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HomeMy WebLinkAboutCAP 2015-02-23 Item 2A - Development Agreement - 90 Andover Park East Hotel DevelopmentTO: City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM Mayor Haggerton Community Affairs and Parks Committee FROM: Jack Pace, Director Department of Community Development BY: Minnie Dhaliwal, Planning Supervisor DATE: February 18, 2015 SUBJECT: Development Agreement for the proposed hotel at 90 Andover Park East. ISSUE Should the City Council approve the Development Agreement for the proposed hotel development at 90 Andover Park East; allowing the shared use of parking in the right -of -way of Christensen Road? BACKGROUND Tukwila TSD LLC is proposing to develop a new five story hotel at 90 Andover Park East with approximately 90 guest rooms. One parking space per room is required for lodging uses in the Tukwila Urban Center Transit Oriented Development District. The developer has submitted a site plan showing that the required number of parking stalls cannot be accommodated on the project site. Therefore the developer is proposing shared use of parking and drive aisle area in the right -of -way of Christensen Road. TMC 18.86 allows the City to use development agreements to provide flexibility to achieve public benefits, respond to changing community needs, or encourage modifications that provide the functional equivalent or adequately achieve the purposes of otherwise applicable City standards. This item was previously discussed by the Community Affairs Committee on November 12, 2014; Committee of the Whole held a public hearing on November 24, 2014 and it was referred back to the Community Affairs and Parks Committee on December 1, 2014. See attached memo for the information that was provided to the City Council previously on this item (Attachment A). Additionally, the Parks Commission was briefed on the pocket park proposal on January 21, 2015, and the minutes of the meeting are attached (Attachment B). DISCUSSION City Council asked staff to provide information on how the proposal complies with the City's shoreline regulations and asked the Community Affairs and Parks Committee to further review the proposal and make a recommendation to the Committee of the Whole. Additionally since the last City Council meeting the developer has come back with a couple of additional options for the City to consider, which are also attached. 1 INFORMATIONAL MEMO Page 2 In order to help facilitate decision making on this proposal it may be easier to break down the discussion into following issues: 1. Does the proposal comply with the city's shoreline regulations? 2. Does the city want to allow use of public right -of -way for shared parking for the hotel? 3. How many parking spaces should be shared between the hotel and trail users and how many should be guaranteed for the trail users? 4. What is the appropriate compensation for sharing parking in the right -of -way? 1. Does the proposal comply with the city's shoreline regulations? This area of the shoreline is designated as Urban Conservancy and the shoreline buffer ends on the river side of the existing roadway (Christensen Road). The conceptual site plan showing the hotel location and other site improvements meets the shoreline use, site setback and site configuration requirements. Detailed review of the construction plans will be done during the shoreline substantial development permit review process, which is an administrative decision issued after public notification to the interested agencies and surrounding property owners. The staff report of the shoreline permit is then sent to Department of Ecology for their review. See attached handout explaining the shoreline review process and code criteria along with the map showing the shoreline buffer (Attachment C). 2. Does the city want to allow use of public right -of -way for shared parking for the hotel? The existing site is a former gas station. The fuel canopy and the underground tanks were removed in 2007. In 2008, land use approval was granted for a 12,000 sq. ft. single story retail building that was never constructed. The existing lot is only 50,000 sq. ft. and without the shared parking agreement the likely form of development to occur on this site is single story. The current proposal to share the parking in the right -of -way would allow a five story hotel to be constructed. This form of development fits in with the vision anticipated by the Southcenter Subarea Plan for this area. The previous memo to the City Council (Attachment A) listed the goals and policies of the City's Comprehensive Plan and the Southcenter Subarea Plan that are achieved by the City entering into this development agreement. The proposal includes: • Shared use of parking in the right -of -way. • Initial term of 50 years with an option to extend for 30 additional