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Home My WebLink AboutPermit L97-0071 - FAMILY FUN CENTER - SPECIAL PERMISSION PARKING DETERMINDATIONL97 -0071 FAMILY FUN CENTER SPECIAL PERMISSION PARKING DETERMINATION 15034 Grady Way So. A F F I D A V I T Wen (,t1 I ['Notice of Public Hearing 0 Notice of Public Meeting 0 Board of Adjustment Agenda Packet 0 Board of Appeals Agenda Packet planning Commission Agenda Packet 0 Short Subdivision Agenda Packet 0 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: 0 Determination of Non - significance fl Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice 0 Notice of Action 0 Of ficial Notice Other was mailed to each of the following addresses on ad-tad/1/.6} f‘ Name of Project File Number 1-61-7-005 L511 -00V1 ' , .iirtr ". ':;iti': $tc wgz.Nj :i' >tit;:h$i:+ i!R VAik.,�;.yy?; F-W J 0 00 N0; w• = J H" w0 W ¢; N d' Hw Z 0 w:' de n: co U 10 — = U' Z wcn'. 0 ••■ City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster; Director NOTICE OF DECISION 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 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) 4313665 • , • . 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 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. • • 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 z1 W, OO` NW W N d. F=- _: • Z F-, z I-, ON. • • o F- o' o .z: W 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 .z u-121 • 00 CO 0 • w =. J H; CO wo. _co dr �w F-.0. zI- • 2 D o; o 1-: 'w W. — 0: w ..z. O ~' • • 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) Page 2 �.... .' Staff Report to the Family Fun Center Site Planning Commission/BAR FINDINGS VICINITY /SITE INFORMATION 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. z �z U o (oo: w= J H • LL w O J. 1 w_ _. z� H O zi- n o" :o-. o I. w w. 1-- • U: u- F- O wz co O — 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 z . 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. .. . 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. Staff's 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 staff's response follows. 18.64.050 Criteria The following criteria shall apply in granting a conditional use permit: . 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 Family Fun Center Site Planning Commission/BAR 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 B. The City is currently planning to widen the Interurban Avenue Bridge to ease traffic congestion for vehicles entering I405. The Washington State Department of Transportation did not have any concerns about the proximity of the amusement attractions to I405. A new pedestrian bridge across the Green River will connect with the new trail segment along the perimeter of the Family Fun Center site by early 1999. 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan; The project will increase public use and access to the shoreline through the new 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 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 redevelop an underused site with multiple uses while enhancing flood control and the habitat value of the riverbank per Goal 5.3. The project includes buildings with distinctive rooflines and pedestrian friendly features per Policies 1.8.7 and 8.1.12. Interior parking lot landscaping has been provided per Policy 8.1.4. Pedestrian paths between sidewalks and buildings have been provided per Policy 8.1.2. Screening of mechanical equipment and screening of trash and recycling collection areas has been provided per Policy 8.1.5. S. 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. RECOMMENDATION - CONDITIONAL USE PERMIT Staff recommends approval of the conditional use permit to establish an amusement park on the site. SECTION TWO - PARKING REQUIREMENT DETERMINATION DECISION CRITERIA - PARKING REQUIREMENT DETERMINATION Per TMC 18.56.100 the parking requirements for any use not specifically mentioned in the Zoning Code are to be determined by the Director. This project requires review by the Planning Commission so the decision has been elevated to that body as required by TMC 18.104.030. The applicant has submitted a parking study performed by Entranco Engineers that documents the expected parking demand for the site based on parking provided at five existing Family Fun Centers and parking use at the Oregon site (see Attachment C). The conclusion of the report is that 303 parking stalls will be adequate to handle the expected parking demand both at opening and after any future additions or remodeling. The current site plan shows approximately 320 parking stalls proposed for the amusement center. 