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Planning 2016-04-28 COMPLETE AGENDA PACKET
qtKofTukwila Atlan Ekberg,_Maiy Department of Community Development- Jack Pace, Director CHAIR, SHARON MANN; VICE - CHAIR, MIGUEL MAESTAS; COMMISSIONERS, MIKE HANSEN, LOUISE STRANDER, BROOKE ALFORD, NHAN NGUYEN AND DENNIS MARTINEZ BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING AGENDA APRIL 28, 2016 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS L Call to order the public hearing IL Attendance III. Adoption of 03/24/16 Minutes IV. CASE NUMBER: L15 -0042 V. APPLICANT: Mike Nielson, West 77 VP, LLC REQUEST: Board of Architectural Review approval for development of a four - story, 110 -room Woodspring Suites extended stay hotel and associated parking, utilities, wetland and shoreline buffer plantings, and storm drainage features. A garage and stable located on the project site and extending on to the parcel to the east are proposed to be demolished. VI. LOCATION: 15643 West Valley Highway (King County tax parcel 40005800002) VII. DIRECTOR'S REPORT VIII. ADJOURN IIIIIIIIIII I m` 1. Nl *♦ s «,* City of Tukwila Planning Commission PLANNING COMMISSION (PC) MINUTES Date: March 24, 2016 Time: 6:30 PM Location: Council Chambers Present: Chair, Sharon Mann; Vice Chair, Miguel Maestas; Commissioners, Louise Strander, Brooke Alford and Nhan Nguyen Absent: Commissioner Mike Hansen Staff: Minnie Dhaliwal, Planning Supervisor; and Wynetta Bivens, Planning Coninnission Secretary Chair Mann called the public hearing to order. Motion: Commissioner Nguyen made a motion to adopt the February 25, 2016 minutes. Commissioner Maestas seconded the motion. All were in favor. Request: Commissioner Strander requested revisions to the minutes. After reviewing the public hearing recording staff determined that the applicable comments were already included in the minutes. Chair Mann opened the public hearing and swore in those wishing to provide testimony. CASE NUMBER: L16 -0010 TITLE: 2016 Housekeeping Code Amendments TOPIC: Housekeeping Code Amendments to Title 17, 18, 19 and 21 (Subdivision, Zoning, Sign and SEPA Environmental Regulations) of the Tukwila Municipal Code. The proposed amendments range from code clarification to updating development regulations and permit processes. LOCATION: City Wide Minnie Dhaliwal, Planning Supervisor, Department of Community Development, gave the presentation. Two comment letters and a list of additional amendments related to the Sign Code were entered into the record. A copy of each of these items were previously handed out to each member of the Commission. The comment letters were received during the review process; one from Washington State Department of Transportation (WSDOT) and one from the Southcenter Square property owner. The list of additional Sign Code amendments were content based regulations that the city attorney recommended to address in the ordinance. The Commission reviewed proposed changes for the following four Ordinances: Sign Code, Zoning Code, SEPA, and Subdivision /Plats. Sign Code Proposed sign code and sign permit changes: • Due to a Supreme Court's ruling on Reed v. Town of Gilbert staff is proposing eliminating any content based regulations such as political signs, which are considered unconstitutional. 17 Page 2 Public Hearing Minutes March 24, 2016 • Clarification: business entrances that do not have a facade and meet certain criteria are allowed smaller signs of up to 50% of the maximum allowance. There was no policy change, the criteria language was moved to a different location. • Flexibility for granting permit extensions beyond 30 days based on reasonable circumstances. • Allowance of a non - content neutral center identification sign on each business owner's premise. • Increase the size of the fuel canopy signs to a 10 sq. ft. maximum. • Increase the number of signs allowed on residential property to two without a sign permit in lieu of political sign provisions. • Allow one additional sign (maximum of 50 sq. ft.) in addition to individual tenant signs for each premises totaling 25,000 sq. ft. or more that does not qualify for the Master Sign Program and has gone through design review. Delete real estate portable sign provisions as these are content based. Staff's response to comment letters: Washington State Department of Transportation ( WSDOT): WSDOT has their own sign regulations. WSDOT provided comments on the free -way and the limited access. Staff informed WSDOT thatthe City's cods obtain any permits needed from WSDOT. Also, the applicant is supposed to regulations. However, staff said because WSDOT's codes are also content ri regulations and revise their codes. Southcenter Square Property Owner: The property owner requested amendments to allow apro qualifies for the Master Sign Program. In 2011 a Master Carter's already had one sign and even under the Master allowed. Language is being proposed that could be added facade to be divided into two signs as long as they are at 1, one location on the premise. Staff said it would help with signs that are currently allowi change. The proposed langua Testimony Kevin McNulty, representati major facade improvements. to Parkway Village, and did s they went from an outdated h activity for the vacant spaces, showcase their new branding in Exhibit -3 that can be seen from the s the applicant is supposed to ly with WSDOT's they need to review their own Staff said their property 'ed for the property. However, 1 Program a second sign on the same facade is not the Master Sign criteria to allow the sign area for a t 20 ft. apart. This provision would apply to only ice making and is much nicer than some of the other the Master Sign Program. Staff is supportive of the ve fur the Parkway Village provided some history on the land, ownership and the Mr. McNulty said they renovated, went through design review, changed the name ome signage improvements and removed all of the non - conforming signs. He said Kok to a new village concept for retail look and they have already seen increased He said they worked to maximize their signage but that they are very limited to efforts. The proposed Sign Code revision would allow for placement of an additional sign on the top of their building. It would prominently display the new center name and they believe the branding Parkway Village at Southcenter enhances the overall shopper draw. It would significantly add strength to the entire retail neighborhood. Mr. McNulty said sales have already increased by 15 — 25 percent. The applicant would like to see the proposed sign code adopted so they can place a signage on their building. He said that the McNulty family have lived and worked in the Tukwila area for a century and their renovations show a renewed commitment to the area. Staff responded to the inquiries from the Commissioners regarding the regulations for the type of sign, and also who would review the project. Leshya Wig, Wig Properties, Owners of Southcenter Square, said they built their property in 2007. At the time 2 they also constructed a 60 ft. tall tower and the intent was for the tower to contribute to the overall ambience of Page 3 Public Hearing Minutes March 24, 2016 the center and help with place making with the center. Ms. Wig said they have been trying since to put up a sign with the Southcenter Square name at the top of the tower to identify the center since 2007. She said so far they have not be able to because with the existing sign code it is not permitted. Under the Master Sign Program they are requesting the allowable sign area be split between two flush mounted building signs instead of having it all in one location. Ms. Wig said the proposed amendment would increase the place making, visibility and identity for the shopping center, as well as increase way finding. Ms. Wig said that they continue to invest in their property and they would be very thankful for the opportunity to make the investment for an additional sign. There was no additional public testimony. The Planning Commission deliberated on the Sign Code. Staff responded to several questions from the Commissioners. The following additional changes to the Sign Code: • 19.12.030, 9b Planning Commission were in consensus for Allow up to 4 signs instead of 2 to compensate for taking o Commission recommended to allow up to four signs with e total sign area of 12 sq. ft. Sharon Mann was in favor ofle real estate signs in the code. with the porary signs on resicienttal properties - Aitical sign provision. Planning sign less than 6 sq. ft. with a maximum g letter 19.12.030 C provisions related to • 9.32.060, Amend - Master Sign Program to allow signage to be ;split between two signs within a vertical separation of 20 ft. • 19.12.040 Prohibited Signs, number 3, `Any sign, symbol, object ordevice located within the City or State right -of -way, City easement or City owned property without City or State approval.' Need to include not just the City right -of -way, but also City owned property. • 19.12.040 Prohibited Signs, add number 10 to read, `No sign can be put on any property without the property owner's permission.' Zoning Code There was no public • Amend procedures section of the,eade to correctly reference the use of a hearing examiner process for quasi-judicial land use decisions. • The need for assisted living facilities definition, adopting the state law definition and listing them as a permitted lase /conditionaluse where a convalescent center /nursing home is permitted /conditional use. • Replace the list of uses in each of the zones and adopt a separate chapter that deals with the uses and put them in the rnatrix, format. • Incorporate code interpretations into the code. • Add hardship criteria to the Zoning Code Variance criteria. • Amend the Tukwila Urban Center code to `grandfather' in preexisting buildings that are taller than 45 feet. • Single family standards — clarify language to read `any structure on a residential piece of property that requires a building permit.' • Housing Option Program — Repeal the ordinance as was sunset in 2008. There was extensive discussion concerning senior citizen housing, assisted living facilities and convalescent center /nursing home. Commissioner Mann inquired why the assisted living or convalescent nursing homes are not allowed in HDR or MDR. Staff clarified the scope of proposed changes was housekeeping so no major policy related changes were proposed. Commissioner Mann requested that staff review the definition of Senior 3 Page 4 Public Hearing Minutes March 24, 2016 Citizen Housing and Commissioner Strander was in consensus. Commissioners also decided not to repeal the Housing Options Program at this time, but deferred until there is further discussion on the topic. Four Commissioners voted to leave Housing Options Program in the code until such time that there is further policy discussion on Housing Options Program. Proposed change by the Commission: • 18.06.708, Senior Citizen Housing, remove the following language from the last sentence in the definition: `however, the population of disabled individuals may not exceed 20% of the residents.' SEPA There was no public testimony. Proposed changes: • Update Tukwila Municipal Code (TMC) to be consist • Update the list of plans referenced in the TMC with t] • Revise the SEPA ordinance to add exemption criteria Center and add procedures for tracking such exempt c Subdivision and Plan There was no public testimony. Proposed changes: • Update the Tukwila State Law. The public hearing was Motion: Strander Director's Red • Wood Adjourned: 8:20 PM updated State Law. in the Tukwila Urban time frames to make it consistent with the approve Case Number L16 -0010, 2016 Housekeeping Code ard them to the City Council for their review. Commissioner in favor otel Design Review proposal coming to PC in April Submitted by: Wynetta Bivens Planning Commission Secretary M iy of Tukwila Allan. Ekberg, Mayor, Department of Community Development - Jack Pace, Director Staff Report Board of Architectural Review for Woodspring Suites Prepared April 21, 2016 HEARING DATE: April 28, 2016 FILE NUMBERS: L15 -0042 Design Review L15 -0043 Shoreline Substantial Development APPLICANT: Mike Nielson, West 77 VP, LLC Matt Hough, CPJH Consultants REQUEST: Board of Architectural Review approval for development of a four - story, 110 - room Woodspring Suites extended stay hotel located on the west side of West Valley Highway south of 1 -405. A garage and stable located on the project site and extending on to the parcel to the east are proposed to be demolished. The project site is located between the Green River and the historic Nelsen Residence. LOCATION: 15643 West Valley Highway (King County tax parcel #0005800002) COMPREHENSIVE PLAN AND ZONING DESIGNATION: Tukwila Urban Center - Transit Oriented Development SEPA DETERMINATION: Exempt: The City of Tukwila prepared a Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project- specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project is therefore exempt from SEPA review. NOTIFICATION: A Notice of Application was distributed on September 11, 2015 to tenants and owners of property located within 500 feet of the project site, and agencies that may have an interest in the project. The Notice of Application was also posted on the project site. Two comment letters were received in response to the Notice of Application. Follow -up to one comment letter resulted in the City receiving an additional comment letter on the project. A Notice of Hearing was mailed to tenants and owners of property located within 500 feet of the project site, emailed to parties of record, and posted on site on April 13, 2016. STAFF: Jaimie Reavis Tukwila City Hall 6200 Southcenter Boulevard * Tukwila, WA 98188 • 206-433-1800 * Website. Tukwi'laWA.gov 5 Woodspring Suites Public Hearing Design Review (1-15 -0042) April 28, 2016 Page 2 ATTACHMENTS: A. Applicant's response to the design criteria B. Plan Set (Site Plan sheet P2.00; Landscaping Plan sheets LS01- LS -03, Luminaire Plan) C. Architectural Plan Set (color renderings, colors and materials, building elevations, dumpster enclosure, floorplans, roofplan) D. Public comments and responses D1- Washington State Department of Archaeology and Historic Preservation D2 - Muckleshoot Indian Tribe Fisheries Division D3 - WRIA 9 E. Shoreline Substantial Development Permit Notice of Decision Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 3 Findings Vicinity/Site Description Project Description This project proposes construction of a four - story, 110 -room hotel on an existing parcel on the west side of West Valley Highway south of 1 -405. The project site is owned by the Nelsen Historical Trust, and is located on an adjacent parcel to the west of the Nelsen Family Historical Residence at 15643 West Valley Highway. A garage and stable are located on the project site, and will be demolished as part of the project. These structures were originally built in the 1920s on the Longacres racetrack property, but were moved to the project site in the late 1960s and are therefore not considered to be structures which contribute to the historic value of the Nelsen Family Historical Residence. Site improvements proposed with the new hotel include 110 parkingspaces, stormwater features including raingardens, bioretention, and an underground stormwater detention vault, a sidewalk and associated seating area to provide public access to the shoreline, landscaping, and native species plantings to enhance the 80 -foot wetland buffer and the 200 -foot shoreline management area located on the project site. The site will be accessed from a driveway located on the south side of the project parcel. An existing easement through the driveway on the property to the south will allow visitors and employees of the Woodspring Suites access to this driveway. Pedestrian access to the hotel and public access to the shoreline from West Valley Highway will be via a sidewalk along the south side of the project site. This access will be formalized through an easement prior to issuance of a building permit. Figure 1. Project location 7 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 4 Existing Development The project site is vacant with the exception of a garage and a stable. In the Cultural Resources Assessment prepared for this project, the two structures are referred to as a garage /stable complex; due to their close proximity to one another and similar construction they almost appear to be one long rectangular development. The stable extends approximately 30 feet over the project parcel onto the Nelsen Residence property to the east. These two structures, though associated with the Nelsen family, were not constructed at the same time and on the same site as the Nelsen Family Residence. The structures were moved on to the site from the east side of West Valley Highway during the 1960s. According to the Cultural Resources Assessment, the two structures are not contributing elements to the historic significance of the Nelsen Residence. The project proposes to demolish these two structures. The applicant has noted the possibility of incorporating architectural features or equipment from these structures as design elements in the open space area if appropriate materials are found during demolition. Figure 2. Existing Conditions Surrounding Land Use Adjacent development and land uses include a three -story Extended Stay America to the north, the Nelsen Residence to the east, a large parking lot area and associated three -story Ramada hotel to the south, and a vacant strip of land adjacent to the Green River on the west. A wetland is partially located in the northwestern corner of the project site and extends off site. The wetland is part of an oxbow