years • The agreement shall terminate if any of the following terms are not met: a) The applicant fails to submit a complete building permit application for the construction of the hotel within one year; or if the construction is not completed within three years; or if the developer does not comply with maintenance obligations; b) If the property is redeveloped or a change of use occurs; c) If WSDOT widens 1 -405 or should any other project or condition arise that requires reconfiguration of Tukwila Parkway and /or the Project parking area; d) If the developer abandons the project; e) The developer shall renegotiate a new agreement or provide documentation showing how the number of parking spaces required by code will be provided if the hotel use is to continue after the expiration of the agreement. 2 INFORMATIONAL MEMO Page 3 3. How many parking spaces should be shared and how many should be guaranteed for the trail users? Tukwila Municipal Code requires one parking space per hotel room. The developer has stated that the franchise requires one parking space per hotel room plus two additional spaces. Per Smith Travel Research Report for hotels in Tukwila's general market, the occupancy rate for year 2014 varied from 80 to 90 percent during the high season (May through September) with December /January being the lowest around 60 percent; for an average annual room occupancy of 77 percent. The proposed hotel has 53 on -site parking spaces (hotel use only) and would like to share 45 parking spaces within the right -of -way (hotel and trail users). There are currently only 27 parking spaces in the right -of -way and the developer has proposed to add 18 new parking spaces within the undeveloped right -of -way; resulting in 45 spaces in the right -of -way. 41 out of 45 spaces will be shared between the hotel users and trail users and four spaces will be reserved exclusively for trail users. This allows four guaranteed spaces for the trail users but they could also park anywhere on the remaining 41 spaces. There is currently no data on the number of spaces used by trail users. However it can be stated that hotel parking spaces are expected to be used primarily in the evening and night time hours and parking for the trail access is expected to be used during day light hours. The proposed hotel has only a small meeting room and no restaurant, therefore the parking demand is anticipated to be Tess than a hotel with a large meeting room /convention facility. The developer has also provided parking data for the hotels currently operated by them showing that the parking demand is less than one car per occupied room (Attachment D). 4. What is the appropriate compensation for sharing parking in the right -of -way? Since the last meeting the developer has come back with the following options for the City to consider as appropriate compensation for allowing shared use of parking: Option 1: Develop and maintain a public pocket park within the existing cul -de -sac with $10,000 payment to the City. Option 2: Replace the asphalt in the cul -de -sac area with landscaping along with a monetary payment of $93,849 to the City. Option 3: Convert the cul -de -sac into parking area with a monetary payment of $145,897 to the City. 3 INFORMATIONAL MEMO Page 4 Listed below is the summary of compensation for all three options: Compensation for sharing parking in the right -of -way Option 1:Pocket Park Option 2: Cul -de- sac to landscaping Option 3: Cul -de- sac into parking Developer shall develop and maintain a public pocket park x Developer shall maintain the parking area x x x Parking spaces for trail users 41 shared and 4 guaranteed. 41 shared and 4 guaranteed 41 shared and 7 guaranteed Developer shall construct a pedestrian connection between the intersection of Andover Park East and the Green River Trail x x x Members of the public and emergency vehicles will have access through the hotel parking lot. x x x Monetary Payment $10,000 $93,849 $145,897 Pros and Cons A public pocket park in the urban center, which complements the Green River Trail. The impervious surface in the shoreline zone is reduced. The city gets monetary payment of $10,000. The impervious surface in the shoreline zone is reduced. There is opportunity to plant native vegetation in the shoreline zone. The city gets monetary payment of $93,849. There are three additional parking spaces under this option but impervious surface increases. The city gets monetary payment of $145,897. FINANCIAL IMPACT The land is valued at $25 per square feet. The right of way area is 17,103 square feet with a land value of $427,575. The developer had previously provided a cost estimate of $186,037 for the development of the pocket park. All three options listed above cost the developer $186,037. Additionally the developer has estimated about $6000 per year in maintenance costs. There is no negative financial impact to the city under any of the three options. City Council may want to decide what could be done with the monetary payment. This decision could occur separate from the development agreement process. Some options for the City Council to consider are: • Put the money the city's tree mitigation fund • Establish a shoreline restoration fund • Designate the money towards another project in the Urban Center such as Tukwila Pond or pedestrian bridge project. 