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 Planning Commission/BAR Family Fun Center Site 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. The proposed sign on the southeast elevation would be 260 square feet, less than the 387 square feet that would be allowed under the 6% limitation. The proposed sign on the west elevation would be 207 square feet, equal to the maximum allowed under the 6% limitation. Both signs are set back at least five times the required yard setbacks. Unique Sign Family Fun Center has asked for approval of a unique sign per TMC 19.28.010 5. The definition of unique sign is: 19.08.260 Unique Sign "Unique Sign" means a building or other structure of unique design and exterior decor, where the entire structure may be considered an advertising device, including but not limited to shapes imitating hats, boots, tires, statues, parts of anatomy, or manufactured items such as airplanes, cars, boats, carriages, or symbols which may or may not contain lettering. This is a Type 4 decision made by the Planning Commission. The criteria are that "the 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 Rocky and Bullwinkle cartoon characters on the south building elevation. The sign would be on a different wall plane than either of the "Family Fun Center" wall signs and the area of the south wall has not been used in calculating the allowable size of those 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. Page 7 Staff Report to the Planning Commission/BAR Unique Sigri Family Fun Center Site 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 Staff recommends that the special permission sign area increases for the two Family Fun Center wall signs be approved and that the wall mural be approved as a unique sign. Staff recommends that Family Fun Center's internal information signs be approved with the following condition: 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 the site. Page 8 Staff Report to the Planning Commission/BAR Family Fun Center Site 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 allowed in the C/LI zone, but the site is quite large and they are set back from the edges of the property. The pad site in the west comer will come back to the BAR once a tenant has been secured. It is likely that the layout of the pad site will change from what is currently shown on the drawings. (2) Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged; b. Appropriate landscape transition to adjoining properties should be provided; c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. 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. b. 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; • • Page 9 z Z ry w• • UO N 0. • w= J H CO 0 w 2Q LL Q_ Nd z� t— 0 z f- al ay • 0 N' 0 I- w I. U. ..z w CO :O1 • z • Staff Report to the Planning Commission/BAR g. Family Fun Center Site 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 adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Perimeter, parking lot and building landscaping will be added throughout the site to define the layout and provide screening. An outdoor eating area, plaza and lawn area are provided on the Family Fun Center site. Trash and recycling dumpsters will be screened by fencing and where possible landscaping. Z W. IX 2 JU 00: U)o J =. w • 0 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 g site. They will also provide refuge areas for fish and enhance animal habitat through v_� revegetation with native plant species and the placement of large wood snags. The bank work has been designed with input from the City of Tukwila, Washington State Department ? 