have pedestrian connection/sidewalks and crosswalks that link to the bike path, ensuring that the parking lots are not barriers to pedestrians. 4. The parking area adjacent to the Family Fun building shows landscape islands at the interior, every six stalls, as well as perimeter areas. 5. Mechanical equipment, roof mounted or otherwise, will be screened using similar materials as the building. Trash and recycling areas will be screened with CMU enclosures, color to match building, softened with landscaping. 6. All rooflines in this development will be prominent, with either gable roofs or parapets with neon lights, as well as hyped roofs. 7. Transit use will be aided by walkways that connect the facilities to the street, where bus stops may occur, as ample space is provided for future installation. 8. Buildings and parking/pedestrian facilities are compatible with location and configurations as follows: The hotel has parking and a drive that circles the building, allowing customers to park adjacent to their room. The Family Fun parking enters and circulates the perimeter allowing maximum area in the middle for the Fun Park and attractions, also allowing maximum visibility to the attraction/park area and minimum visibility to the parking field. Page 4 - :.�', :G ..:.: 'ri'�� •+: shr..tb:< 5 ,3.2b•�.,�r,:%z�:ft;.c..�.�r,`1 •�F�or?:f -tiS,. s�r:i�it�i::?!{s.'J?iir l- 'fieax..k,:6. %F ;:u!tsl • z s I w,- re . J 0 .0 0: cnw • w =, J H NIL, 'w 0. g Q • .1 a` �w z 1 �0 •z 17 . w w; U 0i. • f0 �' o ILI on tt w w. H V1. LL � Off" z 110' I- n?- 1'9' ?T 1::2T. Architecture/ Planning/ Lutdscapc .Architecrirre TODD a H'=' =.i o: I ,TE' DESIGN REVIEW NARRATIVE LA QUINTA [NN TUKW[LA, WA T &A Project N° 97 -3004 November 3, 1997 From Design Review Guidelines Proposed Project: Hotel, 4 Stories, 153 rooms Existing Zoning: C/L1 A. Relationship of Structure to Site F. The La Quinta site is setback from Monster Road approximately 33'. The landscaping along the perimeter of the La Quinta project will incorporate similar plant materials as the proposed Family Fun Center. Pedestrian links and pathways to adjacent parcels and to the river will be accentuated with clusters of trees and shrubs. The landscape treatment adjacent to the building will highlight the lobby and pone cochere with plenty of color plants including annuals. Additionally trees will he clustered around the lobby and guestwing to break -up the building mass and help visually reduce the scale of the building. 3. The parking areas around the La Quinta project will be landscaped at the perimeters and in clustered areas to help screen the parking. Additionally the Family Fun Center and Restaurant projects provide additional screening of La Quinta's parking from surrounding roadways. 3 The La Quinta Hotel will be the tallest building of the proposed development at 4 stories. This is in character with existing development in the area. .At this site it will also become a background for the Family Fun Center and the proposed restaurant. Relationship of Structure and Site to Adjoining Area 1. The building is sited to take advantage of the natural grades that exist on this old multi -use farm, recycling, auto - repair and mining site. The slope is generally drawing to the river. The building pad is above the flood plain as identified by Barghausen Engineers. The high voltage overhead power lines and easement restrict the buildable areas of the site. The Hotel is sited to ntn parallel to the power line easement. The hotel is sited on the northern portion of the site between a proposed restaurant pad on the west and the proposed Family Fun Park on the east. The Green River lies to the north. Across the river the re is an office building complex and an extended stay hotel. To the south of the project lies Interurban Avenue (SR.'S I) and SR405. The proposed La Quinta Hotel is a compatible use with the surrounding development and is allowed in the C/L1 zoning district with a use permit. 4148 North 48th Street • Phoenix. Arizona 85018 • (602) 840 -2795 • FAX (602) 840 -9469 t: PR19i•. 973004 *.COR16dritatratit'ea2.wpd f�li9'?k'nscsltii;fi+f'alY.fH• z. • Hw rt 6 o, co w w; W =: -I I- (0 U. w0. u_ _. Z Imo. zo Ow CI Imo: wW H 0. — O. ui z tJ 0 O 1.1011-07-1997 17: `r", TODD ASSOCIATES, IIU_. 