4 INFORMATIONAL MEMO Page 5 • Designate the money towards any other project on the City's Capital Improvement Program list • Put the money in the City's general fund. RECOMMENDATION Staff recommends that the city enter into the development agreement to share the parking in the right -of -way in order to facilitate the hotel development. Regarding the decision on the appropriate compensation for the shared use of right -of -way staff recommends option 2. Under this option the city will get a monetary payment of $93,849, impervious surface in the shoreline zone is reduced and the city still retains the opportunity to put in a pocket park at a future date. ATTACHMENTS A. Memo to Committee of the Whole Nov 24, 2014. B. Meeting minutes Parks Commission meeting Jan 21, 2015. C. Memo analyzing the proposal as it relates to the regulations in the shoreline zone along with the buffer map. D. Letter from the Developer with three alternative site plans. 5 City of Tukwila Attachment A Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Committee of the Whole FROM: Jack Pace, Director Department of Community Development BY: Minnie Dhaliwal, Planning Supervisor DATE: November 18, 2014 (Revised after Community Affairs and Parks Committee meeting on November 12, 2014) SUBJECT: Development Agreement for the proposed hotel at 90 Andover Park East. ISSUE Should the City Council approve the proposed Development Agreement for the proposed hotel development at 90 Andover Park East that would allow the shared use of parking in the right -of- way of Christensen Road in exchange for the construction of a public pocket park? BACKGROUND Tukwila TSD LLC is proposing to develop a new five story hotel at 90 Andover Park East with approximately 90 guest rooms. One parking space per room is required for lodging uses in the Tukwila Urban Center Transit Oriented Development District. The developer has submitted a site plan showing that only 53 parking spaces can be accommodated on the project site. Therefore the developer is proposing shared use of parking and drive aisle area in the right -of- way of Christensen Road in exchange for developing a public pocket park in the cul -de sac area of Christensen Road. TMC 18.86 allows the City to use development agreements to provide flexibility to achieve public benefits, respond to changing community needs, or encourage modifications which provide the functional equivalent or adequately achieve the purposes of otherwise applicable City standards. DISCUSSION The proposal reviewed by the Community Affairs and Parks Committee included: • Shared use of parking and drive aisle area in the right -of -way of Christensen Road, with 18 new parking spaces added by the developer within the undeveloped right -of -way area adjacent to the hotel site. The developer would also reconfigure the existing spaces to increase the number of parking spaces in the right -of -way. A total of 45 parking spaces would be available within the right -of -way; out of which 41 will be shared between the hotel use and members of the public with four spaces exclusively reserved for non -hotel users including those who want to access the Green River Trail. • In exchange for the shared parking the developer shall: a) Develop and maintain a public pocket park within the existing cul -de -sac area. b) Maintain the park and the parking area for the term of the agreement. c) Provide public access through the subject property to compensate for the cul -de -sac closure. d) Construct a pedestrian connection between the intersection of Andover Park East and Tukwila Parkway to the pocket park and the Green River Trail. 7 INFORMATIONAL MEMO Page 2 • Initial term of 50 years with an option to extend for 30 additional years. • The agreement shall terminate if any of the following terms are not met: a) The applicant fails to submit a complete building permit application for the construction of the hotel within one year; or if the construction is not completed within three years; or if the developer does not comply with maintenance obligations for the park and the parking areas; b) If the property is redeveloped or a change of use occurs; c) If WSDOT widens 1 -405 or should any other project or condition arise that requires reconfiguration of Tukwila Parkway, the Project parking area, and /or the Pocket Park; d) If the developer abandons the project; e) The