1` of Fish and Wildlife, and the Muckleshoot Indian Tribe Fisheries Department. z' O Pole fixtures are provided around the building and parking lot for safety lighting. No off- 2� � o, premise glare or light in excess of 2 foot - candles will be permitted. o �. (4) Building Design. v a. Architectural style is not restricted, evaluation of a project should be based on quality of its a. r: design and relationship to its surroundings; til Z' UD- P _. 0 ~' z b Buildings should be appropriate scale and in harmony with permanent neighboring developments. 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, wills 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; 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. g. 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. 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 z first color photograph of Attachment E. re The base of the building will be a rosy beige and the upper stories will be tan (see I o Attachment E). The accent color is a medium teal green. The roof will be dark red- cn o' orange metal formed to look like clay tile. Mechanical equipment will be concealed w =: within the building. --I LL. wO (5) Miscellaneous Structures and Street Furniture. g a. Miscellaneous structures and street furniture should be designed to be part of the architectural u' � a concept of design and landscape. Materials should be compatible with buildings, scale should W be appropriate, colors should be in harmony with buildings and surroundings, and proportions F- _ should be to scale; Z f' 1— O:. b. Lighting in connection with miscellaneous structures and street furniture should meet the W ~ guidelines applicable to site, landscape and buildings. Q The Family Fun Center will have attractions such as a Sky Max ride (see Attachment H), 2 co two miniature golf courses, batting cages, bumper boats and go carts. The La Quinta w w` hotel will have an outdoor pool and lawn area. '-••• 0; Bicycle racks have been provided throughout the site. Light standards will be installed to v N provide safe lighting levels around the building and throughout the parking lots. o 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 { 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. Page 12 z • z. arm UO ‚co . CO i' F-' • u_ w O �Q co d: • .= w` zo w 2 D. U 'oI- ,w w: H . — O: • LLi z • U- O H' z Staff Report to the Planning Commission/BAR Family Fun Center Site 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. 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. Page 13 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 SPECIAL PERMISSION APPLICATION. (Special Signs; Cooperative Parking; etc.) CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6,300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 FOR <S�TAFF` >UsF NL Y ererice; Lq7 -o07A, 5q7 -oqq �. 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Proposed Family Fun Center wjparking requirements. 2. PROJECT LOCATION: (Give street address or if vacant, indicate lot(s), block, and sub - division; or tax lot number, access street, and nearest intersection) N.E. Corner of Interurban Ave. S. 'and Grady Way, Tukwila, WA Tax Lot 2423049013 Quarter: W1/2 Section: 24 Township: 23N Range: 4 East W.M. (This information may be found on your tax statement) Name: Mulvanny Partnership Architects Attn:Chandler Stever Address. 11820 Northup Way, Suite E300, Bellevue, WA 98005 Phone: APPLICANT:* (425) 822 -0444 Signature: Date: * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 4. PROPERTY Name: .OWNER AFFIDAVIT OF OWNERSHIP Family Fun Centers Attn: Scott Huish (Gen. Manager) Address: 29111 S.W. Town Center Loop W. • Wilsonville, OR 97070 Phone: (503) 682 -9742 I /WE si ature(s)] /74- / swear that I /we are the owner(s) or contract purchaser(s) of the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: to a! -e? % : .. �� z ~w o:2 JU 00 coo W= w0 u_ Q co =d �w Z= zI- ww UCI 0 (L) 0I- wW 0 u-O wz U= O 1- z TECHNICAL MEMORANDUM TO: FROM: Torsten Lienau, P.E. Entranco, Inc. DATE: October 24, 1997 Scott Huish, Family Fun Center Chandler Stever, Mulvanny Partnership SUBJECT: PROJECT: Family Fun Center Traffic Impact Study Entranco, Inc. Project No. 97018 -60 • To 6e... Aas7 &DAtit -ra -rp STU1 Foe., ¢,M ll.