0,z, The major natural feature impacting the design of this site is the Green River. Vegetation including trees within proximity to the river will be left natural where possible. Very little other significant vegetation exists on the La Quinta site as this portion of the development is mostly pasture land. • 3. Not Applicable. There will be only one point of entry from Monster Road in to the La Quinta site. 5. The La Quinta project is being developed in conjunction with the Family Fun Center project. Landscape treatment and pedestrian walks will be coordinated and designed to be harmonious. Landscape & Site Treatment (See A through B above) There are nine points of entry and exit to and from the La Quinta Hotel. Guests will have the ability to walk in any direction to and from the hotel to take advantage of' the amenities that will he provided once the project is completed. The Green River bike and pedestrian pathway, the Family Fun Park and future restaurant being the most immediate. Each entry will be enhanced with both architectural elements and landscape elements to provide visual focus points at the face of the building. Main entry points will receive more treatment than secondary points of access. 2. Varying degrees of privacy for the hotel project really is not applicable, as this requirement is for residential projects. D. Building Design 1. The style used on the La Quinta Hotel is a Mediterranean style. The architecture includes hipped, tiled roofs, pediments projecting out from the face of the guestwing., cornice molding, banding at the floor lines and at the base. Color is used to create additional visual interest. The field color is a light sand color, the accent color is a beige, and the trim color is a teal green color. The projections of the molding and banding at th e floor lines in conjunction with the pediments and colors help to reduce the overall mass of the building and give it a more human and residential character. The lobby helps to transition from the higher guestwing down to the future restaurant. The guestwing east end is adjacent to the amusement park and their proposed rides and miniature golf features. See "1" 3. The windows are scaled to fit the proportions of the rooms in the guestwing. They are dual pane energy efficient units with dividing muffins to add a residential look to the rooms. The windows are framed with a projected stucco detail to add shadow lines to the face of the building. The doors are all residential in style. Entry doors are divided glass french doors. The eaves are a function of the hipped tiled roofs. There is very little use of parapet walls. E: PK197'• 973110 d`.Ct1RR'idmnrrativew3.wpd re 6 2 00 . co o; 111 w0 J =w ~ _, z �. i-0 z III cio; 0 I =U 1- 0. wz z' o�. z 0.1-n7.-1q97 7 TODD _ H_._. iC 1HTE'S, 1111 =. 07 4. The color scheme is light using neutral tones for the most part accept for the teal - green trim which is used at the cave and specific molding treatments. Due to the nature of the rnultitudeofprimary colors that will be used for the Family Fun Center, we feel it necessary to stay with La Quinta's proposed color scheme. 5. Mechanical equipment above portions of the lobby are screened by parapet walls. Most of the mechanical equipment is within the pitched areas of the roof. 6. Exterior lighting will be done with a combination of Nvall mounted decorative z • fixtures at entry points and pole mounted, shielded, parking lot light fixtures. ,t��- z; Bollards will be used along pedestrian pathways. Accent lighting will be used to highlight landscape areas. u6 m,. .J U' OO; . N p 7. The use of the pediments, horizontal banding with simple shapes and crown mold ' cn w shapes, framing of windows and doors and color on the guestwing help to achieve , W =, � S � p J t—. • visual interest and shadow lines on the building face. Additionally the three story N p lobby is set at an angle to the guestwing which helps create spatial interest between 2 the buildings. The lobby steps down from the guestwing helping to transition to a •ga a u. a; residential or human scale. cn a, I=-w. •Miscellaneous Structures and Street Funiture z 1-: 1r- O • zl 1. Trash enclosures and lawn maintenance building will be designed using the same U Ci ;o ~ 3. The courtyard and pool area will be screened by an ornamental iron and stucco w w' V; 0: • 3. Mechanical equipment will be screened by parapet walls on the roof' and screen .v W'. i • 01': z detailing and materials on the hotel. block wall. walls at grade where such equipment exists. END OF DESIGN REVIEW NARRATIVE E•APRr'+T')73004.C'ORR dtt5anatip' :a2.wpd .vfrstikla5 Ti TFJ G 1 —' b] .i:�`i {YS;.�re�.•r':lrF'1.X.es ni»}• �if�3M1+ fU' SK;: ee' 41.f T. tii3' a: A: �;$' �:. j". e;:•' �: ��:, iVe: �'+^ ti "iif' \,1;n;7Al:i%:•'t�::�.,�:rr l�•'. §4i•�,.:°+iii.U1F .,Yka. "��. 