that was formerly a meander of the Green River. Farther to the north is 1 -405, and development to the south and across West Valley Highway is Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 5 a mix of commercial, light industrial, and hotel development. The site has good access to transportation: on- and off- ramps of 1 -405 are located nearby; the Tukwila Station is within walking distance and provides access to Sounder trains, Amtrak, and Metro bus service. The Interurban Trail is also within walking distance and a new non - motorized bridge over the Green River will start construction in 2016justsouth of the Ramada property. The new bridge will accommodate pedestrian and bicycle connections to the Green River Trail and the Southcenter area of Tukwila. Figure 3. Surrounding Land Use, clockwise from top left: Extended Stay America (north); one -story commercial development, Embassy Suites (east side of West Valley Highway); Ramada (south); Nelsen Residence (east) Topography & Vegetation The parcel is relatively flat, with a gradual slope down towards the Green River to the west. The northwestern corner of the site contains a portion of a wetland and its associated buffer where a 25 -20 foot area slopes down steeply. The site is primarily covered by grasses, including some that are native species. Other vegetation on the site, as listed in the Critical Areas Report prepared for the applicant by Wetlands & Wildlife Environmental Consulting, includes Balsam Poplar (Populus balsamifera), Sitka Willow (Salix sitchensis), Tatarian Dogwood (Cornus alba), and Himalayan Blackberry (Rubus armeniacus). Woodspring Suites Public Hearing Design Review (1-15 -0042) April 28, 2016 Page 6 Design Review This project is subject to Board of Architectural Review approval under Tukwila Municipal Code (TMC) 18.28.030.D. As a large scale project, the proposal is subject to the applicable district -based standards, corridor -based standards, and supplemental standards in TMC Chapter 18.28 and the guidelines setforth in the Southcenter Design Manual. The following discussion of project consistency with the standards is grouped into five sub - sections: District Based Standards; Corridor Based Standards; Supplemental Standards; Southcenter Design Manual; and Shoreline Design Guidelines (TMC 18.44.110). The standards can be found online at http: / /www.tukwilawa.gov /dcd /urbanplan /TMC18.28 New Southcenter Zoningpdf and the Design Manual can be found at http: / /www.tukwilawa.gov/ dcd / urbanplan /Southcenter %20Subarea %20Plan Final.pdf. I. District -Based Standards Structure Height (TMC 18.28.070): Maximum allowable height (without incentives) is 45 feet. The International Building Code defines building height as the vertical distance from grade plane to the average height of the highest roof surface. The highest roof surface in the proposal is a pitched -roof section on the building's southeast corner. The elevation at the top of this roof section is just over 150 feet. On pitched roofs, the average height is located at the mid -point of the roof pitch. In this case, the average finished grade plane elevation is 100 feet 4 inches, and the elevation of the average height of the highest roof surface is 144 feet 7 inches, amounting to a building height of 44 feet. The parapet wall exceeds the 45 -foot height limit but is lower than the top of the roof of the highest roof section, thus meeting the IBC building height requirements. Maximum Block Face Length (TMC 18.28.080): The project is proposing to complete a Boundary Line Adjustment to reconfigure the property line between the Woodspring Suites site and the Nelsen Residence. The proposed BLA will move the eastern property line farther east and north to provide more room for parking, landscaping, signage, and a pedestrian connection to the hotel from the intersection of West Valley Highway and Longacres Way. The amount of frontage the Woodspring Suites is proposing to have as a result of the BLA is approximately 28 feet, well below the maximum block face length of 900 feet that applies on a Commercial Corridor. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100 - .110): The project meets the minimum setback requirements for the side and rear yards. Per the District Standards contained in Table 18 -3, side and rear yard setbacks and landscaping requirements may be waived as part of design review in the TUC -TOD District if Building and Fire Code requirements are met. Along the south property line in the area west of the entrance driveway for the Woodspring Suites, a sidewalk is proposed within the five -foot side yard landscape area. A five -foot planting strip located in between the sidewalk and the Woodspring Suites parking lot serves the function of perimeter landscaping in this area. In other areas of the site outlined in red in Figure 4e, the perimeter landscape does not meet the five -foot width for side yards. The Tukwila Urban Center (TUC) District regulations, section 18.28.030, A. 2 state that the regulations and provisions of the entire Tukwila Municipal code apply when not specifically covered by the TUC District regulations. Chapter 18.52 is the landscaping chapter of the zoning code and contains general landscaping 10 Woodspring Suites Public Hearing Design Review (1-15 -0042) April 28, 2016 Page 7 requirements, including a process bywhich required perimeter landscaping areas may be averaged. Per 18.52.030, B., "the landscape perimeter may be averaged if the total required square footage is achieved, and if the following criteria are met: 1. Plant material can be clustered to more effectively screen parking areas and blank building walls. 2. Perimeter averaging enables significant trees or existing built features to be retained. 3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allowjoint use of parking facilities between neighboring businesses. 4. Width of the perimeter landscaping is not reduced to the point that activities on the site become a nuisance to neighbors. 5. Averaging does not diminish the quality of the site landscape as a whole. The landscape design meets the criteria for approval of perimeter landscape averaging. Extra perimeter landscaping on either side of the Woodspring Suites' entry drive and on the west side of the project site achieves the required square footage. Plant material is clustered in perimeter landscape areas adjacent to the Nelsen Residence to screen the parking area of the hotel from the Nelsen Residence. Structural soil in this area will also promote the health of plantings in this area. The planting areas outlined below in green also cluster plant material to screen parking areas. Perimeter averaging adjacent to the Nelsen Residence will allow the driveway to the Nelsen Residence to be preserved. Existing curb cuts will remain, and only one entry to the Woodspring Suites is proposed along the south property line. Reduction of the landscape width in the areas in red below does not diminish the ability for landscaping in these areas to be able to thrive, and does not diminish the quality of the site landscape as a whole. noo IN �: w „�. , Li as r "�' ✓` � x;^41 MI v ro 01 Figure 4. Landscape Perimeter Averaging 11 Woodspring Suites Public Hearing Design Review (1-15 -0042) April 28, 2016 Page 8 II. Corridor -Based Standards The Corridor - Specific Standards section of the code (18.28.120) defines a corridor as consisting of both the street (including both the thoroughfare and public frontage) and the private frontage. Public frontage is defined as "the portion of a property between the curb face and back -of- sidewalk, including the sidewalk and anysidewalk landscaped areas. Public frontage is also associated with pedestrian walkways and open spaces, such as Tukwila Pond and the Green River." West Valley Highway is considered a Commercial Corridor. A discussion of project consistency with applicable Corridor - Specific Standards follows. Public Frontage Standards (TMC 18.28.150): The proposed project will have less than 30 feet of public frontage along West Valley Highway. Total required width of public frontage along West Valley Highway is 15 feet, made up of a six -foot wide sidewalk and a 9 -foot wide landscaped strip located at the back of curb. The existing configuration of the public frontage is an eight -foot sidewalk at the back of the curb, with continuous landscaping located at the back of the sidewalk. Per TMC 18.28.150 A.3, "In instances where existing public frontage areas already contain features that are sufficiently similar to those required in the Plan, all or part of the required public frontage requirements may be waived by the Director." The eight -foot sidewalk width and the continuous landscaping width in the existing configuration are greater than the widths required by the Public Frontage Standards. Building Orientation /Placement & Landscaping (TMC 18.28.160- .190): Development along Commercial Corridors is not required to be oriented to streets, and therefore weather protection is not required. The project site is located adjacent to the Green River and Tukwila's Shoreline regulations require the building to be oriented to the river. On -site surface parking is proposed in the front (east) and south sides of the building. Architectural Design Standards (TMC 18.28.200): Commercial Corridor Design Response Acceptable Partial Unresponsive Not applicable Architectural Design Standards Fagade articulation Increment Commercial /mixed use maximum - 50 feet X Majorvertical modulation maximum - 200 X feet Ground level Transparency Commercial -use minimum - 50% X Comments: • The 50 -foot articulation maximum is met on the front of the building and the design vocabulary of the frontfa�ade is carried on the other sides of the building, including portions of the building facing the Green River. • The building length is less than 200 feet, so a majorvertical modulation requirement is not required. • The building is not located adjacent to the street. Per the Commercial Corridor standards, the building is not required to be oriented to the street and so the ground -level transparency requirements do not apply. Table 1. Architectural Design Standards for the Commercial Corridor 12 Woodspring Suites Public Hearing Design Review (1-15 -0042) April 28, 2016 Page 9 III. Supplemental Standards Landscaping Types and General Landscaping Requirements (TMC 18.28.230 - .240): The project proposes to keep the existing 8 -foot sidewalk configuration adjacent to the curb. A combination of a patterned concrete entry area and landscaping will be located behind the sidewalk at the project entry. Under 18.28.230 (4), "When there is an existing sidewalk that does not meet the Corridor standard for public frontage and the sidewalk remains in place, the required front yard landscaping width shall be measured from the back of sidewalk or edge of right -of -way, whichever is further from the road centerline." The landscape design includes a 15 -foot wide area consisting of patterned pavement and landscaping at the back of sidewalk to meet this requirement. The landscape area includes a pedestrian connection through it, and continues to the west for over 90 feet before other site improvements are proposed. Landscape sheet LS -02 in Attachment B indicates the different types of landscape treatments proposed around the site. Heavy screening is proposed along areas of the site adjacent to the Nelsen Residence. The Shoreline Jurisdiction Parking Landscape is also intended to provide screening between the parking area at the southwestern area of the site and the shoreline public access and open space area where a loop pathway and seating is proposed. The Groundcover landscape type, including shrubs and grasses, is proposed along the northern side yard. Per 18.28.230, 4.b.l.a, the Groundcover landscape type is appropriate where the adjacent uses are compatible and no screening is necessary. The adjacent use to the north is the Extended Stay America hotel. Irrigation plans have been submitted and approved by the City's Urban Environmentalist. The setbacks are planted with sufficient shrubs and ground covers tofu Ifi H the landscaping requirements. Perimeter and interior [andscapingsquare footage requirements have been satisfied. The landscaping islands and trees provided within the landscape islands are consistent with the code requirements. The City's Urban Environmentalist has reviewed and approved proposed plant material to ensure appropriate species selection and spacing. Per 18.28.240 3, soil preparation for trees planted in sidewalks and parking lots must employ structural soils. The applicant is aware of the requirement to use structural soils as part of the project, but has not yet prepared plans to meet the requirements of this section. Staff recommends plans that meet the soil preparation requirements of TMC 18.28.240 be submitted and reviewed administratively as part of the construction permit. Open Space Regulations (TMC 18.28.250): The building footprint of approximately 12,000 square feet requires 600 square feet of open space. The open space provided on site includes the pedestrian connection from West Valley Highway to a looped part of the pathway on the west side of the project site that includes seating. The amount of open space proposed exceeds the open space requirement. Eight benches, each four feet in length, are included in the project design. This equals 32 linear feet of seating which exceeds the requirement of 30 linear feet. Site Requirements (TMC 18.28.260- .280): The proposed project provides 110 parking stalls, which is sufficient to fulfill the parking requirements for the hotel (a minimum of one stall per room). The parking lot meets requirements for compact car stalls, stall dimensions, setbacks, curb cuts, access, and provision of pedestrian walkways. Parking lot landscaping, 13 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 10 layout, and bicycle parking are provided per code requirements. Vehicular access is proposed on the south side of the project site from one 25 -foot wide driveway located off the access drive for the Ramada hotel. The site design includes a pedestrian connection from the site entrance at West Valley Highway and Longacres Way extended west to the shoreline area. The pedestrian connection is through a landscaped area that leads to a crosswalk over the vehicle entrance. As the pedestrian connection continues to the west, another walkway area intersects the pedestrian connection and provides a north -south connection through the parking lot to the front entrance of the hotel. This walkway is protected from vehicles by curbed landscape areas where possible. In other areas where the walkway crosses through drive aisles and parking areas, patterned concrete pavement is proposed. As a condition of approval, the north -south crossing area through the parking lot shall also be constructed of patterned concrete so as to have a consistent pedestrian marking style throughout the development. The Luminaire Plan for the project includes pole- mounted lighting in parking lot areas, building- mounted lighting, and bollard lighting along the loop path on the west side of the site. The luminaire plan does not include the area of the site from the east side of the vehicular entrance to West Valley Highway. Lighting is required in this area, per 18.28.280, B, 1. a. and b., to increase safety and provide clear views both to and within the site. Additionally, the maximum height for pole- mounted lighting is 20 feet from grade to light source; in pedestrian plazas, walkways, and entry areas, the maximum height for pole- mounted lighting is 12 to 14 feet in height from grade to light source, per 18.28.280, B, 3. b. and c. The project is proposing to use parking lot lighting to illuminate the pedestrian walkway along the south property line. TMC 18.28.260 D, 5 Parking Lot Walkways requires walkways through parking areas to be clearly defined by pedestrian- scaled lighting with a maximum height of 15 feet. As a condition of approval, plans shall be revised as part of the construction permits to provide walkway lighting in all areas of the site, and to ensure the mounting height of pole- mounted parking lot lights is a maximum of 15 feet where they illuminate parking lot walkways and 20 feet in other parking areas, and a maximum of 12 to 14 feet in walkway and entry areas. IV. Southcenter Design Manual The Southcenter Design Manual guidelines support and complement the community vision described in the Southcenter Subarea Plan, supplement and expand upon the design requirements in Chapter 18.28, and provide a flexible tool for quality and innovation. The Design Manual is organized into two main sections: Site Design Elements and Building Design. Site Design Elements covers a number of design topic areas, including Site Design, Service Areas and Mechanical Equipment, Lighting, Walls and Fences, and Open Spaces. The section on Building Design covers Architectural Concept, Entrances and Doors, Building Fagade - Base and Top, Corner Treatments, Building Massing, Building Details and Elements, Building Materials and Colors, Windows, Weather Protection, Blank Walls, and Parking Structures. For each topic area, there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations which augment each Design Criteria provide guidance to the project applicant, to City staff in 14 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 11 reviewing a project proposal, and to the decision makers in determining whether the project meets the Design Criteria. Site Design /Elements 1. Site Design The intent of the site design /elements criteria is to encourage site design which is easily understood, appropriate to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of the District within which it is located. The design criteria address various elements including: facilitation of traffic circulation by connecting through- streets, provision of safe, convenient, and connected pedestrian access, encouragement of harmonious visual character (where desirable); arrangement of buildings to enhance street frontages and the pedestrian environment, incorporation of open space and landscaping as a unifying feature, incorporation of screening, environmental mitigation, utilities and drainage as positive design elements, incorporation of opportunities for joint development of sites, and the use of site design to take advantage of and /or enhance views of and access to natural amenities such as the Green River. The project meets the design criteria. Due to the fact that the site must comply with both the Tukwila Urban Center and the Shoreline Jurisdiction criteria, the applicant had to strike a balance between the two codes, with priority given to the meet the requirements of the Shoreline Jurisdiction, which is state - mandated. Therefore, the site is designed to orient the building views, public access, and private amenities to the Green River per TMC 18.44.110.1.d. and e. Landscaping at the entrance to the site helps soften the transition from the Nelsen Residence to the hotel development. Landscaping along the eastern boundary between these two properties also acts to screen the parking lot from the Nelsen Residence. Landscaping also acts to screen the parking lot from the shoreline and open space areas on the west side of the site. The wetland buffer mitigation plantings and bioretention storm drainage features have been incorporated as positive design elements, enhancing views of the river, complementing open space areas on the west side of the site, and helping to soften the paved areas of the parking lot. The vehicle entrance to the site is via a shared driveway with the Ramada property that acts as an extension of Longacres Way. Use of the shared access easement has eliminated a new curb cut from West Valley Highway to access the project site, allowing for an enhanced pedestrian entrance to the site and preservation of site elements on the Nelsen Residence property, including a hedge planted by Helen Nelsen and the access driveway for the Nelsen Residence, which were proposed to be altered in previous design iterations. 