developer shall renegotiate a new agreement or provide documentation showing how the number of parking spaces required by code will be provided if the hotel use is to continue after the expiration of the agreement. This proposal furthers the following goals and policies of the City's Comprehensive Plan and the Southcenter Subarea Plan: • The Southcenter Subarea Plan envisions that parking will be accommodated by a combination of off- and on- street parking spaces /lots and shared parking facilities within the Transit Oriented Development (TOD) Neighborhood. • The Southcenter Element of Tukwila's Comprehensive Plan includes policy 12.2.1 to "Recognize, protect and enhance the open space network by augmenting existing parks, enhancing access to passive and active recreation areas such as Tukwila Pond, Minkler Pond and the Green River...." • The implementation strategies for policy 10.2.1 of the Tukwila Comprehensive Plan includes, "Look for opportunities for pocket park development" and "Seek opportunities for public /private partnerships ". • Uses that provide public access and public recreation are prioritized in the Urban Conservancy Environment in the Shoreline Element of the Tukwila Comprehensive Plan. The pocket park and shared parking are considered mutually beneficial to the City and the developer for the following reasons: • There are currently only 27 parking spaces in the right of -way area and the proposal will provide 45 parking spaces. • Hotel parking spaces are expected to be used primarily in the evening and night time hours and parking for the trail access is expected to be used during day Tight hours. • The pocket park will complement the Green River Trail. • The proposal facilitates higher intensity development that is envisioned by the Comprehensive Plan for this area. • The cost of construction and maintenance of the pocket park and the parking spaces will be paid for by the developer in exchange for the shared use of the parking. • Members of the public and emergency vehicles will have access through the hotel parking lot. 8 INFORMATIONAL MEMO Page 3 Alternative proposal discussed at the Community Affairs and Parks Committee: Committee's Recommendation: At the Community Affairs and Parks Committee an alternative that would allocate the funds specified in the development agreement for the pocket park to go toward a tree planting project in the area of the river bank across Christensen Road was discussed. This alternative was recommended by the Committee as it advances the goals of regional efforts to restore aquatic ecosystems and salmon habitat in the Green - Duwamish watershed. Under this proposal, the developer would provide the money and the City could assume responsibility for the project, either alone or in collaboration with a group already doing this kind of restoration work. The Committee supported the alternative if it did not delay the agreement or add costs for the developer. The Committee agreed to forward the item for Committee of the Whole discussion to include the original proposal and additional analysis relating to the alternative proposal. The Committee of the Whole would then select the preferred option. Staff has further reviewed the alternative proposed by the Committee with the City's Public Works and Parks Department and listed below is their response. A map showing the riverbank area in the general vicinity of the subject site is attached to this memo. The total area from south of 1 -405 to the bend in the River is approximately 73,000 square feet. The project cost for any shoreline restoration project that includes site preparation and planting is approximately $2 per square foot. Review of the Committee's recommendation by Bob Giberson, Public Works Director: Following projects are underway that might preclude the quick approval of a Green River planting plan adjacent to 90 Andover Park East along the river: a) Green River System Wide Improvement Framework (SWIF) process will be ongoing through early 2015. It is a US Army Corp of Engineers planning process that is being completed by King County Flood Control District. It involves ongoing engagement with state /federal agencies, business community, environmental community, WRIA9 and other agencies. It will include a prioritized list of capital projects to achieve flood protection goals and vegetation management plans to address large trees and shrubs location with respect to levees. More information about SWIF is available online at http: / /vo,vw.ki.ngc- ounty.gov /environment /wlr /sections - programs /river- f1 oodplain- section /capital - projects /green- river- system - wide- improvement - framework.aspx b) The Tukwila 205 Levee Certification effort will not be completed for at least one year. The biggest unknown to obtain FEMA levee accreditation approval is the scope of repairs and /or