`'( 'FVTJ GSN'r Easement for Hotel /Restaurant Driveway Limited Access CONTENTS: Page RKING 1 oduction ... 2 Parki - parison to Existing Sites 2 Par " g De d Study 3 TABLES: 1. Parking History at Existing Family Fun Center Facilities 4 2. Parking Demand at Wilsonville Family Fun Center 5 3. Level of Service and Queue Analysis 10 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 97018Vetmem97 Ifcmemo(10/24/97):ss 1 ;.,......: RECEIVED CITY OF TIJKWILA 0 ; 24' L 7 PERMIT CENT-- z i �. �w • 00. I N 0; U)1.1.1; w I: h.; N w0. d H 1' z� Z Oi w w. D o: 'w W; .1 t?. O .z • UN O • z. LIMITED ACCESS EASEMENT A portion of the proposed Family Fun Center Development also contains a motel and restaurant, which are proposed to share one access off of Monster Road. The moteVrestaurant access will be separate from another access to the Family Fun Center. The current proposed access for the motel and restaurant is located approximately 196 feet (measured along the center line of Monster Road) east of the intersection of Monster Road and Interurban Avenue. This proposed access location falls within a WSDOT limited access easement, which prohibits access within its boundaries. 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 access easement in this case is a product of an older interchange alignment that has since been reconstructed. Previously, there were no other roadways intersecting Interurban Avenue or West Valley Highway between the 1 -405 ramps. However, with the reconstruction of this interchange, South Center Boulevard and Grady Way now intersect West Valley Highway and Interurban Avenue between the northbound and southbound 1 -405 ramps. Monster Road is, in fact, currently the old alignment for Grady. Way, which is the road for which the original access easement was intended. Monster Road is not intended for heavy through traffic, as Grady Way currently operates. Monster Road is really only intended to serve as a controlled access for development in the northeast corner of the Grady Way /Interurban Avenue intersection. To locate the proposed motel /restaurant access outside of the WSDOT access easement would require moving the driveway 50 feet east of its current location. 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. However, moving the driveway would cause significant changes to the current site plan, which has required substantial negotiation with the City, Family Fun Center, and the motel developer to agree on the current plan. In the previous Traffic Impact Study, it was shown that the operations of 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 previous traffic impact study is reproduced in this 97018'et m e m971f f an e m o (1024/97 ): s s : `� , z w 6_ 00 N0: /)w w= Nu_, w0. Q: ud �_ Z O. Z I-•. wuj 0 col 0 :0I-- wW H 0 z 0 z technical memorandum in table 3 for convenience. The good level of service 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 motel /restaurant access on Monster Road. Table 3 Level of Service and Queue Analysis Intersection with Weekday Average Total Level of Queue Monster Road at: Movement Peak Hour Delay (sec) Service (feet) Interurban Avenue WB Right A.M. . 6.1 . B 25 Noon 6.1 B 25 P.M. 8.4 B 25 Motel /Restaurant Drvwy. SB Left A.M. 2.2 A 25 Noon . 2.3 A 25 P.M. 2.3 A 25 WB Left A.M. 3.7 A 25 Noon 4.8 A 25 P.M. 4.7 A 25 WB Right A.M. 2.7 A 25 Noon 2.8 A 25 P.M. 2.8 A 25 Family Fun Center Drvwy. SB Left A.M. 2.1 A 25 Noon 2.3 A 25 P.M. 2.2 A 25 WB Lt/Rt A.M. 3.3 A 25 Noon 4.3 A 25 P.M. 3.9 A 25 Grady Way SB Right A.M. 4.9 • B 25 Noon 6.5 B 25 P.M. 7.1 B 25 To summarize, moving the currently proposed motel /restaurant driveway on Monster Road 50 feet east so that it will be located outside of the WSDOT access easement will not make operations at the interchange or the intersection of Monster Road and Interurban Avenue any different then if the access remained in its current proposed location.' In addition, it has been shown that the currently proposed location for the motel /restaurant driveway on Monster Road will operate well with respect to the Monster Road/Interurban Avenue intersection, with no queuing conflicts and LOS `B" operating conditions. 