2. Service Areas and Mechanical Equipment The intent of the service areas and mechanical equipment design criteria is to minimize the potential negative impacts of service elements through thoughtful siting and screening while meeting functional needs. Design criteria include: service element location and design; minimizing public visibility of loading docks and service bays, location and /or design of utility meters, electrical conduit and other service utility apparatus; rooftop equipment screening; and concealment and design incorporation of downspouts. 15 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 12 The project meets the design criteria. The refuse and disposal area is accessible and properly screened by an enclosure constructed of concrete block and metal that match the building and landscaping. Rooftop mechanical equipment is proposed to be screened by the parapetwall. Build ingelevations show the location and color of downspouts. Half -round gutters and round downspouts are proposed as recommended in the Southcenter Design Manual. 3. Lighting Site lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. The project will need revisions to meet code requirements and design criteria. The style of the exterior lighting fixtures is typical of that included in commercial development (see Figure 5 below). The lighting proposed will either be directed downward (as is the case for pole- mounted lighting in the parking lot and building- mounted lighting), or in the case of the proposed bollards, will provide low level lighting. A condition of approval was discussed previously in this report (page 10), under the Site Requirements section of the Supplemental Standards. Figure 5. Proposed light fixtures left to right: parking lot light, building- mounted light, bollard lighting. 4. Walls and Fences Walls and fences shall be designed to be compatible with the building, improve the appearance of the site, and improve safety. The proposed building meets the design criteria. A split -rail fence will be located on the rear side of the building, to separate the developed area of the site from the wetland buffer plantings. The split -rail design is typical to demarcate the boundary between wetland buffer areas and developed areas, and is in keeping with the colors and materials used for the building. 16 Woodspring Suites Public Hearing Design Review (1-15 -0042) April 28, 2016 Page 13 A chain link fence is located along the south property line, separatingthe projectsite from the Ramada property. The following response to staff's question about the plan for the fence was provided by the applicant: "The majority of the fence is located on the site, including all portions in conflict with the pedestrian trail, and those portions will be removed. Portions of this fence are located on the adjacent property in which we have no legal control and will not be able to remove without permission. If these sections of offsite fence are to remain, they appear to be at locations that would be screened or softened visually from the public pedestrian path by the onsite landscaping." Figure 6. Chain link fence along southern property line 5. Open Space Provide safe, attractive, and usable open spaces that promote pedestrian activity and enhance the setting and character of the development. The proposed open space meets the criteria. The proposed open space includes the pedestrian connection from West Valley Highway to a looped part of the pathway that includes seating located on the west side of the project site. Space constraints along the pedestrian connection limit the ability to have benches located along the pedestrian connection. Alternatively, seating space to meet code requirements has been added to the southwest corner of the building to take advantage of views of the mitigation plantings and the Green River. During project review, staff requested the applicant provide information to explain how the project design responds to its adjacency to the Nelsen Residence. The applicant's response letter from Dec. 23, 2015 states the following: "The proposed public access trail south of the Nelsen Family Historical Residence will contain an interpretive sign that describes the home and its history. Additionally, art elements in the open space area may be installed and may incorporate elements of the barn which is to be demolished if suitable elements can be located. The details of the interpretive sign and determination whether or not art elements in the open space will occur with the site improvement construction plan review and permit approval process." A. Building Design 1. Architectural Concept The architectural design criteria encourages building design with easily understood organization, an appropriate relationship to the site, and with a positive impact on the architectural character of the District within which it is located. Architectural design should unify the massing and components of a structure or structures on a site into a cohesive and consistent thematic or stylistic architectural character or style that is responsive to the functional requirements of the development. 17 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 14 The project meets the design criteria. The fagades include notable elements of modulation, a distinct base and top, and variation in the roofline. The building is L- shaped to enhance views of the river from the building interior (see Attachment C). 2. Entrances and Doors The primary entrance should be located and designed to represent the overall style and architectural character of the building and ensure a welcoming public face to the building. The project meets the design criteria. The primary entrance on the eastern side of the building has high visibility in terms of building articulation, building and roofline modulation, and use of color. (Figure 7). A secondary pedestrian- oriented public entrance is located on the west side of the building to provide access to a walkway providing views of the wetland buffer area and the Green River (Figure 8). Brick veneer is used through the entire first story within the entrance area, consistent with the fagade treatment on the front of the building. The southern and eastern fagades feature additional keyed entrances for hotel guests that are visually consistent with the other entrances but more discrete. The lighter wood color is used in these areas of the building, helping to architecturally relate the side entrances to the design of the front entry. Figure 7. East elevation rendering of proposed hotel. Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 15 Figure 8. West elevation rendering of proposed hotel. 3. Building Fa4ade - Base & Top Create a building base where the horizontal articulation of the lower part of a building facade's design establishes a human scale for pedestrian users and passers -by, and aesthetically "ties" a building to the ground. Create a "top" on buildings through a substantial horizontal articulation of the facade at the uppermost floor of the building to provide an attractive facade skyline and complete the upper facade composition. Rooflines should reflect the architectural style of the building and be a distinctive design element. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof surfaces and /or to provide opportunities to daylight interiorspaces. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest. The first floor facade is finished with a white -gray brick veneer which extends up to the top of the first floor in the front and rear building entrance areas, as well as in the areas of the building above the first floor where EIFS is proposed as the exterior finish material. In areas where siding will be used as the exterior finish treatment, the brick veneer extends midway through the first floor in an exterior version of wainscoting. Cast stone caps are proposed at the top of the brick veneer to provide a pedestrian -level finish detail. The use of siding and EIFS is alternated along the front and rear facades, and the height to which the brick veneer is applied also alternates, tied to both building modulations and changes in colors and materials. The overall roof form for the building is a 4:12 pitched roof. The main roof is punctuated by shed and flat roof areas that modulate out from the main roof. The roofline modulation helps create a "top" on the building. The flat roof area is located above the front and rear entrances to the building. Per the applicant's December 23, 2015 response to staff comments, "accent cornices will be incorporated into the front and rear flat roof areas." The renderings provided in the architectural set of drawings (Attachment C) show accent cornices which overhang the side of the building to create shadows. However, black and white elevation drawings in the same set of plans show the overhang is less than one foot. Design criteria in the Southcenter Design 19 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 16 Manual state the following "Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest." As a condition of approval, staff recommends the design of the cornice be reviewed as part of the building permit to ensure there's a minimum 18 -inch overhang to match the renderings and make a prominent top at the front and rear entry areas. 4. Corner Treatments The design criteria serve to emphasize building corners at important intersections with a distinctive building element. Design criteria do not apply as the project does not include a structure at an intersection. S. Building Massing The use of horizontal and vertical modulation is required to maintain the desired human scale and character for the Southcenter area. The requirements encourage the design of building facades which incorporate interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. The project meets the design criteria. The building employs changes in roofline form, changes in building materials and colors, and provides vertical building modulation of at least 12 inches in depth. Decorative sun screens, window fenestration, and foundation landscaping add variety to the fagade and add pedestrian - scaled elements to the design. 6. Building Details and Elements Detail elements are required to encourage the incorporation of design details and small -scale elements into building facades that are attractive at a pedestrian scale. The project meets the design criteria. Per the design criteria, non - residential buildings must incorporate at least one design element in each of three categories. The categories are below in italics, followed by design elements proposed with the project. 1. Window and /or entry treatment. A one -story covered entry area projects from the face of the building. The applicant's response to design criteria discusses use of "distinctive window treatments which emphasize the base and top where possible. The lower level has standard window trim accented with a lower brick band while the upper level windows have vertical trim elements connecting them together by means of detailed trim work or EIFSjoints." 2. Building elements and facade details: The project includes sunshades along all sides of the building. 3. Building materials and other facade elements: Decorative veneer brick is used at the base of the building. 7. Building Materials and Colors The use of natural materials that reflect our Northwest setting such as stone, local woods like cedar and fir, and functional materials like concrete, brick, and metal are encouraged. Wall cladding materials appropriate to the architectural style and building type shall be used. Authentic materials and methods of construction should be used to the degree possible. More than two colors and materials should be incorporated into each building's design. Monochromatic schemes are discouraged. Color choices should include warm rich colors that reflect and complement the woodlands, water and open sky of the region; weathered wood and oxidized metal colors relate to industrial and agricultural influences. 20 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 17 The project meets the design criteria. The project is not proposing to use natural materials, but proposes to use materials manufactured to look like natural materials. Building materials proposed include veneer brick in a white -gray color, EIFS in a light gray color, two colors of fiber cement siding made to look like wood including a cedar wood color and a gray wood color, and sunshade structures wrapped with a finish to look like wood (see sheet 5 of Attachment C). The "Descriptive Definitions and usage recommendations" for the Building Materials and Colors section of the Southcenter Design Manual include recommendations specific to the materials proposed for this project. Section A of the design criteria call for use of natural materials that reflect our Northwest setting such as stone, local woods like cedar and fir, and functional materials like concrete, brick and metal. The following recommendations from section A of the Southcenter Design Manual (in italics) are specific to the materials proposed: a) Brick. Full size brick is preferable to thin veneer brick. When used, brick veneers should be mortared to give the appearance of full -depth brick and detailed with wrap- around corner and bullnose pieces. The following is the applicant's response to this recommendation is included in their February 19, 2016 response to comments: "We will be utilizing thin veneer brick. Proper corner treatment will be utilized and brick will be fully mortared to simulate real brick." g) EIFS (Exterior Insulating and Finish Systems): Close attention should be paid to detail and trim elements for a high quality installation. Very stylized or highly textured surfaces are strongly discouraged. Joint patterns should be architecturally coordinated with overall facade composition. These finishes should be sheltered from extreme weather by roof overhangs or other methods and weather exposed horizontal surfaces should be avoided. EIFS should not extend below two feet above the ground plane. Use concrete, masonry, or other durable material for wall surfaces within two feet of grade to provide a durable surface where damage is most likely. The elevation drawings show joint patterns coordinated with each bu i Id i ng story and windows, in addition to elements addressed by the applicant's response below (from Dec. 23, 2015 response letter): • "A fine grain finish (to avoid trapping dirt) will be specified for EIFS and while cleaning may be required every 3 -5 years the integral color will hold up well and has a proven track record as compared to older EIFS assemblies." • "EIFS is not used except for above the first floor. Brick and /or fiber cement siding is proposed for the entire first floor exterior finish." Section B of the Design Criteria under Building Materials and Colors calls for use of cladding materials appropriate to the architectural style and building type, and use of authentic materials and methods of construction to the degree possible. The following recommendations from section B of the Southcenter Design Manual (in italics) are specific to the materials proposed: 21 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 18 1. Where simulated cladding materials (e.g. artificial stone to substitute for real stone, or painted fiber reinforced plastics to substitute for painted wood) are used for reasons of economy, they should be durable and closely match proportions, surface finishes, and colors of original materials. Fiber cement siding designed to look like wood is proposed in two colors: a cedar color and a gray color. The samples provided on the colors and materials board are textured and have variegated color to simulate natural wood grain. The sunshades will be wrapped in Woodtone siding, which will be a cedar color that is also variegated to simulate real wood. 2. Fiber - Cement or Cementitious Siding" Planks are an acceptable substitute for wood siding when used in formats described above under "Wood ". To match the precedents of real wood siding in the area the spacing of siding should not exceed 8 ". Wood. Horizontal siding such as clapboard and tongue -in- groove; vertical siding such as board and batten; and other horizontal sidings such as smaller wood shingles may be suitable. The larger, more rustic styles of shakes should not be used. Trim elements should be used for all wood siding types. Timber detailing and exposed bracing may be appropriate. Details have not been provided on trim elements for the fiber cement siding. Staff recommends a condition of approval to require trim elements, where fiber cement siding will be used, to be reviewed as part of the building permit. 