improvements. Any required repairs and /or improvements will jeopardize any recent plantings. c) The TUC Pedestrian /Bicycle Bridge final design may include habitat mitigation near the bend in the river to the south of 90 Andover Park East. The design for this project will be completed in 2015 and constructed by 2017 As an alternative option, it appears that there is sufficient contingency in the pocket park cost estimate to allow the developer to contribute $10,000 towards a planting plan for the riverbank. Once a planting plan is approved by the necessary agencies, the developer's funds can be used as a match to other available funds for a complete habitat enhancement planting effort in this vicinity. INFORMATIONAL MEMO Page 4 Review of the Committee's recommendation by Rick Still, Parks and Recreation Director: Background on why the pocket park is a valid proposal: a) A system of pocket parks in the Tukwila Urban Center (TUC) is vital to meeting the recreation and social needs of-the community because purchasing larger parcels in this area is cost prohibitive at this time. The few parks currently located in TUC are heavily used by patrons for spending time away from offices on breaks, gaining access to the trail system, meeting people to gather and socialize, for exercise at or to visit as a part of their exercise routine, for access while walking to the train, and to enjoy nature while in an urban setting. b) In 2006, staff met with a developer who introduced the concept of using the Christensen Trail parking area as part of their development located between Christensen Road and Andover Park East. Through discussions with this developer, staff hired a landscape architect to initiate a site study and prepare a conceptual design for a pocket park at the turnaround at the north end of Christensen Road. This conceptual design was utilized with several developers throughout the past seven years. c) The Christensen Road pocket park provides an area on the north end of the TUC where there currently is not a recreational opportunity for the community. The area is easily accessed from local businesses and residential areas near City Hall. Hotel development in this area increases the need for a park since many of the people staying in hotels will be using the trail to access Starfire Sports at Fort Dent Park. The park will help contribute to a more connected community and build a sense of community pride. Staff has looked at ways to accommodate tree planting along the Green River while maintaining construction of the pocket park. Staff believes that with value engineering of the pocket park the developer could reduce the construction cost to allow approximately $10,000 for tree plantings along the Green River Trail at Christensen Road. The Committee of the Whole has the following options: 1. Approve the development agreement as originally proposed to allow shared parking in the right -of -way in exchange for building and maintaining a pocket park. 2. Approve the development agreement for the alternative proposed by the Community Affairs and Parks Committee to allow shared parking in the right -of -way in exchange for getting a monetary payment for the Green /Duwamish riverbank planting project. 3. Approve the development agreement as originally proposed with an amendment to include $10,000 payment by the developer towards Green /Duwamish River restoration /planting projects or to implement the goals and policies of the Comprehensive Plan related to Urban Forestry. FINANCIAL IMPACT There is no financial impact to the City as all costs associated with the development and maintenance of the pocket park and additional parking shall be borne by the developer. The developer's cost estimate for the development of the pocket park and additional parking area is $186,037. Also, the annual maintenance costs are anticipated to be $6000 per year and subject to inflation over the term of the agreement. The land value of the right -of -area with the shared parking is $427,575 ($25 per square foot for 17,103 square feet total area). 10 INFORMATIONAL MEMO Page 5 RECOMMENDATION The Council is being asked to hold a public hearing on this item and select one of the options listed above. Staff recommends approving the development agreement as originally proposed with an amendment to include $10,000 payment by the developer for the Green %Duwamish River restoration /planting project or to implement the goals and policies of the Comprehensive Plan related to Urban Forestry. If the Council selects this option then Section 8 of the Development Agreement will be revised to include a clause stating the developer shall be responsible to make a payment of $10,000 for Green %Duwamish River restoration /planting projects or to implement the goals and policies of the City's Comprehensive Plan related to Urban Forestry. This payment shall