97019Vetmem97Vtanemo (10/24/97):ss z w ac � U; UO. ID =.' • co J = Ci _. Z ZI ID w. g D, p: Ll !- wW V, —O: w Z U N, O ~' Z TECHNICAL MEMORANDUM TO: Scott Huish, Family Fun Center Chandler Stever, Mulvanny Partnership FROM: Torsten Lienau, P.E. Entranco, Inc. DATE: October 24, 1997 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 Introduction 2 Parking Comparison to Existing Sites 2 Parking Demand Study 3 Recommendations 5 LIMITED ACCESS EASEMENT 9 TABLES: 1. Parking History at Existing Family Fun Center Facilities 4 2. Parking Demand at Wilsonville Family Fun Center 5 3. Level of Service and Queue Analysis 10 FIGURES: 1. Wilsonville Family Fun Center Daily Variation in Traffic and Parking Accumulation Average of Thursday and Friday, June 1243, 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 9701t1Vetmem97 ffcmemo(1a/24/97):as 1 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, including a motel, 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. Since that submittal, additional study of the parking demand and supply for the proposed Family Fun Center only, and a deviation request for the proposed location of a motel and restaurant driveway within an existing Washington State Department of Transportation (WSDOT) limited access easement, has been requested. This technical memorandum addresses both of these topics. PARKING Introduction The Tukwila Family Fun Center is currently proposed to supply 287 parking stalls. Due 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. While not all Family Fun Centers provide the same attractions, many of the attractions are common to all the sites. 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 of the sites have batting cages. Other attractions not common to all sites are also listed in table 1, which make the total attractions per location range between 9 and 24. 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 the 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 of the sites does not routinely exceed the supply, as per management of the Family Fun Centers. Number of stalls at the various existing locations range between 221 and 349 stalls, where Family Fun Center locations with fewer attractions having fewer parking stalls. 97019Vetmem9Mmem o(10/24/97): ss ". .. The proposed Tukwila Family Fun Center currently proposes 287 stalls, which is more than 4 of the 5 existing sites, while still being comparable in size and number of attractions. Parking Demand Study z A detailed parking demand study was conducted at the Wilsonville, Oregon Family Fun w Center location, because of its proximity to Washington, and because of its similarity in re size to the proposed site and because Oregon's weather conditions are similar to -J 0 Washington's. (Weather is an important factor for trips generated because many of the (0 o attractions are located outdoors.) Driveway vehicle counts were performed at the ; w I Wilsonville location on Thursday through Sunday, June 12 through 15, 1997. This data N LL, was also used to determine trip generation for the proposed site, as is documented in w 0 the June 1997 Traffic Impact Study. As was discussed in that report, these days g 21 represent above average trip generation days, and therefore above average parking generation days, for the following reasons: = CJ I- ill • June 11 was the last day of school for children and teenagers in Wilsonville. z Family Fun Center personnel have documented a noticeable increase in z 1- patronage following the close of school. ? o 0 to • The Oregon site experienced the company's hi hest sales in it's 40 -ear histo 'O — g p 9 Y rY, o !- company -wide, during the week of June 13. w w. 1-t. LI • The weather was dry and warm in Oregon. O z w(0 U • The summer months are when Family Fun Centers experience their peak - i. 0 z business. The vehicle count data was obtained using machine tube counts, which counted vehicles for 24 hours of 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 as those that were exiting the site. 97018Uetmem97Wcmemo (10/24/97):ss 3 1 M a) ✓ L L C V c r •E m co. 1." c N SUM W R O fA Of ea a Proposed Site Existing Family Fun Center Locations Fountain Valley `ea Wilsonville 2 -18 Hole Miniature 2 -18 Hole Miniature 2 -18 Hole Miniature 2 -18 Hole Miniature 2 -18 Hole Miniature 2 -18 Hole Miniature Golf Courses, Golf Courses, Golf Courses, Golf Courses, Golf Courses, Golf Courses, o Gai ui g Vi o o 2 • m cc v C.D < ao M Y ca ca • c vi m U S 0 co ca m 0. 