8. Windows Ornamental framing and hardware should be used to provide a utilitarian opportunity for craftsmanship and decoration. Window frames and sills should be designed to be prominent and substantial in order to enhance openings and add additional relief. Glazing was added to the front and rear entry areas to help provide daylight within internal spaces of the building, as well as to facilitate views of the Green River from the back side of the building. Few window details have been provided for the majority of the windows on the building. The applicant's Dec. 23rd response letter states the following: "Distinctive window treatments have been provided emphasizing the base and top where possible. The lower level has standard window trim accented with a lower brick band while the upper level windows have vertical trim elements connecting them together by means of detailed trim work or EIFSjoints." "Windows in brick and EIFS will be recessed between 4 " -6" from the main fagade. Window scale is appropriate for the use and oversized windows in guestrooms should be avoided especially at ground level. Trim and EIFSjoints have been utilized to emphasize windows in each fagade material." Staff recommends as a condition of approval to require additional window details as part of the building permit so that window frames and sills are prominent and substantial in order to enhance openings and provide additional relief. 9. Weather Protection Design buildings with non - residential ground floor uses to provide pedestrian weather protection along adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs such as porticos, covered porches and arcades. Where building orientation to streets /open spaces is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the facade must be provided. 22 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 19 Design criteria do not apply as the project is located on a Commercial Corridor, which does not require building orientation to streets /open spaces. 10. Blank Walls Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be designed to provide visual interest and human scale. The project meets the design criteria. Materials used on the building are carried through the design on all building sides. Changes inmate ri a Is, the addition of windows to first floor areas, and foundation landscaping are employed to provide visual interest where there would otherwise be blank walls. 11. Parking Structures Design criteria do not apply as the project does not include a parking structure but rather a parking lot. V. Shoreline Design Guidelines The Shoreline Design Guidelines also apply to the design review of the Woodspring Suites, due to the project site's location within the shoreline jurisdiction. PerTMC 18.44.110, "If any portion of a project falls within the shoreline jurisdiction, then the entire projectwill be reviewed underthese guidelines." The Shoreline Environment Designation associated with the project site is the Urban Conservancy Environment, in which the following apply to development, uses, and activities: 1. Relationship of Structure to Site The building has been changed from an original rectangular building footprint to an L- shaped design to better orient the building towards the river and to maximize views of the Green River from interior spaces. A public walkway on the project site provides access to the shoreline and amenities including a seating area and sensitive area buffer enhanced with native species plantings. 2. Building Design The project meets the blank wall criteria on all sides through changes in materials, the addition of windows at the pedestrian level, and use of foundation landscaping. Public use areas of the building's first floor, including the hallway /vending area and the fitness room include windows to provide visual access to the shoreline. The rear side of the building includes a pedestrian exit /entrance leading into the hotel lobby. On the rearside of the building is a walkway which will offer views of the wetland buffer plantings. Concrete benches are proposed at the southwest corner of the building in this area, as well as along the loop path in the southwestern corner of the project site. A split -rail fence will separate the walkway on the rear side of the building from the wetland buffer planting area. 3. Design of Public Access The public access to the shoreline area is proposed to be a five -foot wide, ADA- compliant concrete sidewalk. Native landscaping is proposed within the shoreline buffer along the walkway, and a mix of native and ornamental species are used in the landscape design along the portion of the public access outside of the shorelinejurisdiction. The benches proposed are made of concrete. Trees, shrubs, and grou ndcover work to separate the public access area from the private space intended for use by hotel guests and employees. 23 Woodspring Suites Public Hearing Design Review (1-15 -0042) April 28, 2016 Page 20 VI. Public Comments A Notice of Application was distributed to agencies that may have an interest in the project on September 11, 2015. The Notice of Application was also posted on the project site and mailed to surrounding properties and property owners. Comments on the applications were made by the Muckleshoot Indian Tribe Fisheries Division, the Washington State Department of Archaeology and Historic Preservation, and by the Green /Duwamish & Central Puget Sound Watershed (WRIA 9). See attachment D for comments and the response to comments from the applicant and staff. Conclusions 1. District -Based Standards Structure height, maximum block face length, and setback requirements are in compliance with the Tukwila Urban Center - Transit Oriented Development standards. The project proposes to use landscape perimeter averaging to meet the code requirements. The landscape design meets the criteria for approval of landscape perimeter averaging. 2. Corridor -Based Standards Public frontage requirements are being waived by the Director for this project perTMC 18.28.150 A.3 because the existing sidewalk and landscaping widths are sufficiently similar to the Commercial Corridor Public Frontage Standard, and due to the small amount of public frontage the site has along West Valley Highway. Building orientation to a Commercial Corridor is not required; the building has been oriented to take advantage of views of the Green River from interior spaces. Facade articulation and blank wall requirements have been fulfilled in accordance with the Commercial Corridor standards. 3. Supplemental Standards The landscaping types as they are employed around the perimeter of the site are appropriate in relation to adjacent land uses. The amount, location, and design of parking proposed meets requirements. Per 18.28.240 3, soil preparation for trees planted in sidewalks and parking lots must employ structural soils. The applicant is aware of the requirement to use structural soils as part of the project, but has not yet prepared plans to meet the requirements of this section. Staff recommends plans that meet the soil preparation requirements of TMC 18.28.240 be submitted and reviewed administratively as part of the construction permit. Pedestrian connections are proposed from West Valley Highway to the project site and for public access to the shoreline area. Where these connections are located within driveways and parking areas, the project proposes patterned concrete to provide a contrast from the paving design used in driveway and parking areas. One north -south connection from the sidewalk along the south side of the site to the building entrance is shown as concrete only, and does not include the same pattern employed at the crossing in front of the hotel entrance and the crossing over the entry driveway. As a condition of approval, the north -south pedestrian crossing area shall also be constructed of patterned concrete through the parking area and drive aisle to have a consistent pedestrian marking style throughout the development. 24 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 21 The Luminaire Plan for the project includes pole- mounted lighting in parking lot areas, building- mounted lighting, and bollard lighting along the loop path on the west side of the site. The luminaire plan does not include the area of the site from the east side of the vehicular entrance to West Valley Highway. Lighting is required in this area, per 18.28.280, B, 1. a. and b., to increase safety and provide clear views both to and within the site. Additionally, the maximum height for pole- mounted lighting is 20 feet from grade to light source; in pedestrian plazas, walkways, and entry areas, the maximum height for pole- mounted lighting is 12 to 14 feet in height from grade to light source, per 18.28.280, B, 3. b. and c. The project is proposing to use parking lot lighting to illuminate the pedestrian walkway along the south property line. TMC 18.28.260 D, 5 Parking Lot Walkways requires walkways through parking areas to be clearly defined by pedestrian - scaled lighting with a maximum height of 15 feet. As a condition of approval, plans shall be revised as part of the construction permits to provide walkway lighting in all areas of the site, and to ensure the mounting height of pole- mounted parking lot lights is a maximum of 15 feet where they illuminate parking lot walkways and 20 feet in other parking areas, and a maximum of 12 to 14 feet in walkway and entry areas. 4. Southcenter Design Manual a. Site Design Elements The building is not required to be oriented to West Valley Highway and instead the site design has been organized around providing visual and pedestrian access to the Green River. A pedestrian connection from West Valley Highway to the Green River Trail is proposed along the southern side of the lot. Pedestrian amenities such as benches and shade trees are provided. Landscaping along the eastern boundary between these two properties also acts to screen the parking lot from the Nelsen Residence. Landscaping also acts to screen the parking lot from the shoreline and open space areas on the west side of the site. The wetland buffer mitigation plantings, interior parking lot landscaping, and bioretention storm drainage features have been incorporated as positive design elements, enhancing views of the river, complementing open space areas on the west side of the site, and helping to soften the paved areas of the parking lot. The refuse and disposal area is accessible and properly screened by an enclosure constructed of concrete block and metal to match the building. Rooftop mechanical equipment is proposed to be screened by the parapet wall. A split rail fence will separate the hotel development from the wetland buffer mitigation area on the east side of the site. The existing chain link fence located between the project site and the Ramada site will be removed where possible and screened by landscaping in areas where it will remain. The open space design exceeds the square footage requirements. Seating is provided per the requirements, located at the back of the building and along the loop path to provide views of the mitigation landscaping and the shoreline of the Green River. Staff will review details of the interpretive sign and whether or not architectural elements or equipment from the garage and stable structures can be incorporated as art elements within the open space areas of the site. 25 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 22 b. Building Design The building is L- shaped to enhance views of the river from the building interior. All sides of the building incorporate modulation, and the building design includes base and top and variation in the roofline. A flat roof area is located above the front and rear entrances to the building. Per the applicant's December 23, 2015 response to staff comments, "accent cornices will be incorporated into the front and rear flat roof areas." The renderings provided in the architectural set of drawings (Attachment C) show accent cornices which overhang the side of the building to create shadows. However, black and white elevation drawings in the same set of plans show the overhang is less than one foot. Design criteria in the Southcenter Design Manual state the following "Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest." As a condition of approval, staff recommends the design of the cornice be reviewed as part of the building permit to ensure there's a minimum 18 -inch overhang to match the renderings and make a prominent top at the front and rear entry areas. The project proposes to use exterior finishes that include veneer brick, EIFS, and fiber cement siding. The brick is proposed to be a white -gray color, the EIFS a light gray color, and the fiber cement siding is proposed to include a wood -grain finish in two colors: a cedar wood color and a gray wood color. Details have not been provided on trim elements for the fiber cement siding. Staff recommends a condition of approval to require trim elements where fiber cement siding will be used, to be reviewed as part of the building permit. Glazing was added in the design to the front and rear entry areas to help provide daylight within internal spaces of the building, as well as to facilitate views of the Green River from the back side of the building. Few window details have been provided for the majority of the windows on the building. Staff recommends as a condition of approval to require additional window details as part of the building permit so that window frames and sills are prominent and substantial in order to enhance openings and provide additional relief. S. Shoreline Design Guidelines Relationship of Structure to Site The building has been changed from an original rectangular building footprint to and L- shaped design to better orient the building towards the river and to maximize views of the Green River from interior spaces. Public use areas of the building's first floor, including the hallway /vending area and the fitness room include windows to provide visual access to the shoreline. An ADA- compliant public walkway on the project site will provide access to the shoreline and amenities including a seating area and sensitive area buffer enhanced with native species plantings. Native landscaping is proposed within the shoreline buffer along the walkway, and a mix of native and ornamental species are used in the landscape design along the portion of the public access outside of the shoreline jurisdiction. Trees, shrubs, and groundcover are proposed to separate the public access area from the private space intended for use by hotel guests and employees. 26 Woodspring Suites Public Hearing Design Review (L15 -0042) April 28, 2016 Page 23 Recommendations Staff recommends the approval of the Design Review application with the following conditions: 1. Plans that meet the soil preparation requirements of TMC 18.28.240 shall be submitted and reviewed administratively as part of the Public Works construction permit. 2. The north -south pedestrian crossing area shall also be constructed of patterned concrete through the parking area and drive aisle to have a consistent pedestrian marking style throughout the development. 3. The project lighting and luminaire plan shall be revised as part of the construction permits to provide walkway lighting in all areas of the site, and to ensure the mounting height of pole- mounted parking lot lights is a maximum of 15 feet where they illuminate parking lot walkways and 20 feet in other parking areas, and a maximum of 12 to 14 feet in walkway and entry areas. 4. The design of the cornice shall be reviewed as part of the building permit to ensure there's a minimum 18- inch overhang to match the renderings and make a prominent top at the front and rear entry areas. 5. Trim elements where fiber cement siding will be used shall be added to the building design and reviewed as part of the building permit. 6. Applicant shall provide additional window details as part of the building permit so that window frames and sills are prominent and substantial in order to enhance openings and provide additional relief. Informational Items Any signage for the property shall be reviewed through submittal of a separate sign permit application. 2. Prior to building permit approval, a Boundary Line Adjustment application will need to be submitted to the city for review and approval to separate hotel improvements from the Nelsen Residence property. 