be required prior to the issuance of the building permit for the hotel. Also, Exhibit 3 shall be amended to reflect this payment. Staff also recommends adding two items to the 2015 work plan: a) Review current policies regarding non - public uses in the public right -of -way. b) Review policies /projects for restoration /planting projects of the Green /Duwamish riverbank and how the city will implement the goals and policies of City's Comprehensive Plan relating to Urban Forestry. ATTACHMENTS Vicinity Map Draft Ordinance Development Agreement Exhibit 1- Legal Description Exhibit 2- Conceptual Site Plan Exhibit 3- Conceptual Site Plan of the Pocket Park; list of park amenities with construction cost estimates; and land value. estimates. Map showing the riverbank in the vicinity of the subject site Minutes from Community Affairs and Parks Committee meeting Nov 12, 2014. 11 Attachment B TUKWILA PARKS COMMISSION PARKS & RECREATION GOOD HEALTHY FUN MINUTES January 21, 2015 5:30pm Tukwila Community Center Call to Order: Committee Vice - Chairperson Don Scanlon called the meeting to order at 5:37pm. Attendance: Commissioners — Don Scanlon, Alice Russell, Joanne McManus Staff — Dave Johnson Approval of Minutes: Alice Russell moved to approve the minutes of the November 19, 2014 meeting. Joanne McManus seconded the motion. The motion passed unanimously. Business Items A. Project Update — The Commission reviewed the Project Update included in the Agenda Packet. B. Commission Appointments — Staff informed the Commission that Julie Lee has resigned her position on the Commission due to time constraints and will begin advertising to fill the vacancy. Hassan Abdi's position on the Commission as a Student Representative expires in June 2015. Hassan will work with staff to recruit a student to replace him. Alice Russell's term on the Commission expires in March 2015. C. Department Update — Staff informed the Commission of department updates including the MLK Day of Service at TCC and Duwamish Hill Preserve, transfer of Pool operations to the MPD, and recent clean -up work at Crystal Spring Park. Staff provided updates and the Commission offered feedback to the staff on the following items: 1. Duwamish Gardens - Commission asked to begin considering names for the site The Commission would like to get some historical information about the site Also suggested the idea of holding a public contest to name the site Golf Cart Purchase at Foster Golf Links - The Commission supports the purchase. Chinook Wind project - The Commission supports this project, especially as it ties in with Duwamish Gardens and Duwamish Hill Preserve. Pocket Park project —The Commission supports the development of the originally proposed Pocket Park design along Christensen Road. Other A. Don Scanlon attended the City training on the Open Government Trainings Act on January 12, 2015 and provided a summary to the Commission. B. Joanne McManus asked staff to look into jackets or some other apparel for the Commissioners as an identifier when meeting with the community and out in the public. C. Don Scanlon noted that due to pollution, nearly all of the coho eggs in the Southgate Creek incubator have died. Don is working with Public Works on this. Adjournment: Alice Russell moved to adjourn at 6:13pm. The motion was seconded by Joanne McManus. The motion passed unanimously. 13 Attachment C Analysis of the proposal as it relates to the regulations in the shoreline zone State Shoreline requirements are implemented through the Shoreline Overlay District in the Tukwila Zoning Code (Tukwila Municipal Code (TMC) 18.44). Tukwila's shoreline regulations were updated in October, 2011 when the Department of Ecology approved the City's new Shoreline Master Program (SMP) and implementing regulations. If the Council decides to enter into the development agreement for the use of public right -of -way for the hotel development, the project is still subject to obtaining approval of a Shoreline Substantial Development Permit by the Community Development Director and Design Review approval by the Board of Architectural Review. What is the process for the shoreline permit? A Shoreline Substantial Development Permit is required for the construction of a hotel at the property located at 90 Andover Park East. The decision on this permit is made administratively by the Director of the Department of Community Development after the expiration of a 30 day public notice period. As part of that process, a detailed staff report that analyzes the proposal with respect to the City's Shoreline Master Program is prepared and a decision is rendered. The City's decision is sent to the Department of Ecology for its review. There is a 21 day appeal period on Shoreline Substantial Development Permits and no construction may occur during that time. What is the shoreline environment