0 o U E .o C7 m < m Y V Y 60 o C7 m oats, a 2 Golf Courses, uj m N r Y a o o U •p C7 m Q 10 Batting Cages, Laser Runner, Kids County Fair Bullwinkles Rest. o C) a) ( • m U c U ca n. v "- a) as o 7 V C7 m RS CD m < rn m a• 0 0 ca o U a m Y E g 3 U CO CD • m < rn m Lazer Runner, Kids County Fair, Bullwinkles Rest., N p Space Coaster Total Number of N 0 co N co N 'a' N 0 M N CD N U) 4) O ) O N 8 0) C O N E �C 0 L ` 7 Q Q z .. :+.=': 97018 letmem9Tticmemo(10/24/97):ss z tvW• :6 Si JUG wp W =. •J H: N W. }Orr,. LL Q:; • • HW.. _• z z�-• lu O ; Nr off. • • ,W a H V� /- .. z•. H =, O 1- z• Because the "double counting" phenomenon is nearly inevitable, the counts were used anyway 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. 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), the most vehicles on site at the Wilsonville Family Fun Center was 121 vehicles, with an average of 76 vehicles over the course of the day during hours of operation. Saturday and Sunday prove to generate more patrons than a weekday, with as much 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 of varying size and number of attractions, 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 9 to 24), and the site with the second most parking stalls at 287 (ranging from 221 to 349). 9701 Htletmem9Aticmemo(10124/97):ss 5 O E c a. c C c O L 7+ O O as ).V 0 c.) u. >1 to LL 0 O co (salolgoA) uol;elnwnood 6uplaed o o 0 0 .- . • o c 0 0 0 (] o CO N 0 0 T 0 o g 0 0 2 a O M • EL 0 llj n' 00 2 ▪ a 0 0 0 0 0 CO in vt M aa;ua3 and AllweA 6ul ;lx3/6uua ;u3 salolgaA Jo aagwnN 0 N 0 • M N CL o • M 0 Q o 2 0 o < 8 • Q 8 , ¢ 0 00 2 00 2 0 is Q eta G 0 0 (wpm/Pt) uoi ;elnwnood 6u!Mnnd 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N N O) CO ~ c0 M N 0 N c O 0 N N 0 60 1.1 1 1 i 1.1 1.1 f f 1 f I 0 E. V 0 4 c1 c. a co E V 0) I— l- c N •c C c 7 0 IMA C_f 'CD cf � ■ .R L N V^ u. �E. O 0 O M T O o 2 o a O C] 0 t 0 0 r o. 00 2 I 0 0 C) T ae ua3 and Awed 6u! !x3/6u!Jo u3 salo!gaA jo aagwnN M N 0 O 0 2 N CL O M Q O O O < O Q oQ Co oQ c 0 E 0 0) (C a. a) rn W (f a) O a) W ;” (salolyaA) uol;elnwnooy 6ulfred 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N 'Cr CO N N 0 Q) co ^ CO CO N T 0 1 , 1 1 f , F 1 1, f 1 1, 1 1 ,1 1 I 0 0) CO 0 N. (00 (0 V' COO N 0 , 1 1 f, f 1 }—}- O 0 _ 2 0 ea E v V Q L a c) T c eh 'c c i:. C arc > co p L. N u. V u. 0 0 co _ ui a 0 d d o O 2 Q O O Q o O ai Q oQ oQ 0 O O O co Jaivao and Allwei 6ul;1x3/6uiJaIu3 salolgaA 4o aagwnN 0 0 M 0 N 0 T G 0 L 0 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 Tukwila Family Fun Center will have 3 more attractions than the Wilsonville site, and will also provide 45 more parking stalls. The additional parking stalls represents a proportional increase with respect to the additional attractions. Based on this data, 287 parking stalls appears to be adequate for the proposed Tukwila Family Fun Center. LIMITED ACCESS EASEMENT A portion of the proposed Family Fun Center Development also contains a motel and restaurant, which are proposed to share one access off of Monster Road. The moteVrestaurant access will be separate from another access to the Family Fun Center. The current proposed access for the motel and restaurant is located approximately 196 feet (measured along the center line of Monster Road) east of the intersection of Monster Road and Interurban Avenue. This proposed access location falls within a WSDOT limited access easement, which prohibits access within its boundaries. 