27 RE-11 ATTACHMENT A XI I& AM R 91V CONSULTANTS July 24, 2015 City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Re: WoodSpring Suites Tukwila, CPH Project No. 0128 -15 -002 Design Consistency and Project Narrative for Design Review and Shoreline Substantial Development Permit City Staff and Board of Architectural Review, Site Planning Civil Engineering Land Use Consulting Project Management This correspondence is provided to introduce the proposed WoodSpring Suites Tukwila project as part of the accompanying applications for Design Review and Shoreline Substantial Development Permit approval. The materials provided with these two applications are intended to demonstrate compliance with applicable City of Tukwila zoning and development standards, including those of the Southcenter Subarea Plan as they relate to the specific Tukwila Urban Center (TUC) zone. PROJECT OVERVIEW AND DEVELOPMENT DETAILS The project site is comprised of portions of two contiguous real properties totaling approximately 2.4 acres within the Tukwila Urban Center (TUC) zone and Transit Oriented Development (TOD) district. More specifically, the site is located at the northwest intersection of West Valley Highway (SR -1 81) and South Longacres Way also known as 15643 West Valley Highway. The subject properties (King County tax parcel nos. 000580 -0002 and -0004) are currently owned by the Nelson Family Trust. This Trust ownership will remain with the project and the Applicant will develop the site and operate the proposed hotel under the terms of a long -term, 100 -year land lease. The project proposes to develop a new, multi -story extended stay hotel with associated surface parking and formal landscape facilities over the majority of the western 1.6 -acre property (King County tax parcel number 0005800002). The eastern property, King County tax parcel no. 0005800004, is approximately 0.8 -acre and fronts the west side of West Valley Highway. It contains a historic home and garage on its northern half, both of which will remain with the project. The southerly half of this easterly parcel is mostly pasture, trees, and an encroaching barn. These existing features on the southern area are proposed to be removed with the clearing and grading improvements for a new parking lot that will serve the hotel as well as a small office currently operating at the historic home. The WoodSpring Suites brand is new to the Pacific Northwest and the Tukwila site will be one of the first in the region. This national hotel chain caters specifically to commuters and business travelers that are in need of temporary housing with services and amenities for overnight stays typically longer than a week. The prototype program for these hotels includes in -room kitchenettes, indoor exercise facilities, and a small "market" area where food and other personal items can be purchased. The Tukwila property includes a 4 -story hotel with 126 guest rooms oriented predominantly toward the adjacent Green River at the westerly limits of the site. The building will have a modern appearance with exterior and interior finishes and materials typical of the northwest character. All building and site elements will be designed in general accordance with applicable provisions of Tukwila Municipal Code (TMC)- specifically, TMC 18.28 —as well as those of the Southcenter Subarea Plan and Southcenter Design Manual. 1 1431 Willows Road NE, Suite 120 1 Redmond, WA 1 98052 www.cl2hconsultants.com I p: (425) 285 -2390 1 f: (425) 285 -2389 29 WoodSpring Suites Tukwila CPH Project No. 0128 -15 -002 Design Consistency and Project Narrative July 24, 2015 Page 2 of 4 BUILDING ARCHITECTURE DESIGN STANDARDS The general design guidelines for the proposed hotel building are governed by TMC 18.28.130, Corridor Regulations for the Commercial Corridor zone (Figure 25) and 18.28.200, Architectural Design Standards. Architectural renderings and elevations of the proposed building are included with this Design Review package. These illustrate the proposed use of durable materials such as hardie siding, EIFS panels, and brick in neutral colors such as cedar, bronze, and ash. The building has a combination of shed and gabled roof lines of varying heights. The average building height of 42'4" achieved with these lines is less than the maximum of 45 feet. Building articulation and modulation are provided in general accordance with the Commercial Corridor standards. The modulation of the building facade at a distance of no more than 50 feet along the building facade is achieved by staggering blocks of rooms at the exterior walls. The central portion of the building contains the lobby and associated entry features which have been designed to provide the major vertical modulation required at distances no more than 200 feet along the building facade. The building has been sited at the rear the site with an orientation predominantly directed toward the Green River. This is to optimize parking as well as to accommodate the narrow width of the site at West Valley Highway that results from the preservation of the historic home. This is in accordance with TMC 18.28.130 for the Commercial Corridor zone as it does not require building orientation toward the street. The required 15 -foot minimum front yard setback is achieved with the proposed site plan. ACCESS, PARKING, PEDESTRIANS AND OPEN SPACE The site is currently accessed from West Valley Highway from a small driveway approach near to the intersection of South Longacres Way. The project proposes to maintain this primary access from West Valley Highway, but also to relocate the existing commercial driveway north (away from the Longacres Way intersection) and convert it to a right -in /right -out access condition. A secondary driveway access is also planned from the shared access easement that exists on the adjacent property immediately south of the site. This secondary access has been located per the dimensional limitations of the existing ingress /egress easement. Onsite parking has been optimized to accommodate the required use of the hotel building along with constraints of the shoreline area, onsite wetland buffer, and preservation of the historic home site. The site plan provides 128 individual parking spaces for the 126 guest rooms proposed. This ratio conforms to the one stall per guest parking required by Tukwila Municipal Code (TMC) Chapter 18.28, Table 18 -5 for the proposed lodging use. Additionally, the parking is configured to conform with the standard stall dimensions provided by TMC 18.56.040 utilizing a 2 -foot vehicular overhang depth. The location and type of onsite parking also conform with the provisions of TMC 18.28.190 and Figure 25 of the Commercial Corridor regulations (TMC 18.28.130). Pedestrian facilities in the form of concrete sidewalks are provided throughout the site in accordance with TMC 18.28.250(E). These facilities connect the public right -of -way with the onsite parking lot and extend to the building entry. The centralized orientation of the primary sidewalk through the site provides for a convenient and direct route for guests /residents of the proposed hotel to the public transit facilities that exist or that are proposed in the vicinity of the site. Frontage improvements provide for a 6 -foot wide sidewalk in accordance with TMC1 8.28.150 for the Commercial Corridor. The planting strip proposed along the improved frontage is less than the 9 feet required by the Commercial Corridor standard. This variance is proposed to maintain consistency of the character of the existing sidewalk and planter area along the West Valley Highway frontage of the historic home site, which is not being redeveloped. The 15 -foot streetscape along this frontage that is required by TMC 18.28.130, Figure 25 is achieved, but with the landscape strip located at the rear of the new 6 -foot sidewalk. 30 WoodSpring Suites Tukwila Design Consistency and Project Narrative CPH Project No. 0128 -15 -002 July 24, 2015 Page 3 of 4 TMC 18.28.250, Table 4 specifies the open space requirements for the proposed lodging use within the TUC -TOD district to be 50 square feet per 1,000 square feet of building footprint. The footprint of the building is 13,404 square feet which would require a minimum of 670 square feet of open space. The current site plan designates approximately 6,680 square feet of open space on the site, not including the wetland buffer area that is proposed to be retained in their current undisturbed condition. CRITICAL AREA CONSIDERATIONS A Category III wetland encumbers the northwesterly limit of the site. This wetland requires an 80- foot buffer as shown on the attached site development plans. This buffer area and its standard 15 -foot building setback limit the siting of the building and associated parking lot areas. The 200 -foot shoreline jurisdiction of the Green River also encumbers a portion of the westerly limits of the site. The inner 125 feet of this shoreline area has been designated as an Urban Conservancy Buffer (UCB) shoreline environment per TMC 1 8.44.020 and 18.44.050. No portion of the development is proposed within the UCB and only a small portion of the paved parking lot area is planned to encroach into the outer limits of the shoreline jurisdiction. Passive open space uses are proposed within portions of the onsite shoreline area. A Critical Area Study has been prepared and is included with the Design Review and Shoreline Substantial Development applications to provide additional discussion of the impacts and any potential mitigation measures for the two onsite critical areas. STORM DRAINAGE AND UTILITIES Surface water runoff from the site currently travels primarily as sheet and shallow concentrated flows over pasture and dense overbrush areas consisting of mostly non - native blackberries toward the northwesterly portion of the site. An existing wetland buffer occupies this downstream receiving portion of the site. This wetland has a direct outlet to the Green River which bounds the westerly edge of the site. The project will provide flow control and water quality treatment of storm water runoff in general accordance with City of Tukwila surface water management standards. The proposed storm drainage concept illustrated in the enclosed Preliminary Grading and Drainage Plan shows a below -grade vault with a control riser for flow control. This vault includes a wetpool volume to provide basic water quality treatment. Enhanced water quality treatment for the site is achieved by means of a proprietary StormFilter sited immediately downstream of the vault wetpool and discharge. The ultimate outlet of this storm water system is a rock - reinforced daylight outfall within the wetland buffer area onsite. Mitigation for this temporary intrusion is discussed in the Critical Areas Report (CAR) included with this submittal. Water and sanitary sewer service to the site is proposed by extension of the existing City of Tukwila mains facilities at West Valley Highway. On -site water and sewer mains are expected to be public systems within easements over the improved parking lot areas. A conceptual layout for these utility extensions is shown on the attached Preliminary Utilities Plan. Please, feel free to contact me directly if you have questions or require additional information to complete your review and processing of these items. I appreciate your time and efforts. Our team very much looks forward to working with you through the successful completion of the WoodSpring Suites Tukwila project. Thank you. 31 WoodSpring Suites Tukwila Design Consistency and Project Narrative Enclosures Cc: Mr. Mike Nielson, Mr. Broc (West 77 VP, LLC) Copy to file 32 CPH Project No. 0128 -15 -002 July 24, 2015 Page 4 of 4 December 23, 2015 Ms. ]ohnksRaovis Senior Planner City of Tukwila 6308 Soo16center 8|v6, Suite lOO Tukwila, VY,4P8l88 Site Planning Civil Engineering Land Use Consulting Project Management RE; Wmodspring Suites Tukwila—CPH Project No. 0728-15-002 City ofTukwila PermitlFile Nos. 115-0042(Public Hearing Design L1S-0043(SSDP), and 115-0049 (Special Permission, Director) Responses to Review Comments Ms. Reavis, This letter and the following enclosed information comprise the complete ra-a/6mh+o| in response tnCity comments for the Public Hearing Design Review, Shoreline Substantial Development Permit, and Speico| Permbsion — Directoropp||cotinnsforthe Wopc6prihg Suites Tukwila project: 3 —A6ditiono/ copies of this response letter 3—City Traffic CommrrecyCertificate Application w/fee 5 — BuildinglArchitectural Plans, half-size /8RRArchitects) 5— Civil Plans, full-size (CPHConsultants; December 23,2075) 5 —S6ore&ne Site Plan and Sections, full-size (CPM Consultants; December 23 2015) 5 — Landscape plans full-size /Project Groundwork, December 23, 2075> 5-1om/noire Plans, fu//'x/za (CL/, December 22, 2076> 5—S/0noga Plans, Persona 5 —SorvoK Triad Associates, full-size (December 7, 2075) 5—LID Infiltration Evaluation (Earth Solutions NVY1LC, December 22, 2075> 4—Technical Information Report (CPHConxu/hznts, December 23, 2075) 3—City Traffic Concurrency Certificate Application 4— Cultural Resources Assessment (Co/funo/ Resource Consultants, Inc.; December 70, 2075) 7 — Half-size set of al/ plan documents 7—[D with electronic documents hnPDFformat These documents have been updated or otherwise prepared in response to the City's comments provided in your November 5, 2015 letter. Specific responses to each of the City staff review comments are as Geotechnical Report (dated June 19, 2015) l' Page 6 of the geutech report says "The surcharge fill should extend beyond the limits of the building footprint o minimum of five feet." Please include on plans the location where preload located outside the building foot print will need to be placed, so we can be sure there are no additional impacts ^o wetland cv shoreline buffers. U43l Willows Road NE, Suite] 20 ` Redmond, 0WY8052 ` Phone: M2D0}2390 ^ Fax: (425)20-238Y Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2015 Page 3 of 14 3. Show tree protection measures on the site plan for any off-site significant trees in close proximity to the construction area (Ref. TMC I 8.44.080(B)(I 0) for tree protection requirements). Response: The enclosed landscape plans show "tree protection fencing" along the site boundary adjacent to offsite significant trees. A note has also been added to the Site Plan (sheets P6.00 and P6.0) to specify that continuous silt fence and tree protection measures shall be installed at the property boundary and site perimeter. The specific details of the tree protection measures are proposed to be provided with final TESC plans that will be reviewed and approved by the City as part of the construction permit. 4. Revise landscape sheet L2 to state that a Certified Pesticide Applicator must be used for the knotweed/blackberry control when applying chemicals. Demonstrate compliance with the use of pesticides by addressing items 1-5 of TMC 18.44.080(D)(3)(0). Response: Notes have been revised to specify manual controls of invasive vegetation for one year initially and if that fails, to apply separately for a permit to spray knotweed. 5. Biologist/ecologist must be on site during planting to ensure that species placement is appropriate in the mitigation area. Add a note to the plan sheets to indicate this. Response: Note added to sheet LS-04, General Landscape Notes #IS. 6. Please provide more detail regarding irrigation methods and how the area will be accessed if irrigated by truck. An irrigation plan must be provided prior to building permit approval. Response: See sheets LS-06, LS-07 and LS-08 for full irrigation plans, details and notes. 7. Please add an additional native perennial grass to native and herb seed mixture and indicate how the seed will be applied. Response: Per phone discussion with Jaimie Reavis, no seed mixtures will be used and instead, the Shoreline buffer will be planted with trees and shrubs. 8. Include planting details for all proposed landscaping, including mitigation area. Response: See Sheet LS-05 for Planting Details. 9. Consider alternative deciduous trees in the shoreline in addition to or instead of the proposed alder trees. Response: Alder has been removed from the planting schedule and replaced with Birch. See sheet LS- 03. 10. Address in response: Consider placement of willow stakes in the rock outf all. Response: Willow stakes have been placed at the outfall. See sheet LS-03. 11. Address in response: will soil conditions drain fast enough for success of Manzanita? If not, please consider a more appropriate species. Response: Manzanita has been removed from the planting schedule and replaced with Oregon grape. See sheet LS-03. 12. Indicate groundcover quantities on the plans. Response: Groundcover quantities are indicated in the plant legend on sheet LS-03. 13. Labeling the spacing of all landscaped areas on planting plan is suggested for ease of installation. 34 Woodspring Suites Tukwila Response to Review Comments CPH No. 0 i 28-75-002 December 23, 2015 Page 2 of 14 Response: The building foundation is a minimum of 15 feet outside of the wetland buffer edge. The preload design will be completed with the final building foundation design, and therefore the limit is not yet known. However, it is confirmed that any preload edge will not extend outside of the 15 -foot setback area and will no encroach into the wetland buffer. Additionally, the preload will be a temporary fill condition that will be removed and replace with permanent improvements and mitigation measures. As such, all impacts are considered. 