designation around the subject site? The shoreline environment along the west side of the Green/Duwamish river bank from I -405 to the south city limits is Urban Conservancy. The shoreline in this area is part of the Tukwila 205 Levee. What is the shoreline zone and shoreline buffer in this area? The shoreline zone is the entire 200 feet from the ordinary high water mark (OHWM) of the River. Within the 200 foot shoreline jurisdiction, there is a shoreline buffer, which in this area is 125 feet from the OHWM due to the presence of 205 levee. Also, it is important to note that if there is a road that runs parallel to the river through the buffer, the buffer ends on the river side of the existing improved street or roadway. See attached map that shows the shoreline buffer around the subject site. What uses are allowed in the shoreline buffer area? TMC 18.44.050 lists the permitted uses in the shoreline buffer of the Urban Conservancy environment. Parks and maintenance of existing streets and rights -of -way are permitted in the buffer area. Additionally, any proposed project in the shoreline zone is reviewed to ensure that the proposed use is consistent with TMC 18.44.030 - Shoreline Use Matrix and the underlying zoning. The current proposal to build a hotel at the subject site is a permitted use outside the shoreline buffer. 15 What other shoreline requirements will apply to the proposed project? As part of the shoreline permit review process the proposed project will be reviewed to ensure the following code requirements are met: a) TMC 18.44.070 C. i) General Standards to meet standards of the underlying zoning district. ii) Setbacks and site configuration requirements. iii) Height Restrictions of 15 feet within the river buffer area and 45 feet between the outside edge of the buffer and 200 feet of the OHWM. iv) Lighting to meet minimum lighting levels and at the same time preventing spillover on the river channel. v) Off street parking and loading — requirements to screen parking, loading or storage facilities located between the river and any building. b) TMC 18.44.080 Vegetation and Landscaping: The project will be reviewed for consistency with the Shoreline Master Program's vegetation and landscaping requirements. Please note that on properties located behind publicly maintained levees, an applicant is not required to remove invasive vegetation or plant native vegetation within the river buffer. However retention of existing trees; planting standards for interior parking lot and yard landscaping standards are required along with specific vegetation management standards including limitations on use of pesticides. c) TMC 18.44.100 Public Access: The project will be reviewed for consistency with the public access requirements. As part of the development agreement, the developer has agreed to construct a pedestrian connection between the intersection of Andover Park East and Tukwila Parkway to the Green River Trail. d) Analysis of "no net loss of the ecological function" shall be done. This analysis shall take into consideration how much vegetation currently exists within the 200 foot shoreline jurisdiction; what is the condition of the shoreline; and how the proposed project impacts the shoreline. This analysis takes into consideration if any fill is proposed along the shoreline; if any stormwater will be discharged to the river; and if there is any alteration of the vegetation. If any loss of ecological function is anticipated then the loss is mitigated through one or a combination of the mitigation sequencing steps identified in the SMP. 16 Shoreline Buffer: 90 Andover Park East 17 Attachment D January 27, 2015 Ms. Minnie Dhaliwal Planning Supervisor City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Sent via email: Minnie.Dhaliwal @TukwilaWA.gov RE: Proposed hotel to be located at 90 Andover Park East by Tukwila TSD LLC Dear Ms. Dhaliwal: We have reviewed the attached three development scenarios that include design options for development of our proposed hotel and the adjacent parking area and /or pocket park that would allow shared use parking in the right -of -way of Christensen Road. We are seeking approval of one of the options so that we may finalize a Development Agreement that would allow shared use parking in exchange for the selected option. We want the City to select the Scenario that is best suited for their needs; however, we are of the opinion that Option 3, which would maximize parking for the park and hotel and allow for development of 101 spaces (53 on -site hotel spaces and 48 off -site spaces along Christensen Road) is the best option for the City, Public, and hotel. The cost for development of this scenario is approximately $40,140 which would include a payment of $145,897 to the City for utilization as deemed most appropriate for the City's needs. The second preferred