1100-03-19E17 13: -- TODD _ FiE..':u_IHTE . It . • POI DESIGN REVIEW NARRATIVE Pt ��� LA QUINTA ITNN ►�T :.IMaI;:.'i 'i'LJk"WILA, WA T &A Project N° 97 -3004 Architecture/ Planning/ Landscape Architecture November 3, 1997 1 H 6 n cn w: • W =, 1. Site Planning w O'. a. The building is sited to take advantage of'the natural grades that exist on this old g multi -use farm, recycling, auto - repair and mining site. The slope is generally ga 4' drawing to the river. The building pad is above the flood plain as identified by Barghausen Engineers, The high voltage overhead power lines and easement restrict i w the buildable areas of the site. The Hotel is sited to run parallel to the power line z �. easement. The hotel is sited on the northern portion of the site between a proposed z O restaurantpad on the west and the proposed Family Fun Park on the east. The Green j Q River lies to the north. Across the river there is an office building complex and an extended stay hotel. To the south of the project lies Interurban Avenue (SRS 81) and '0 — 0F_- SR405. The proposed La Quinta Hotel is a compatible use with the surrounding w w development and is allowed in the C/L 1 zoning district with a use permit. � �, — O: • b. The major natural feature impacting the design of this site is the Green River, z - U Vegetation including trees within proximity to the river will be left natural where o possible. Very little other significant vegetation exists on the La Quinta site as this z portion of the development is mostly pasture land. From 18.60.053 multi- family review guidelines Proposed Project: Hotel, 4 Stories, 153 rooms Existing Zoning: C/L1 . c. The La Quinta site is setback from Monster Road approximately 33'. The landscaping along the perimeter of the La Quinta project will incorporate similar plant materials as the proposed Family Fun Center. Pedestrian links and pathways to .adjacent parcels and to the river will be accentuated with clusters of trees and shrubs. The landscape treatment adjacent :to the building will highlight the lobby and porte cochere with plenty of color plants including annuals. Additionally trees will be clustered around the lobby and guestwing to break -up the building mass and help visually reduce the scale of the building. d. There are nine points of entry and exit to and from the La Quinta Hotel. Guests will have the ability to walk in any direction to and from the hotel to take advantage of the amenities that will be provided once the project is completed. The Green River bike and pedestrian pathway, the Family Fun Park and future restaurant being the most immediate. Each entry will be enhanced %with both architectural elements and landscape elements to provide visual focus points at the face of the building. Main entry points will receive more treatment than secondary points of access. 4148 North 48th Street • Phoenix, Arizona 85018 • (602) 840 -2795 • FAX (602) 840 -9469 E ' R. t9 7':9730Ua`CORR'.drnarraci'.c.Wpd HD)-07-1997 13:24 TODD ASSOCIATES, it 1C . F'.n7 e. There will be only one point of entry from Monster Road in to the La Quinta site. f. The La Quinta project is being developed in conjunction with the Family Fun Center project. Landscape treatment and pedestrian walks will be coordinated and designed to be harmonious. g. Varying degrees of privacy for the hotel project really is not applicable, as this requirement is for residential projects. .z` HZ h. The parking areas around the La Quinta project will be landscaped at the perimeters CL W and in clustered areas to help screen the parking. Additionally the Family Fun u6 D.. J U! Center and Restaurant projects provide additional screening of La Quinta's parking c) O' from surrounding roadways. u) w: w z: J I- i. The La.Quinta Hotel will be the tallest building of the proposed development at 4 p stories. This is in character with existing development in the area. At this site it will 2 also become a background for the Family Fun Center and the proposed restaurant. ga ud. = w' F-- _. Z 1.—. a. The style used on the La Quinta Hotel is a Mediterranean style. The architecture Z O: includes hipped, tiled roofs, pediments projecting out from the face of the . 2 �. guestwing, cornice molding, banding at the floor lines and at the base. Color is used .v to create additional visual interest. The field color is a light sand color, the accent 'o 1-' color is a beige, and the trim color is a teal green color. The projections of the w w' molding and banding. at the floor lines in conjunction with the pediments and colors �` help to reduce the overall mass of the building and give it a more human and O' z: residential character. The lobby helps to transition from the higher guestwing down .v co to the future restaurant. The guest-wing east end is adjacent to the amusement park o F and their proposed rides and miniature golf features. Z• Building Design b. See "a" c. The windows are scaled to fit the proportions of the rooms in the guestwing. They are dual pane