2. Retaining walls are referenced on page 7. Please include the location and height of all retaining walls included in the project, if there will be retaining walls other than those associated with the storm water detention vault. Response: There are no retaining walls for the proposed development. The structural calculations for the storm water detention vault will be provided with final engineering. TIR Report Why is an HPA permit required? What work will require review by the Corps, as indicated by checked box? (p. 5) Response: No HPA permit is required. This was incorrectly reported in the Technical Information Report (TIR) provided with the initial submittal. The TIR worksheet in the enclosed, updated TIR correctly notes that no HPA is required. Topographic Survey + Verify parcel corners in the northwestern corner of the project site; there is a discrepancy between survey submitted with application materials and the Assessor's Map. I don't see a bearing or monument to show how the property lines extend all the way out to the northwestern corner as shown. Rectify this discrepancy, if needed, and revise all application materials to show the correct lot boundaries. Response: An updated topographic survey with the corrected boundary is included with this resubmittal package. Special Permission (1.15- 0049): Parks and Recreation Department 1. I did not see a plan for the thin sliver of land heading south along the Green River that is part of the proposed development parcel. Is there a plan for this? Response: There is no development planned within the referenced portion of the property as part of this project. Planning Division 1. State whether any outside sources of fill will be used and if so provide documentation to demonstrate that the fill comes from a clean source per TMC 18.44.070(1)(8). Response: Site development will require the import of structural fill material based on preliminary design estimations. This fill will come from a commercial source or, potentially, another nearby development site. The specific source of fill is not known at this time, but it is understood that documentation will be necessary to confirm that any material imported to the site is from a clean source prior to placement. This specification will also be provided on the civil /site engineering plans that will be reviewed and approved with the City's construction permit process. 2. See River Buffer Vegetation Planting Densities Table (TMC 18.44.080) for shrub and tree spacing requirements in the shoreline and adjust proposed mitigation plantings accordingly. Response: The landscape plans have been revised to reference, and conform with, the applicable criteria of TMC 18.44.080. 35 Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2015 Page 4 of 14 Response: Groundcover spacing is listed in the Planting Legend. Otherwise, spacing is depicted by planting symbols on a scaled plan. See sheet LS-03. 14. The use of Low Impact Development (LID) techniques is required within the Shoreline Jurisdiction per TMC 18.44.070(D)(7) and (1)(4) unless infeasible. The June 19, 2015 Geotechnical Report prepared by Earth Solutions NW does not adequately demonstrate infeasibility of on-site infiltration. There are no significant flooding issues on the property and the lot is largely flat with several closed depressions. The use of pervious pavement for the parking area or other approved LID techniques is required within the shoreline zone and suggested throughout the site to decrease the required detention volume. Additionally, the city recommends the applicant consider directing the roof and footing drainage to infiltration areas to save considerable development and long- term operations and maintenance costs. Please contact Russell Betteridge, the City NPDES Inspector, who has reviewed the project and may be able to consult on recommended approaches at (206) 433-7195 or Russell.Betteridge(a)TukwilaWA.ciov. Response: Supplemental geotechnical investigation and soils testing have been performed by the project geotechnical engineer, Earth Solutions NW. The results of these efforts confirmed an effective 0.5 inch /hour design infiltration rate for the native soils. The details of the additional soils analysis are provided in the enclosed supplemental letter from the geotechnical engineer (Earth Solutions NW, LLC, December 22, 2015). Three separate bioretention facilities are proposed and each will treat a minimum of 91 % of the contributing PGIS. In addition to conforming with basic treatment requirements, these bioretention facilities also conform to Department of Ecology (and City of Tukwila) standards for enhanced water quality treatment. Two gravel dispersion trenches are also proposed to disperse approximately 7,000 sf (3.500 sf each) of building runoff into the wetland buffer. The WWHM model has been revised to account for the bioretention facilities and dispersion trenches, and have reduced the overall volume and footprint of the vault. 15. TMC 18.44.100 requires public access to the river in the form of clearly identified pathways that are separate from vehicular circulation areas (i.e. through the use of special paving materials). Public access easement(s) are required. Shared public access between developments is encouraged. Access should be connected directly to the nearest public area. Additionally, TMC 1 8.44.070(l)(3) requires the provision of pedestrian access from the parking area to the shoreline where public access to or along the shoreline exists or is proposed. Demonstrate compliance with these requirements. Response: A five-foot wide paved trail is proposed along the south boundary of the site to provide continuous public access from West Valley Highway to the open space area within the shoreline area. 16. Include building- mounted lights in the luminaire plan. Response: The luminaire plan has been updated. No exterior wall mounted light fixtures are currently proposed for the building. Building entries will be lit by parking lot luminaires as shown on the enclosed plan and /or recessed lights under canopy or awning features. 17. Demonstrate compliance with the following applicable Shoreline Design Guidelines: a. TMC 18.44.11 O(A)(I)(e) public use areas and private amenities shall be oriented to the river. b. TMC 18.44.11 0(A)(1)(g) public and non-public spaces shall be clearly defined and separated with the use of paving, signage, and landscaping. c. TMC 18.44.11 0(A)(2)(a) blank wall space on the public and river sides of the building shall be avoided to prevent building mass and shape from overwhelming the desired human scale along the river. 36 Woodspring Suites Tukwila December 23, 2015 Response to Review Comments Page 5 of 14 CPH No. 0128 -15 -002 d. TMC 18.44.11 O(A)(2)(b) buildings must not "turn their back" to the river. e. TMC 18.44.11 O(A)(2)(f) lunchrooms and other common areas shall open out onto the water -ward side of the site to maximize enjoyment of the river. f. TMC 18.44.11 O(A)(3)(b) additional landscape features may be required where desirable to provide public /private space separation and screening of utility, service, and parking areas. g. TMC 18.44.11 O(A)(3)(c) context- appropriate outdoor furniture shall be provided in public access areas. h. TMC 18.44.11 O(A)(3)(e)(2) natural elements such as logs, grass, shrubs, and elevation separations are encouraged as means to define the separation between public and private space. Response: a. The benches located in the open space area are oriented towards the river. The Fitness Room has been designed to occupy a room facing the shoreline /river along as is the guest laundry facilities. The only other major public area is registration and functionally that needs to be located directly off of the main entry at the parking area. b. Public and Non- public spaces are separated by landscaping. Public space on -site is defined by a sidewalk. c. Reference the revised rendering package for updated designs on the river side elevations. d. Reference the revised rendering package for updated designs on the river side elevations. e. The guest public spaces (Fitness Room) faces the river and has an abundance of glass and natural light. f. Utility areas are not placed near public space. Parking is screened from the river with evergreen trees. g. Outdoor benches are placed facing the river. h. The existing landscape area on the adjacent property south of the site provides a buffer from the proposed pedestrian trail. Additionally, a 2 -foot minimum landscape area along the north edge of the trail is also proposed to buffer and define this public pedestrian route from the onsite parking areas. A patterned concrete crosswalk at the site entry drive also defines the formal pedestrian route. Public Works 1. Provide a completed Traffic Concurrency Certificate Application as part of this Shoreline permit. Test Fee based on (`Other Uses' between 50,001 sq. ft. and 70,000 sq. ft. gross floor area) is $2,500.00. (see enclosed application) Response: The completed Traffic Concurrency Certificate Application and a check in the amount of $2,500.00 are included with this resubmittal package as requested. Public Hearing Design Review (L15- 0042): Building Division 1. It appears at least one van accessible parking shall be required to meet 2009 ANSI Chapter 5 and IBC SECTION 1106. Only 5 ADA parking spaces are required, b are shown, therefore one could be revised to meet Van parking requirements. 37 Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2015 Page 6 of 14 Response: The revised site plan provides 5 ADA parking spaces including 1 van accessible ADA stall. Fire Department 1. Applicant shall contact the Fire Marshal's Office to review site plan for fire code compliance issues. Current site plan would be rejected when building permit is applied for due to inadequate fire department access. Site should be designed to meet Tukwila Municipal Code 16.16.070, (D): "Fire apparatus access road(s) shall be required when any portion of an exterior wall of the first story is located more than 150 feet from Fire Department vehicle access." The rear side of the building does not meet this requirement. Response: The parking lot drive has been widened to 26 feet minimum along the east, sough, and southwesterly elevations to provide to provide aerial apparatus access as discussed with the Fire Marshall. A turning analysis was also performed using AutoTurn software and the ladder truck dimensionsJcriteria provided by the Fire Marshall to confirm that adequate access through the site is available for the desired emergency vehicles. The current site plan (i.e., curb radii and entry alignment) were adjusted to facilitate the emergency design vehicle requested. 2. Fire Hydrant water delivery system shall be looped, current design has 2 dead end water main runs one at 633 feet, the second at 455 feet. Response: The onsite water main has been "looped" as directed in the attachments provided in a subsequent email correspondence from Ms. Jaimie Reavis (1211412015). 3. One Fire Hydrant shall be located within 50' of the Fire Department Connection for the fire sprinkler /standpipe system. Response: Fire hydrant locations have been revised based on discussion withJdirection provided by the Fire Marshall at the December 2, 2015 coordination meeting. Additionally, at least one hydrant is located within 50' of the Fire Department Connection. Planning Division Zoning Code Review: Chapter 18.28 18.28.230 Landscaping 1. Groundcover shall be revised to be planted more densely. TMC 18.28.230 requires groundcover to be planted with a minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1 gallon pots. Groundcover proposed is all 4 -inch pots on sheet L3, spacing ranges from 18" OC — 30" OC. Please increase the number of groundcover plantings to meet the spacing requirements. Response: The planting legend has been revised. All groundcover is spaced at 12- inches on center with 4 -inch pots. 18.28.250 Open Space Regulations 1. Required amount of space is 50 SF per 1000 SF of building footprint; areas counting toward this requirement should be called out on the plans and labeled with the square footage. The open spaces proposed do not meet the Pedestrian Space Design Requirements, specifically related to visible, easily accessible to the public from adjacent sidewalks, connected to public sidewalks and abutting public rights -of -way on at least one side. A pedestrian connection from West Valley Highway to the Shoreline area would meet this requirement. Plans shall also show how seating area requirements (1 seat/60 SF of plaza area or open space) are met within the open space Woodspring Suites Tukwila Response to Review Comments CPH No. 0128- 7 5 -002 December 23, 2015 Page 7 of 14 Response: The proposed building footprint is approximately 12,150 sf which requires approximately 608 sf of open space. The current site plan provides over 7,500 sf of open space. This open space area includes a public access trail for pedestrians to access from West Valley Highway and benches that face the shoreline area. 18.28.260 Parking 1. Required number of stalls is 1 stall/guest room. Only 119 stalls are proposed for the 126 -room project. Response: The revised building and site plan provides 110 rooms and 1 1 1 parking spaces respectively. 2. The general parking requirements of the zoning code contained in 18.56.040(2) allow a two-foot landscaping overhang to count towards the parking stall length. Many of the standard-size stalls are 17' long (requirement is 19% and many of the compact stalls are 14' long (16' required); the two foot allowance allows these stalls to meet sizing requirements, except where the parking is adjacent to walkways. Per, 18.28.260 (D,3,d) Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the public right-of-way, walkways, off the parking lot or strike buildings. Wheel stops shall be two feet from the end of the stall of head-in parking. Parking stalls adjacent to walkways which do not include the full length required are not able to make use of the two foot overhang allowance, since wheel stops will need to be installed. Please revise plans in these areas to meet the requirements. Response: The site plan has been revised to provide either wheel stops with full-depth stalls or widened sidewalk areas to accommodate a minimum 4-foot clear pedestrian path with the proposed 2-foot vehicle overhang. Per 18.28.260 (D,5,b), trees and pedestrian-scaled lighting (max. 15' in height) shall be used to clearly define pedestrian walkways or other pedestrian areas within parking areas. Include pedestrian-scaled lighting and explain how trees are used to define the pedestrian walkways through parking areas. Response: The designated pedestrian routes are clearly designated and framed with site landscaping. Existing, established trees along the landscape strip on the property adjacent to the south boundary frame the south edge of the public trail. The north edge of this trail is demarcated by landscaping at the parking lot edge, including some small tree elements. Separate pedestrian lighting elements are not proposed, but these facilities are sufficiently lit by the adjacent parking lot lighting—existing offsite and proposed onsite. This is illustrated in-part by the enclosed illumination plan. 4. Indicate on plans that the pedestrian crossings through paved areas will be the same material/pattern as what is used for the sidewalk, per 18.28.260 (D,5,c). Response: The pedestrian crosswalks at the parking and drive entry areas are proposed to be a patterned concrete while the parking lot surfacing will be asphalt cement (AQ. The concrete crosswalk materials match the onsite sidewalks. A detail of the patterned concrete crosswalk will be provided with final engineering /construction plans. 5. Interior parking lot landscaping: minimum of 20 SF/parking stall. Indicate on Sheet L3 the width and square footage of each interior landscape island, and provide a total for the amount of interior parking lot landscaping provided. Please note that required perimeter landscape areas cannot be counted towards interior parking lot landscaping. Response: Each interior parking island is dimensioned and square footage noted on sheet 15 -03. See sheet LS-02 for interior parking lot calculations and total provided landscape. W Woodspring Suites Tukwila Response to Review Comments CPH No. 0 128- i 5 -002 December 23, 2015 Page 8 of 14 b. For a parking lot with 126 spaces, 5 spaces need to be accessible. 1 of the 5 spaces is required to be van - accessible. None of the accessible spaces as designed meet the size requirements for a van - accessible space. Please revise. Response: The revised site plan provides 5 accessible spaces including 1 van accessible stall. 7. Location of bike parking is good in terms of visibility. Provide details for the bike rack that will be used: a minimum of two bike parking spaces required which can be met with one upside -down U rack designed with space on both sides for parking. Response: Bike rack details are provided in the architectural rendering package. General design comments 1. How does the project design (both site design and architectural) respond to the adjacent historic Nelsen Family Historical Residence, which is listed on the State register of historic places. Response: The proposed public access trail south of the Nelsen Family Historical Residence will contain an interpretive sign that describes the home and its history. Additionally, art elements in the open space area may be installed and may incorporate elements of the barn which is to be demolished if suitable elements can be located. The details of the interpretive sign and determination whether or not art elements in the open space will be provided will occur with the site improvement construction plan review and permit approval process. 