option is Option 2. This Scenario would include landscaping the cul -de sac area at the north end of Christensen Road which would allow for development of 98 spaces (53 on -site hotel spaces and 45 off -site spaces along Christensen Road). The cost of this scenario is estimated to be $92,188 with a residual amount of $93,849 being paid to the City for utilization as deemed most appropriate for the City's needs. The third preferred option is Option 1. This scenario would include development of the existing cul de sac into a pocket park as initially proposed which would allow for development of 98 spaces (53 on -site hotel spaces and 45 off -site spaces along Christensen Road). The cost of this scenario is estimated to be $186,037 less $10,000 that will be paid to the City for use along the Green River Shoreline or for other appropriate uses. 19 Ms. Minnie Dhaliwal January 27, 2015 Page 2 The proposed hotel will include 92 rooms with no restaurant and only a board room and one small meeting room which should minimize the amount of parking required (94 spaces required per hotel company). Most of the hotel's parking will be required during the late evening hours with minimal parking needed during daylight hours. We have also attached a summary of three different hotels' parking requirements at various times of the daylight hours. Based on our experience, guests will require minimal parking during the daytime hours which should leave more than adequate parking for the public (see the attached parking summary). Our architect cannot finalize plans until we have approval to proceed. We have already acquired the site and would greatly appreciate a timely decision so that we might move forward with the preliminary design that must then be submitted to the City for review and approval before we can get building permits. We thank you for your assistance and look forward to expediting the Development Agreement. Sincerely, 20 Parking Stats: Based on the hotels we operate within King County in neighboring cities close to Tukwila and Eastern Washington, this is an example of what we observed from the hotel parking lot. All three hotels include one board room and one hotel also has an additional meeting room that seats 50 persons (p). None of the hotels has a restaurant. The following tables show the occupied rooms for the day and number of cars parked at the designated hours surveyed. Hotel 1 [60] 1 Board room Friday /Sat Sunday Mon — Wednesday Thursday Occupied Rooms 38 20 24 22 11 AM — Cars in lot 3 4 4 2 5 PM — Cars in Lot 1 1 7 3 Hotel 2 [100] 1 Board Room & 1 Meeting Room 50p Friday /Sat Sunday Mon — Wednesday Thursday Occupied Rooms 26 17 65 51 11 AM — Cars in Lot 7 2 5 4 5 PM — Cars in Lot 3 3 18 6 Hotel 3 [85] 1 Board room Friday /Sat Sunday Mon — Wednesday Thursday Occupied Rooms 65 18 37 32 11 AM — Cars in Lot 6 7 6 4 5 PM — Cars in Lot 5 4 10 7 21 ANDOVER PARK EAST PROPERTY LINE OPTION I - POCKET PARK EXISTING CURB LINE TUKWILA PARKWAY 1184 PATIO HOTEL 5 -STORY 59,170 SQ. FT. 92 UNITS cicicic C C LS POCOPARK 16. 6-TYPICAL PARKING ACE 9'X19' 314 b4 c LANDSCAPING W AR IN 53 ONSITE PARKING SPACES c{C Cccic'crIcicicic ANDS CAPIN cic11 C OF SI E SACS It c CHRISTENSEN ROAD a 4� OFFtITE PARKING N SITE PLAN - OPTION I . a 5O -O" 53 ONSITE PARKING SPACES 45 OFFSITE PARKING SPACES 98 TOTAL Cgi III IN INI RE- STRIPE EXISTING FOR INCREASED PARKING SPACES FROM 24 SPACES TO 27 HOLIDAY INN XPRESS TULWILA, WA TULWILA TSD L.L.C. Dale Sweeney ARCHITECT 1/22/15 5715 143rd Place S.E. Bellevue, WA 98006 425 - 260-8969 22 OPTION 2 - CUL DE SAC INTO LANDSCAPING H N d w 0 0 Z PROPERTY LINE EXISTING CURB LINE TUKWILA PARKWAY LS PATIO HOTEL 5 -5TO RY 59,170 SQ. FT. 92 UNITS LANDSCAPING - TYPICAL PARKING 'CE 9'X19' ud 411 C C C F� 00 c LANDSCAPING AR IN L 53 ONSITE PARKING SPACES C I C I C I C LANDSI�APING IcIcic CICIC C ZAII C C OF SI iSACS C CHRISTENSEN ROAD a 4i OFFSITE PARKING N SITE PLAN - OPTION 2 I " = 50-O" 53 ONSITE PARKING SPACES 45 OFFSITE PARKING SPACES 98 TOTAL RE- STRIPE EXISTING FOR INCREASED PARKING SPACES FROM 24 SPACES TO 27 HOLIDAY INN XPRESS TULWILA, WA TUKWILA TSD L.L.C. Dale 5weene9 ARCHITECT 1/22/1 5 5715 143rd Place S.E. Bellevue. WA 98006 425 - 260 -8969 23 OPTION 3 - CUL DE SAC INTO PARKING EXISTING CURB LINE TUKWILA PAR_ K_ AY l,64 1- a W CC 0_ 0 0 z PROPERTY LINE A ""111 PATIO HOTEL 5 -STORY 59, 170 5Q. FT 92 UNITS 6- TYPICAL PARKING 'CE 9'X19' 334 C CICICIcIC V4 LANDSCAPING PARKING SPACES 53 ONSITE PARKING SPACES ZAN c�Clcicicic(�clClcicicicicicic A DS AP C CHRISTENSEN ROAD 48I OFIITE PAR N SITE PLAN - OPTION 3 I • = 50,_0" 53 ONSITE PARKING SPACES 48 OFFSITE PARKING SPACES 101 TOTAL NG yawl RE- STRIPE EXISTING FOR INCREASED PARKING SPACES FROM 24 SPACES TO 27 HOLIDAY INN EXPRESS TULWILA, WA TUKWILA TSD L.L.C. Date ��jweenc j ARCHITECT 1/22/15 5715 143rd Place S.E. Bellevue, WA 98006 425 - 260 -8969 24