energy efficient units with dividing muttins to add a residential look to the rooms. The windows are framed with a projected stucco detail to add shadow lines to the face of the building. The doors are all residential in style. Entry doors are divided glass french doors. The eaves are a function of the hipped tiled roofs. There is very little use of parapet walls. Mechanical equipment above portions of the lobby are screened by parapet walls. Most of the mechanical equipment is within the pitched areas of the roof. d. The color scheme is light using neutral tones for the most part accept for the teal - green trim which is used at the eave and specific molding treatments. Due .to the nature of the multitude of primary_ colors that will be used for the Family Fun Center, we feel it.necessary to stay with La Quinta's proposed color scheme. ... �.1:it•: �XV3 %9.'"..�.. ,J>.. / >t�� S:=Aat14:1l i, i?'.ZO''u1'.'nx L:,r'R!'J i 9 i300-r'.CORR Urnarta, i cc. wpd 1,101„1-07-1997 1:: 24 A TODD a R.E.T.NOCA PITEE, I . F. 0.1 e. The use of the pediments, horizontal banding with simple shapes and crown mold shapes, framing of windows and doors and color on the guestwi.ng help to achieve visual interest and shadow lines on the building face. Additionally the three story lobby is set at an angle to the guestwing which helps create spatial interest between the buildings. The lobby steps down from the tzuestwing, helping to transition to a residential or human scale. 3. Landscape & Site Treatment (See Item la through I) 4. Miscellaneous Structures '''r4 kij ,6 M: .-J 0 a. Trash enclosures and lawn maintenance building will be designed using the same i •u) cal detailing and materials on the hotel. : tO AU • MI i. . • b. The courtyard and pool area will be screened by an ornamental iron and stucco . 'al pi • block vat!. ' Mr 1 :.....- ....cc ,,, a ' •.... c. Mechanical equipment will be screened by parapet walls on the roof and screen ,-- cif 1 „.• Walls at grade where such equipment exists. . . m. . 1-, sac • Z l' l'' a d. Exterior lighting will be done with a combination of wall mounted decorative 'AU 0 fixtures at entry points and pole mounted, shielded, parking lot light fixtures: . D; Bollards will be used along pedestrian pathways. Accent lighting will be used to . '0 ui • :i0 :, highlight landscape areas. :0 IH. :UJ mu 'I ; ' • 1-- ' • z. ; • .iij co • 0— .i• F. •0' ' Z • END OF DESIGN REVIEW NARRATIVE E:i.P1097.973004.,CORIUrnart3 nVe • A-M'4e.vrro.yvm,..*:IZ-SM.Y4k.',iizr4).*5,6W'Sliei'443:an":'-44.m.,j,Xcai;,-,:::'<S'.5Zi-..,;e,Y4i.'tl:44z;'q .." • • . • •• ' • • ''. • • . • t.. ; :7 : .t :;•:. :•••-.: . • . • . • .• -;1-; • ..• • • „,. •••• •••••••.... • *: •. . • '' • , )11 , f ('1 F! ` C ic3 N N f tC O C N lc CO C.)) .Q 0) C N l)4.pC NO 'C N $2, N `L CIS .0 • i_� E O a fu O • > N '� � O n- N =o =p 3co ,z,C N CD N 0 CO to= C N U V N al Qom) C co C 0)-� N U >, 'Qi _.0 -C N N p• ,k1-4 )) co C C 0 ti a 3= 1 N r-. O o • a) i. C .- •� t� O O a• C N O OL Q O N •C O .L a. p 0 0 a. 0 'a •N a8 a:,.N O•Gp O te� O E> s C N �O N = (� ..0 O N C) >+ CD o c O I- O- t l- 0� .R1I PE GH ORHO,0 D!. N. >.�.:.. a ins "r� `^�`T rr:��vcveearr,mi^ �s,!x=same:?:!3,:: m•e, • •.. +.....n * Z W, 6 C.) l• 00 co 0 CO a WI. J CO Ll W O' g Q, • •O = Ci: I- W: _, Z F. I- O' Z F-; 2 U ca ,O W W. cy .. O▪ , ..Z N . Z CITY OF TUKWILA Departmeof Community Development 6300 Sout) ,ienter Boulevard, Tukwila, WA 9c. , 88 Telephone: (206) 431 -3670 DESIGN REVIEW (P -DR) APPLICATION FOR STAFF USE ONLY Receipt Num File Number: `Q7 ©o6 Project File #: Q `%% 037- O Application Complete (Date: • Application Incomplete (Date: SEPA File #: . GC:n=0oay Shoreline File #: L 9-1— 00 O 1. -7-0062 . C- l -oo 7 a, '-q7-c7 _ L g 7 - 007,A 5 9? - o g 1. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: Proposed Family Fun Center, Hotel and Restaurant. B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or fax lot number, access street, and nearest intersection; if proposal applies to several properties, List the streets bounding the area.) N.E. corner of Interurban Ave. S. and (;rally Way, Tukwila (Tax Lot 2423049013 - Map Grid 655 J4) • Quarter: w1/2 Section: 24 Township: 23N Range:4EasirThis information may be found on your fax statement) W. M C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent) NAME: Mulvanny Partnership Architects Attn: Chandler Stever ADDRESS: 11820 Northup Way, Suite E300 Bellevue, WA 98005 PHONE: (425) 8.2 -0444 G SIGNATURE: NNW DATE: fc' . 24.1.