2. Building Design: a. Explain the design objective of the roof line. The combination of the ridge roof and modern shed roof elements seem like a mish -mash of styles. One of these styles should be selected: either a modern design with a flat roof incorporating shed -roof modulation, or a ridge roof incorporating peaked -roof modulations. b. Highlight the entrance to make it more prominent. Some options include integrating the brick used for the entry feature into the rest of the building design (including use to create a "base" at the pedestrian level), development of the entry feature into a porte cochere, and /or use of a pavement treatment between the front entry area and the parking area to signify a shared pedestrian /vehicle/luggage loading and unloading area. c. Provide dimensioned and scalable building elevations. We typically receive a full -sized black and white set, and either a full -sized or 11 x17 colored elevation set. You may submit both, or only provide full -sized colored elevations that are to scale and dimensioned. Response: a. The main pitched roof is merely a backdrop to the shed and flat roof accents. The roof has a 4:12 pitch which is fairly low and would only be seen from a distance. It is our opinion that the 4:12 pitched main roof will not be seen often and the shed and flat roof accents will be the visible and dominant roof features. b. Reference the updated architectural rendering package for improvements to the entrance on the front and rear elevations. C. Color elevations have been provided to scale on 24x3$ sheet size. Overall dimensions have also been added. Floor plans have also been adjusted to scale on 24x36. 3. The purpose and design of open space areas should be clear; the space at the northeastern corner seems like leftover space since there are no site furnishings or other designed areas. The City's priority for open space is to have a publicly - accessible area providing views of the shoreline, with a pedestrian connection to the space from the sidewalk along West Valley Highway. This pedestrian connection should incorporate landscaping and design treatment that could be carried over into the Woodspring Suites design. Please see requirements for pedestrian- .e Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2075 Page 9 of 14 oriented open space in the Southcenter Design Manual, as well as the Shoreline Design Guidelines in chapter 18.44 of the Tukwila Zoning Code. Response: The site plan has been revised and the open space area near the northeast corner of the site has been removed. The open space area location in the southwest portion of the site will contain public access, public seating, and views of the shoreline as well as landscaping per TMC standards. 4. If the parcel having frontage along West Valley Highway will be used for parking and access, what instrument will need to be recorded to allow this? — BLA, BSIP? Where will access and parking be located for the Nelsen House? The City is supportive of the alternate site plan submitted by email, which shows access to the site and shared parking from the hotel property to the south. Response: The site plan has been revised and incorporates the alternate site plan submitted by email. Access to the site and shared parking will be provided via the access easement to the south. The Nelson house and existing driveway will be maintained. Southcenter Design Manual 1) Site Design 1. Incorporate screening, environmental mitigation, utilities, and drainage as positive design elements. Response: The majority of the site, including the shoreline area, is pasture. The wetland buffer area is pasture and blackberry or invasives. The project proposes to remove invasive species, improve /enhance buffer plantings, and provide a landscaped open space areas adjacent to the shoreline. The sparse pasture areas that exist today will be improved with landscape areas adjacent to parking areas. Vertical landscape elements are proposed adjacent to the public trail where sufficient area is available. Most of the utilities for the project will be below grade and not visually impacting. Surface utility features such as hydrants, meter boxes, fire department connections, power transformers, and the such will be located within landscape areas where plantings can be provided to "soften" their visual impact. No specific landscape screening is proposed or expected to be required from the adjacent land uses. 2. Complement visual character of adjacent activities Response: The majority of the site, including the shoreline area, is pasture. The wetland buffer area is pasture and blackberry or invasives. The project proposes to remove invasive species, improve /enhance buffer plantings, and provide a landscaped open space areas adjacent to the shoreline. The properties north and south of the site are both hotels, similar to this project proposal. As such, the visual character of the site is consistent with and complementary to those uses. The historic home located on the easterly limits of the property will be sufficiently screened from the projects as shown on the enclosed landscape plans. An interpretive sign explaining the history of the homesite is planned along the public trail route. 2) Service Areas and Mechanical Equipment 1. Is it possible to integrate the trash and recycling enclosure into the building? If not, provide details on the color and materials used for the enclosure structure. The enclosure height shall be a minimum of 6 feet. Acceptable materials for the enclosure include brick, concrete block or stone, and should be consistent with materials and detailing used on the hotel structure. Response: The current site design does not allow for the relocation of the trash and recycling enclosure on the site and the owner does not wish to anchor the enclosure to the building. Design of the trash enclosure is shown in the architectural rendering package. 2. Check to make sure the enclosure gate will not swing out in a way that will obstruct vehicle traffic 41 Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2015 Page 10 of 14 Response: Measures will be taken to ensure vehicle safety; bollards will be added as needed to ensure gates will not open onto parked vehicles. 3. Check with Waste Management to ensure that design, size and location will work for service pick up. Response: Coordination and approval from Waste Management will be made prior to final approval. 4. Indicate where utility meters, electrical conduit, and other service utility apparatus will be located, and explain or show on plans how they will be screened with vegetation or architectural features. Response: An area for utility meters is shown on the perspective renderings in the architectural rendering package and shows possible vegetation screening. When final meter locations are identified the screening will be fully coordinated and we will ensure views of the meters are obstructed. Site vegetation will be used to screen the transformer. 5. Will the project require rooftop equipment? How will it be screened? Response: Rooftop equipment is limited to 3 small units which will be hidden on a flat roof where the main entry is located. Parapets will be designed to be taller than the equipment is screens. 6. Provide information on the location, spacing, materials, and colors or exposed downspouts, gutters, scuppers, and other visible roof drainage components unless they will be concealed within walls. Response: Architectural renderings have been updated to show the downspouts; these are located on the inside corners of building areas where they can be more easily hidden from the eye. 3) Lighting 1. Provide details on building-mounted lighting and bollard/walkway lighting, including fixture design and locations Response: The updated photometric plan does not show any building mounted lights. At this time no bollard or walkway lighting is being proposed unless specified on the landscape design. 4) Walls and Fences 1. Provide details on any walls or fences that will be used in the project, and explain how they have been designed to meet the design criteria. Note that providing a low seating/planter wall can have the effect of adding a base to the building at the lower level, while also adding required seating spaces to the project Response: No walls or fences are proposed for this project. 5) Open Spaces 1. Provide more design detail within open spaces on the project site. Where will seating be located? Explain how the design of the spaces meet the criteria in the Southcenter Design Manual and the Shoreline regulations. Response: Per Section 18.28.250 of the TMC, the required amount of open space is 50 sf per 1,000 sf of building footprint. The proposed building footprint is approximately 12,150 sf which requires approximately 608 sf of open space. The current site plan provides over 7,500 sf of open space. This open space area includes a public access trail for pedestrians to access from West Valley Highway and benches that face the shoreline area. 6) Architectural Concept: 1. Explain architectural concept in discussion of how the project meets the design criteria in the Southcenter Design Manual. 42 Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2075 Page I I of 14 Response: Due to the unique site and the curving river behind the design called for an asymmetrical composition. The material organizations were kept cohesive across the entire building la5ade. Contextual materials were utilized to provide a nice contrast to the darker tones. We feet this provides a modern aesthetic to the vernacular of the area. 7) Entrances and Doors 1. Make the entrance to the hotel more prominent, and incorporate entrance design into the rest of the building (including materials and architectural form). This can be done with both site design (pavement treatment in vehicle drop- off /unloading area) and with building design (use of materials and modulation). Response: Feature areas of the hotel have been accented with brick and faux cedar siding. The main entrance utilizes these materials along with a flat roof to emphasize its dominance. No other area except for the front and rear entry areas have this flat roof. The faux wood and brick is used in other areas but only areas in which building entry is possible. The main entry also has an entry canopy that further emphasis the area. 8) Building Fagade: Base and Top 1. It is unclear how these criteria are addressed. Describe and provide information on dimensioned and scalable building elevations. Response: The base is provided as brick which is only used on the first story of the building. The brick band lowers at secondary 165ade areas and then raises back up and more prominent areas. Horizontal sunshades are also provided at the pedestrian level to emphasize the base. The top is formed by the roolline and accent cornices on the front and rear flat roof areas. 9) Corner Treatments: N/A Response. NIA 10) Building Massing 1. Describe how these criteria are addressed, and provide information on dimensioned and scalable building elevations. Response: Vertical blocks of color are mixed with horizontal elements to break up the long facades and present an appealing view of the building. Long areas have been broken up with modulation anywhere from i'-4' depending on the location of the modulation. 11) Building Details and Elements 1. Need details for this section; the project does not appear to have included this yet. One of the details from each of the 3 categories needs to be included in the design, for each modulation interval/increment. Response: 1. Distinctive window treatments have been provided emphasizing the base and top where possible. The lower level has standard window trim accented with a lower brick band while the upper level windows have vertical trim elements connecting them together by means of detailed trim work or EIFS joints. 2. Sunshade type trellis have been provided in accent areas to provide further detail and interest along the fagade. This was done above the first level to provide a human scale and interest to the base. Window detailing further supports the fagade detailing. 3. Brick was utilized on the lower level fa5ade with cast stone caps to emphasize the detail of the 165ade detail at the pedestrian level. Soldier course window head details and possible stacked courses will be considered to further detail the window areas as the design develops. 43 Woodspring Suites Tukwila Response to Review Comments CPH No. 0728-75-O02 December D3,2U76 Page l2ofl4 l2) Building Materials and Colors l' See section related to EIFS —finishes should be sheltered from extreme weather by roof overhangs or other methods and weather exposed horizontal surfaces should be avoided. EIFS should not extend below two feet above the ground plane — what treatment will be used in these areas? 8IFS is not used except for above the first floor. Brick and/or fiber cement siding is proposed for the entire first floor exterior finish. 2. EIFS finishes are acceptable finishes for upper stories only at street exposures on commercial buildings. They should not be used at storefronts. They may be used at ground floor portions of rear or side service and parking exposures and in such cases should be specified with high- density material, with the ground floor st,eetfogodm cladding mo/edu|s continuing to be used oso building base and accent material. Response: EIFS is not used except for above the first floor. Brick aod/or fiber cement siding isproposed for the entire first floor exterior finish. 3. Dark brown hordi-pkznkis primary color, light color ofBFS used os secondary color, orange- brown as accent at entry and building 600k-en6s. How will light-color BFShold op overtime? Respmnse/A fine grain finish (to avoid trapping dirt) will 6e specified for fBFS and while cleaning may be required every 3-f years the integral color will hold op well and has m proven track record om compared h» older EIFSassemblies. 13) Windows 1' Need details on how project is designed tomeet these criteria. Response: Windows /n brick and EIfS will 6e recessed between 4`�-6&' from the main &xcode. N/inco*v scale &appropriate for the use and oversized windows in guestrooms should be avoided especially at ground level. Trim and EIFS joints have been utilized toemphasize windows in each fa5ade material. 74Q Weather Protection l' Provided at hotel entrance; not required elsewhere because building orientation is not required. However, this would help with the criteria related toproviding o base tothe building. Response: A canopy has been provided mf the main entrance and rear entrance of substantial stature hm emphasize the entry. Small roofs have been provided mn secondary entrances fm aid /n rain protection. 15) Blank Walls l. Blank walls meeting the definition are likely located on all elevations. Please look at the criteria related to blank walls and o66veo' Detailed, dimensioned and scalable building elevations are necessary |n order hz determine compliance with this criteria. Response: Blank walls have been avoided by the use of windows and window detailing along with vertical and horizontal ElFS joints. Material and color changes help break op areas into smaller blocks of color with detailing hz give the feet ofmn overall design scheme. Informational Notes: Fire Depaltment l' The proposed structure will be equipped with a full fire sprinkler system per Tukwila Municipal Code l6~42' Response. Acknowledged. �� ���" Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2075 Page 13 of 14 2. The proposed Structure will be equipped with a full fire alarm system per Tukwila Municipal Code 16.40. Response: Acknowledged. 3. The new site address will be assigned by the Fire Marshal's Office. Response: Acknowledged. Planning Division 1. In the Geotechnical report, the engineer incorrectly states that the City of Tukwila will maintain their private system. The hotel owner will be responsible for maintenance of the drainage system and an operation and maintenance agreement shall be recorded against the property. Response: The TIR states that the proposed drainage system will be maintained by the property owner. 2. Permanent fencing with signage identifying the sensitive area is required per TMC 18.44.090(E)(6). Consider including a photo of the historic Nelson House barn on a historic marker sign mounted to the fence. Response: Permanent fencing and sensitive area signage is shown and called out on the updated landscape plan provided with this resubmittal. An interpretive sign is proposed adjacent to the public trail near the site entry to provide a history of the Nelsen homestead. No photo or historic marker information is proposed on the sensitive areas fencing. Public Works 1. Transportation Impact Fee shall apply to the future Building Permit in the amount of $97,260.80 (56 new PM peak-hour trips x $1,736.80 per trip other uses) based on a trip generation study by Bibson Traffic Consultants, Inc., dated June 17, 2015. — see Bulletin A3 on City of Tukwila web-site. Response: The Traffic Impact Fee is understood. 2. Project to comply with Geotechnical Engineering Study, by Earth Solutions NW, LLC, dated June 19, 2015; and subsequent geotechnical reports/evaluations. Response: The construction of all site improvements, including below-grade vault and building foundations, will comply with all project geotechnical engineer recommendations as provided in the referenced June 19, 2015 report and any subsequent, supplemental reports. 3. Apply for a Food Control Zone Permit (FCZP) — see Bulletin A7 on City of Tukwila web-site. Response: A Flood Control Zone Permit will be submitted separately and subsequent to this resubmittal. 4. Project is greater than one acre and therefore requires a Notice of Intent (NOI) application form — Construction Storm water General Permit to the Washington State Department of Ecology. Response: An NOI application form will be submitted to the DOE and the General Permit will be provided with final engineering. 