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 access easement in this case is a product of an older interchange alignment that has since been reconstructed. Previously, there were no other roadways intersecting Interurban Avenue or West Valley Highway between the 1 -405 ramps. However, with the reconstruction of this interchange, South Center Boulevard and Grady Way now intersect West Valley Highway and Interurban Avenue between the northbound and southbound 1 -405 ramps. Monster Road is, in fact, currently the old alignment for Grady Way, which is the road for which the original access easement was intended. Monster Road is not intended for heavy through traffic, as Grady Way currently operates. Monster Road is really only intended to serve as a controlled access for development in the northeast corner of the Grady Way /Interurban Avenue intersection. To locate the proposed motel /restaurant access outside of the WSDOT access easement would require moving the driveway 50 feet east of its current location. 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. However, moving the driveway would cause significant changes to the current site plan, which has required substantial negotiation with the City, Family Fun Center, and the motel developer to agree on the current plan. In the previous Traffic Impact Study, it was shown that the operations of 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 previous traffic impact study is reproduced in this 9701911etm em 9Nf cm em o (10/24/97): s s ' z • z 1- 6 J U: 00 . wI J H. w O. �4 w d. z� I-0 Z H. 0. O N`. 0 f— w w. LL ~. z ui z technical memorandum in table 3 for convenience. The good level of service 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 motel /restaurant access on Monster Road. Intersection with Monster Road at: Interurban Avenue Table 3 Level of Service and Queue Analysis Weekday Average Total Level of Queue Movement Peak Hour Delay (sec) Service (feet) WB Right A.M. 6.1 B 25 Noon 6.1 B 25 P.M. 8.4 B 25 MoteVRestaurant Drvwy. SB Left A.M. 2.2 A 25 Noon 2.3 A 25 P.M. 2.3 A 25 WB Left A.M. 3.7 A 25 Noon 4.8 A 25 P.M. 4.7 A 25 WB Right A.M. 2.7 A 25 Noon 2.8 A 25 P.M. 2.8 A 25 Family Fun Center Drvwy. SB Left A.M. 2.1 A 25 Noon 2.3 A 25 P.M. 2.2 A 25 WB Lt/Rt A.M. 3.3 A 25 Noon 4.3 A 25 P.M. 3.9 A 25 Grady Way SB Right A.M. 4.9 B 25 Noon 6.5 B 25 P.M. 7.1 B 25 To summarize, moving the currently proposed motel/restaurant driveway on Monster Road 50 feet east so that it will be located outside of the WSDOT access easement will not make operations at the interchange or the intersection of Monster Road and Interurban Avenue any different then if the access remained in its current proposed location. In addition, it has been shown that the currently proposed location for the motel /restaurant driveway on Monster Road will operate well with respect to the Monster Road/Interurban Avenue intersection, with no queuing conflicts and LOS "B" operating conditions. 97019Velmem97Vicmem o(10/24/97):ss 10 ,^. z z re J U; U O' w'. • .w I: Iw O• ICY; mow:. • _. • zf-; �- 0 zI- . '2.n UCL. - .. O a H�. ;w W ~ V' 11 0, .. z;. U N; Ham. O • z • CITY OF TUKWIL:A DEPARTMENT OF COMMUNITY DEVELOPMENT SPECIAL PERMISSION e APPLICATION. (Special Signs; Cooperative Parking; etc.). 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 eei. Oftn O i is Ion 1 �.+G arm.......:. 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Proposed Family Fun center w /parking requirements. 2. PROJECT LOCATION: (Give street address or; if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) •N.E. Corner of Interurban Ave. S.'and Grady Way, Tukwila, WA Tax Lot 2423049013 Quarter: W1 /•2 APPLICANT:* Section: 24 Township: 23N Range: 4 East W.M. (This information may be found on your tax statement) Name :.mul'vanny Partnership Architects Attn:Chandler Stever Address: 11820 Northup Way, Suite E3.00, Bellevue, WA 98005 Phone: (425) 8.22 -0444 Signature: • Date: * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP . 4. PROPERTY Name: Family Fun Centers Attn: Scott Huish (Gen. Manager) •OWNER Address: 29111 S.W. Town ' Center Loop W. Wilsonville, OR 97070 Phone: • (503) 682 -9742 I /WE,[signature(s)] swear that I /we are the owner(s) or contract purchaser(s) of the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the bestbf my /our knowledge and belief. Date: to -2 -q 7 �:: a1 .;nti�.'.itEezCikStti�`i'dutc�A' lt�u vaa