-7 z FZ mow. U J : O 0` 1 N0: w' Lux , J U) u_ w 0 2 Q to I-- w. I— 0? ZH. uj O 1•- =w 11 0 ui Z o N. 1- O z CITY OF TUKWILA Departr Tht of Community Development` 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Department of Community Development. Please contact the Department if you feel certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. Department staff are available to answer questions about application materials at 431 -3670. APPLICATION FORMS: Application Checklist (-1 copy), indicating items submitted with application Er Design Review Application (4 copies) a Design Review Fee ($900) • SEPA Environmental Checklist (6 copies) SEPA Environmental Checklist Fee ($325) Shoreline Permit Application (6 copies) & Fee (if within Shoreline Overlay District) PLANS [Six :(6)copies of the following]: a Vicinity map showing location of the site. c Surrounding area map showing existing land uses within a 1000 -foot radius from the site's property lines. Er Site plan at 1 "= 30' or 1" = 20', with north arrow, graphic scale, and date; and the license stamp of the architect. The following information must be contained on the plan (details may be included on additional drawing sheets): Property lines and dimensions, lot size(s), and names of adjacent roads Location and gross floor area of existing and proposed structure(s) with setbacks Location of driveways, parking, loading, and outdoor service areas, with parking calculations and location and type of dumpster /recycling area screening Location and type of site lighting, including parking and pedestrian areas Location and type of site furniture, such as benches, bike racks; location and type of any proposed public outdoor art a Location of any trails, parks, plazas or other outdoor open space provided for employees or the public; existing and proposed open space easements and dedications (if any) Location and classification of any watercourses or wetlands, and 200' limit of Shoreline Overlay District Existing and proposed grades at 2' contours, extending at least 5 feet beyond the site's boundaries, with a notation of the slope of areas in excess of 20% 4i DESREV.DOC 1/30/97 c 6� Location of closest egsting fire hydrant; location and size of;.ttility lines; location and size of utilities or str: >sidewalk easements or dedications ® Description of water and sewer availability from provider of utility (note which utility district or City) Other relevant structures or features, such as rockeries, fences. Tr Landscape/planting plan at the same scale as site plan, with north arrow, graphic scale, and date; and the license stamp of the landscape architect. The following information must be contained on the plan: Property lines and names of adjacent roads O Location of the following: proposed structure(s), vehicle and pedestrian circulation areas, dumpster /recycling area, site furniture, any proposed public outdoor art ® Existing trees over 4" in diameter by size and species, and any trees to be saved Proposed landscaping, including size, species, location and spacing. CT Building elevations of all building facades at a scale of 1/8" = 1' or 1/4" = 1', with graphic scale and date. Each sheet shall have the license stamp of the architect. Include on the elevations: Dimensions of all building facades and major architectural elements, with notations of materials to be used ® Location and type of exterior building lighting Location of mechanical units and proposed screening where necessary. Signage per Sign Code.. • One :(.1): high quality 8:.1/2" x. -11" reduction of each of above plans. If the project undergoes significant changes, and additional set of reductions may be required. ca' Colors and materials sample board showing colors and materials to be used on all building exteriors. • APPLICANT'S RESPONSE TO DESIGN REVIEW CRITERIA: Written response to the Zoning Code Design Review Guidelines and Comprehensive Plan Design Review Policies (see attached Design Review Application). ❑ OTHER MATERIALS: Other documentation and graphics in support of the proposal may be included as appropriate, such as color renderings, perspective drawings, photographs or models. If. other materials are to be considered, eight (8) copies of each must be submitted (except models). Color drawings or photos may be submitted as 8.5 x 11 -inch color photocopies. PUBLIC NOTICE: King County Assessor's map(s) which shows the location of each property within 500 feet of the subject property. Two`(2)sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. (Note: Each unit in multiple - family buildings - -e.g. apartments, condos, trailer parks - -must be included.) See Attachment A. ❑ A 4' x 4' public notice board will be required on site within 14 days of the Department determining that a complete application has been received. See Attachment B. DESREV.DOC 12/12/96 • ., In�WS'.'�:S,p �FhNtI1lM1 l�'.fi^xy��..euw' -•4 DD6 •mm Drawiiig# i