5. Public Works will prepare and Owner shall sign with Notary, a Storm Water Easement and Maintenance Agreement. City will sign with Notary and have the document recorded at the King County Office of Records. Response: It is understood that a standard Storm Water Easement and Maintenance Agreement will be executed with the City prior to construction plan and permit approval for the project. 45 Woodspring Suites Tukwila Response to Review Comments CPH No. 0128-15-002 December 23, 2015 Page 14 of 14 6. Street infrastructure within Public Right-of-Way and Public Utilities on Private Property (as determined by the City) are to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms, for the Owner(s) signature. Response: It is understood that any public facilities installed with this project will require execution of the City's standard "turnover" forms prior to acceptance of said facilities. 7. Show and label 'flap gate signage marker' on future Building permit storm drainage plan sheet. Response: Specification and details for the storm outfall flap gate will be provided with the subsequent construction plans and permit package for the site improvements for City review and permit approval. 8. All utilities are required to be underground, per City ordinance. Response: All proposed water, sanitary sewer, and storm drainage utilizes are proposed to be underground. 9. NOTE: Public Works permit information, plan submittal criteria, standards, and specifications; are available on the City's Web-Site. Go to the City Web-Site then click on City Department Directory / Public Works Department / Development & Permits. Then under Public Works Topics click on Customer Assistance Bulletins (CAB) and Development Guidelines and Design & Construction Standards and other topics as applicable. Response: All City of Tukwila design standards and details will be referenced in final engineering. Please contact me directly at (425) 285-2391 or by e-mail at matt (.5-cphconsultants.com if you have questions or need any additional information to complete your review and approval of the project. Your prompt response is appreciated. Thank you. Sincerely, Cc: Mr. Broc Henderson (West 77 Partners) copy to file M. VICINITY TBLOCK CGRD1281502 CSI T1281502 OTOP1281502 OAERIAL 1281502 ASI T1281502 4. ■ ZONING TUC 100 -YR FEMA FLOODPLAIN APPROX. ELEV. =18.0 (ZONE AH) OH WM ,POUND i2" : Rc R (12,„,/ t OF SW 1/4 OF SEC 24, TAM 2 ZONING TUC RECORD OF SURVEY VOL. 33 PC. 296 TAI, - - N N PROPERTY BOUNDARY (TYP.) P L L/L.✓ 0 m z 0 w w 0 z 2 DESIGN REVIEW SUBMITTAL EXIST. PROPERTY LINE AND EDGE OF USE 'ESMT. SEE NOTE 2 FENCE FOUND X CONC. ivION. MA F\AKED „ � , r ON SCE TOP CENTS' (12/5,„/149 1 E X100 -YR FEMA FLOODPLAIN APPROX. ELEV.= 22.6 (ZONE AE) It% 4/N t''v'74Y '`V,Es,DER EXIST. HOUSE AND GARAGE TO REMA TA S i ES Y -� ! � 1 \H LJ II OF WAISHiNG TOtsi tED L- T OF RIGHT OF ViA Y t FOR t` yiSH kJLY NO GREEN ! ' ER 11t� ,PL rA + EXIST. DRIVE (TO REMAIN) t i oli I a o _____ _ I LG INTERPRETIVE SIGN FOR HISTORIC HOUSE C: ., TE \ \ W �, URBAN CO, TTERNED NCRETE PL ASH/PE N SHoR, 2(Nl 00' JUR /S 7/ ArAPPArdirdifreirillaradrir 111/CH — I GATE WAY -FINDING TGICIAGE CONC. SIDEWALK'', + (AT-GRADE) ST43'01 "E 20.00' , FJ E, `c't _,. N0. 6551841 ' 5' TS- 9,762,34,4= S S87 °19'50 "W 11`.58' L WVrNC CON T. tcI NCLOSU14E r UN 2 -t<zAR CAP S rti 24 2 X ZQNII G' i(G ; , RAIN GARDEN EXIST. BARN ..?ANfi S GARAGE t TTT BE REMOVED 12P c =SS iuii 158TH ST. FOUND PLINCH1 ti 2" SWISS SUP, sCt i" ST2t15 / " + +.„ *10671) (12/5/14) E\'1 • = 25.49 TEN 0005800030 <T C. 26O559.. — 772--REB,L, ,= CA2 _S 615524 0.2 ' \' X / Ti — i` (, 11:7' REBA (744,D LS ,.2, 0.5 _ r'12 JC» PROJECT INFORMATION / / / / S87 °19'50 "W 15.58' S16 34'09 "E 10.30' 4' X CONC. ;','9232 ■ PEBAR V1,2/ 2, CAP S #5524 0.3 ti' X 0.2' t (12/17/14) GENERAL PARCEL NOS: SITE LOCATION: ZONING: DISTRICT: 0005800002, 0005800004 WEST VALLEY HIGHWAY TUKWILA, WA 98188 TUKWILA URBAN CENTER (TUC) TRANSIT ORIENTED DEVELOPMENT (TOD) SITE DEVELOPMENT TOTAL SITE AREA: PROPOSED USE: TOTAL IMPERVIOUS SURFACE: NEW IMPERVIOUS SURFACE: REPLACED IMPERVIOUS SURFACE: 2.41 ACRES (70,132 SF) HOTEL 1.42 SF (61,855 ACRES) 1.42 SF (61,855 ACRES) 0 SF (0 ACRES) PARKING REQUIRED 110 ROOMS x 1 STALL /ROOM 110 STALLS PARKING PROVIDED 32 COMPACT (29.19) 73 STANDARD (66.49) 5 ADA (4.5z) 110 TOTAL REQUIRED YARD /BUILDING SETBACKS: SIDE REAR WETLAND BUFFER MAX. BUILDING HEIGHT: 5 FEET 5 FEET 15 FEET 45 FEET SLOPES GREATER THAN 3390. GEOLOGICALLY HAZARDOUS AREAS: SOILS: NONE NONE URBAN LAND (UR) UTILITY PURVEYORS SANITARY SEWER: SOILS: POWER: NATURAL GAS: TV /CABLE: PHONE: FIRE: CITY OF TUKWILA CITY OF TUKWILA PUGET SOUND ENERGY PUGET SOUND ENERGY COMCAST COMCAST TUKWILA FIRE DEPT. NOTES 1. SIGNIFICANT TREES EXIST ON THE PROPERTIES ADJACENT THE PROJECT SITE. THESE TREES ARE TO BE RETAINED AND SHALL BE PROTECTED DURING CONSTRUCTION IN ACCORDANCE WITH TUKWILA MUNICIPAL CODE (tmc) 18.44.080(8)(10). SPECIFIC PROTECTION MEASURES SHALL INCLUDE, AT MINIMUM, A CONTINUOUS SILT FENCE AT THE PERIMETER OF THE SITE AND CHAIN LINK FENCING AT THE DRIP LINE OF ANY SIGNIFICANT TREE TO BE RETAINED. THE SPECIFIC EROSION CONTROL AND TREE PROTECTION MEASURES ARE NOT SHOWN ON THIS PLAN FOR CLARITY, BUT SHALL BE SHOWN IN DETAIL ON THE FINAL CONSTRUCTION PLANS TO BE REVIEWED AND APPROVED BY THE CITY. 2. A USE EASEMENT OVER KING COUNTY PARCEL NUMBER 0005800004 PROVIDES THE DEVELOPER OF THE ADJACENT KING COUNTY PARCEL NUMBER 0005800002 THE RIGHT TO IMPROVE, USE, AND MAINTAIN THE VEHICULAR DRIVES, PARKING, SIDEWALKS, LANDSCAPING, AND RELATED AMENITIES PROPOSED AND REQUIRED FOR THIS PROJECT. I 0 30 n x m z 60 PLAN IN FEET Copyright © 2016 CPH Consultants, LLC. All Rights Reserved. WOODSPR DESIGN REVIEW CIVIL PLANS SITE PLAN WASHINGTON STATE CITY OF TUKWILA CLIENT WEST 77 PARTNERS 10620 NE 9TH PL BELLEVUE, WA 98004 PHONE: 425 - 974 -7078 FAX: 425 - 467 -1073 CP CONSULTANTS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285 -2390 1 FAX: (425) 285 -2389 www.cphconsultants.com PROJECT NO. 0128 -15 -002 DRAWING P2.00 SHEET 2 OF 5 LEGEND / \ / I 11 1 \ 1 EXISTING TREE TO BE REMOVED EXISTING TREE TO REMAIN PROPOSED TREES, — SEE PLANTING PLAN SHEET LS -03 TREE PRESERVATION NOTE: NO TREES EXIST WITHIN SHORELINE JURISDICTION. SIGNIFICANT TREES REMOVED OUTSIDE OF SHORELINE JURISDICTION REQUIRE REPLACEMENT AT 1:1 RATIO. 2 TREES ARE PROPOSED TO BE REMOVED OUTSIDE OF SHORELINE JURISDICTION. 107 TREES ARE PROPOSED. 8.5" x 11 sign laminated in plastic spaced every 50' along the fence. 1 Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. KEEP OUT TREE PROTECTION AREA TREE PROTECTION NTS SECTION VIEW Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color - orange. Steel posts installed at 8' o.c. 2" x 6' steel posts or approved equal. 5" thick layer of mulch. Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. Rubber tree ties. Lodge pole stakes. Prevailing wind. PROVIDE INDIVIDUAL TREE PROTECTION FOR EACH EXISTING TREE AT THE DRIPLINE PER CITY OF TUKWILA STANDARDS. PLAN VIEW SECTION VIEW NEW TREE STAKING DETAIL PER CITY NTS _ - — 1 PROVIDE INDIVIDUAL TREE PROTECTION FOR EACH EXISTING TREE AT THE DRIPLINE PER CITY\ OF TUKWILA STANDARDS. Remove nursery stake. If central leader needs to be straightened or held erect, it is acceptable to attach a Y2" x 8' bamboo pole to the central leader and trunk. 32" long non - abrasive rubber ties. Two (2) three inch lodge pole pine stakes. Install approximately 2" away from the edge of the root ball. Stake location shall not interfere with permanent branches. 18" FIR TO REMAIN 16" CEDAITO REMAIN 22" CEDAR TO REMAIN URBAN CONSERVANCY CY BUFFER SHORELINE UR /SD/ CT /OIV 6" CHERRY TO REMAIN 8" CHERRY TO REMAIN u 16" CEDAR TO BE REMOVED 22" CEDAR TO BE REMOVED TREE PRESERVATION PLAN PROVIDE INDIVIDUAL TREE PROTECTION FOR EACH EXISTING TREE AT THE DRIPLINE PER CITY OF TUKWILA STANDARDS. 0 30' SCALE: 1"=30' 60' STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT MARK S. GARFF LICENSE NO. 888 EXPIRES ON 01/05/2015 JULY 2015 W 0 DRAWN BY: AW CHECKED BY: MG 206.708.1862 © PROJECT GROUNDWORK, LLC. ALL RIGHTS RESERVED DATE 06.18.15 Lo c 0 N- 0 07.23.15 12.23.15 0 c N 0 0 06 M 0 DESCRIPTION PRELIMINARY LANDSCAPE PLAN REVIEW SET DESIGN REVIEW SUBMITTAL PERMIT SUBMITTAL DESIGN REVIEW SUBMITTAL CITY- REQUESTED REVISIONS Lj,J ,- N CO L) ( z 4 HOTEL - TUKW NARY LANDSCAPE PLAN 2 J w 0_ 15639 -15671 W Valley Hwy, Tukwila, WA 98188 LS -01z 0 01 0 INVASIVE VEGETATION TO BE REMOVED, APPX. BOUNDARY \\* VIICON1k ‘10, 41.65 URBAN CONSERVANCY CY BUFFER SHOREL /NE UR /SD/ CT /ON • ■ ,,.•s#$' e+ - :, „, ...„.. 4.. `•� ♦® 4 ®�O�tmerA,' L tfe 40, - LL 15'= LANDSCAPE TYPES HEAVY SCREENING GROUNDCOVER STREETSCAPE PARKING LOT INTERIOR LANDSCAPE PARKING LOT PERIMETER LANDSCAPE SHORELINE JURISDICTION PARKING LANDSCAPE SHORELINE NATIVE PLANTING LLLLLL LLLLLL A DEFINTIONS: HEAVY SCREENING: INTENDED TO PROVIDE HEAVY VISUAL SCREENING BETWEEN INCOMPATIBLE USES. REQUIRED BETWEEN PARKING LOTS AND RESIDENTIAL DEVELOPMENT. 5' MINIMUM WIDTH. 1 TREE PER 20 LINEAR FEET OF PROPERTY LINE, 75% CONIFERS. GROUNDCOVER TO 100% IN 3 YEARS. GROUNDCOVER: SHALL CONTAIN LIVE GROUNDCOVER OF VARYING COLOR AND HEIGHT TO COVER 100% WITHIN 3 YEARS. FOR USE WHERE NO SCREENING IS NECESSARY. 5' MINIMUM WIDTH STREETSCAPE: 1 TREE PER 500 SQFT OF LANDSCAPED SETBACK AREA. 1 SHRUB PER 4 LINEAR FEET OF FRONTAGE MINIMUM. GROUNDCOVER SUFFICIENT TO PRODUCE 100% COVERAGE IN 3 YEARS. 15' MINIMUM WIDTH. PARKING LOT INTERIOR LANDSCAPE: 20 SQFT OF LANDSCAPING PER STALL OR 10 SQFT PER STALL IF SCREENED FROM STREET. ISLANDS TO BE LOCATED EVERY 10 PARKING SPACES OR EVERY 15 SPACES IF SCREENED FROM STREET. ISLANDS TO BE 6' WIDE AND A MINIMUM OF 100 SQFT IN AREA. ONE LARGE - CANOPY OR TWO MEDIUM - CANOPY TREES REQUIRED FOR EVERY 100 SQFT OF LANDSCAPE ISLAND REQUIRED. REMAINING AREA TO CONTAIN SHRUBS, GROUNDCOVER, & MULCH. PARKING LOT PERIMETER LANDSCAPE: LOT PERIMETER LANDSCAPING TO BE A MINIMUM OF 5' AND SHALL BE PLANTED WITH 1 EVERGREEN SHRUB PER 4 LINEAR FEET OF PROPERTY LINE AND VARIED LIVE GROUNDCOVER TO PROVIDE 100% COVERAGE IN 3 YEARS. SHORELINE JURISDICTION PARKING LANDSCAPE: ANY PARKING BETWEEN THE BUILDING AND THE RIVER SHALL BE SCREENED WITH SOLID EVERGREEN TREES AND SHRUBS 6' HIGH MINIMUM. PARKING PERIMETER SHALL INCLUDE 1 NATIVE TREE FOR EVERY 20 LINEAR FEET OF PERIMETER, ONE SHRUB FOR EACH 4 LINEAL FEET, AND NATIVE GROUNDCOVER TO 90% COVERAGE IN 3 YEARS. EVERY 300 SQFT OF PAVED SURFACE IN THE SHORELINE JURISDICTION REQUIRES 10 SQFT OF PLANTING SHORELINE NATIVE PLANTING: INVASIVE VEGETATION MUST BE REMOVED AND NATIVE VEGETATION PLANTED AND MAINTAINED IN THE RIVER BUFFER. PROVIDED (SEE PLANTING PLAN): 320 LINEAR FEET OF PROPERTY LINE ABUTTING RESIDENTIAL USE. 320/20= 16 TREES REQUIRED 16 TREES PROVIDED. GROUNDCOVER PROVIDED. 475 SQFT /500 = 1 TREE REQUIRED 1 PROVIDED 29'/4 = 8 SHRUBS REQUIRED 45 PROVIDED 110 STALLS *20 = 2220 SQFT REQUIRED 2531 SQFT PROVIDED 22.2 LARGE OR 44.4 MED. CANOPY TREES REQUIRED 12 LARGE & 23 MED. CANOPY TREES PROVIDED 472 LINEAR FEET OF PROPERTY LINE ALONG PARKING LOT. 472/4 =118 EVERGREEN SHRUBS REQUIRED. 119 EVERGREEN SHRUBS PROVIDED 149 LINEAR FEET = 8 TREES & 38 SHRUBS 2281 SQFT PAVED IN SHORELINE JURISDICTION 2281=7.6 7.6 *10 =76 SQFT LANDSCAPE REQUIRED 2133 SQFT OF LANDSCAPE PROVIDED YES, SEE PLAN I INVASIVE WEED CONTROL AND REMOVAL NOTES: SEVERAL SPECIES OF WOODY AND HERBACEOUS INVASIVE WEEDS EXIST ON SITE. USE MANUAL CONTROLS ON THE FOLLOWING SPECIES: • BUTTERFLY BUSH • SCOTS BROOM • NIGHTSHADE AND /OR MORNING GLORY • IVY • HIMALAYAN BLACKBERRY MANUAL CONTROLS INCLUDE DIGGING PLANTS OUT BY HAND, INCLUDING ALL ROOTS AND REMOVING PLANTS FROM THE SITE TO AN APPROVED DISPOSAL FACILITY. EACH INVASIVE REMOVAL AREA SHALL BE RE- EXAMINED TWICE YEARLY AND ANY NEW OR RESPROUTED PLANTS SHALL AGAIN BE REMOVED USING MANUAL CONTROLS. KNOTWEED EXISTS IN PATCHES ON THE SITE. REMOVAL SHALL BE AS FOLLOWS: • SUCCESSFUL ERADICATION OF KNOTWEED GENERALLY TAKES SEVERAL YEARS • FIND SPROUTING KNOTWEED PATCHES IN MAY AND JUNE • MANUALLY DIG OUT THE ENTIRE PATCH OF KNOTWEED REMOVING AS MANY ROOT FRAGMENTS AS POSSIBLE. REPEAT ANNUALLY FOR AT LEAST THREE YEARS. • EVERY PART OF THE KNOTWEED PLANT CAN RE- SPROUT. PILE UP KNOTWEED AND ALLOW TO COMPLETELY DRY OUT OR PLACE KNOTWEED IN THE GARBAGE, NOT IN COMPOST. ONLY WHEN DRY CAN THE PLANTS BE REMOVED AND DISPOSED OF OFF SITE. • DO NOT LEAVE ANY LIVE PLANT FRAGMENT ON -SITE. • NEVER DISPOSE OF KNOTWEED PLANTS OR PLANT PARTS IN WATERWAYS, STREAMS, WETLANDS, OR ANY WET SITE WHERE THEY MAY TAKE ROOT. LANDSCAPE TYPE PLAN CD 0 30' SCALE: 1"=30' 60' STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT MARK S. GARFF LICENSE NO. 888 EXPIRES ON 01/05/2015 JULY 2015 W 0 DRAWN BY: AW CHECKED BY: MG 206.708.1862 © PROJECT GROUNDWORK, LLC. ALL RIGHTS RESERVED DATE 06.18.15 Lo 6 0 0 07.23.15 12.23.15 6 0 06 0 DESCRIPTION PRELIMINARY LANDSCAPE PLAN REVIEW SET DESIGN REVIEW SUBMITTAL PERMIT SUBMITTAL DESIGN REVIEW SUBMITTAL CITY- REQUESTED REVISIONS z HOTEL - TUKW NARY LANDSCAPE PLAN 2 J w 0_ 15639 -15671 W Valley Hwy, Tukwila, WA 98188 LS -02z 0 01 N WILLOW CUTTINGS TO BE INSTALLED IN ROCK OUTFALL ALL DISTURBANCE, INCLUDING RESTORATION OR ENHANCEMENT PLANTINGS, WITHIN THE ONSITE WETLAND BUFFER AREA SHALL BE COORDINATED WITH AND CONFORM TO ANY SPECIAL PROVISIONS THAT MAY BE REQUIRED BY THE WETLAND AND BUFFER MITIGATION PLANS FOR THE PROJECT PERMANENT SIGNAGE TO BE MOUNTED TO FENCE TO IDENTIFY SENSITIVE AREA; SEE NOTE 2 BELOW FOR SIGN WORDING SHORELINE NATIVE PLANTING AREA AIM ISM �l�itI1�U�'�d nom �' i���. �'•'��''!1'`i�u! '" - - C BOUNDARY OF MITIGATION MAINTENANCE & MONITORING NOTES: 1. ALL PLANTING BEDS TO RECEIVE GROUNDCOVER TO REACH 100% COVERAGE IN THREE YEARS, EXCEPT SHORELINE NATIVE PLANTING AREA. GROUNDCOVER LAYOUT TO BE DESIGNED. 2. SIGNAGE IDENTIFYING SENSITIVE AREA SHALL BE WORDED AS FOLLOWS: "PROTECTION OF THIS NATURAL AREA IS IN YOUR CARE. ALTERATION, DUMPING, OR DISTURBANCE IS PROHIBITED PURSUANT TO TMC CHAPTER 18.45.060 (6)." SEE SIGN BELOW. 3. TEMPORARILY IMPACTED AREAS SHALL BE RESEEDED WITH THE FOLLOWING NATIVE GRASS AND HERB MIX: COMMON NAME COLONIAL BENTGRASS ANNUAL RYEGRASS WHITE CLOVER LUPINE LUPINE LATIN NAME AGROSTIS TENUIS LOLIUM MULTIFLORUM TRIFOLIUM REPENS LUPINUS RIVULARIS LUPINUS LATIFOLIUS LBS /1,000SF 0.6 0.3 0.2 0.3 0.3 SEE NOTE #2 ABOVE PERMANENT SIGNAGE TO BE MOUNTED TO FENCE TO IDENTIFY SENSITIVE AREA; SEE NOTE 2 BELOW FOR SIGN WORDING 11.2' O. 1, ' i d 1d 4w„E9 IN " r 61� 4604-01..c_41 o, BYO 0 Ire 4 ke VA VP duffloVig wiEtileUrm .lam a� rilC rim Ow PiNES a41 the illawn at Q 1-3610 far ga 2, a� SOIL NOTE: STRUCTURAL SOILS WILL BE INSTALLED IN ALL LANDSCAPE AREAS WITH THE EXCEPTION OF THE MITIGATION PLANTING, SHORELINE BUFFER AND BIORETENTION AREAS. C 0000a °QU ono 0 _ - 0 Was►f s dO000 ��, 0000 - • Y� ; 0000® a_. 00606 Air ° 00000 E n I 00000 �' 0 1000000 0000000 SEE CIVIL SHEETS FOR FINAL BENCH LAYOUT. Foul z°216 le:war_ A.411,001 AREA AROUND BENCHES TO BE MULCHED, 4" DEPTH COARSE WOOD CHIP MULCH. SEE CIVIL SHEETS FOR FINAL BENCH LAYOUT. PERMANENT FENCING TO BE INSTALLED ALONG EDGE OF SENSITIVE AREA EXISTING TREES TO REMAIN PLANT SCHEDULE TREES SHRUBS 0 0 BOTANICAL NAME Acer ginnala Amur Maple Acer rubrum Red Maple CAL QTY 2.5" cal min 9 3" Cal Min 9 Amelanchier x grandiflora 'Autumn Brilliance' 2.5" cal min 17 Autumn Brilliance' Serviceberry Existing tree to remain Pinus aristata Bristlecone Pine Salix alba 'Britzensis' Coral Bark Willow Styrax japonicus Japanese Snowbell BOTANICAL NAME Berberis thunbergii 'Grhozam' Green Hornet Barberry Ceanothus x 'Victoria' California Lilac Cistus x hybridus White Rockrose Cornus stolonifera 'Arctic Fire' Arctic Fire Dogwood Existing 2 6' height min 16 2.5" cal min 9 2.5" cal min 2 SIZE QTY 5 gal 27 5 gal 24 5 gal 16 5 gal 42 0 0 0 0 0 0 0 0 GRASSES 0 0 O Gaultheria shallon Sala! 2 gal Hydrangea quercifolia 'Pee Wee' 5 gal Oakleaf Hydrangea Lonicera nitida 'Red Tips' 5 gal Red Tips Box Honeysuckle Mahonia aquifolium 5 gal Tall Oregon Grape Physocarpus opulifolius ' Coppertina' 5 gal Coppertina Ninebark Pittosporum tobira 'Wheelers Dwarf' 5 gal Dwarf Pittosporum Spiraea x bumalda ' Goldflame' 2 gal Goldflame Spirea Vaccinium ovatum 5 gal Evergreen Huckleberry BOTANICAL NAME SIZE Carex obnupta Slough Sedge Carex testacea Orange Sedge 1 gal 1 gal Deschampsia cespitosa 1 gal Tufted Hair Grass Elymus magellanicus 1 gal Magellan Wheatgrass 59 20 35 15 11 65 14 38 QTY 98 74 98 23 O Helictotrichon sempervirens Blue Oat Grass Imperata cylindrica 'Red Baron' Red Baron Grass 1 gal 1 gal Molinia caerulea 'Moorflame' 1 gal Moor Grass PERENNIALS BOTANICAL NAME O 0 SIZE Agastache x 'Purple Haze' 1 gal Hyssop Coreopsis verticillata 'Moonbeam' 1 gal Moonbeam Coreopsis Polystichum munitum 1 gal Western Sword Fern GROUND COVERS BOTANICAL NAME CONT Arctostaphylos uva -ursi 4 "pot Kinnikinnick Cotoneaster dammeri 'Coral Beauty' 4 "pot Bearberry Cotoneaster Epimedium x warleyense 4 "pot Epimedium Fragaria chiloensis 4 "pot Beach Strawberry Muehlenbeckia axillaris 4 "pot Creeping Wire Vine 39 53 70 QTY 53 27 23 SPACING QTY 12" o.c. 1,163 12" o.c. 785 12" o.c. 394 12" o.c. 1,309 12" o.c. 1,339 SHORELINE 0 0 0 BOTANICAL NAME Acer macrophyllum Big Leaf Maple Betula papyrifera Paper Birch Cornus sericea Red Twig Dogwood Corylus cornuta Western Hazelnut Holodiscus discolor Ocean -spray Mahonia aquifolium Tall Oregon Grape Physocarpus capitatus Pacific Ninebark Pseudotsuga menziesii Douglas Fir Rosa nutkana Nootka Rose Rubus spectabilis Salmonberry Salix sitchensis Sitka Willow Symphoricarpos albus Snowberry Tsuga heterophylla Western Hemlock Viburnum edule Highbush Cranberry CAL QTY 5 gal 6 5 gal 16 5 gal 62 5 gal 55 5 gal 79 5 gal 30 5 gal 74 5 gal 13 5 gal 42 5 gal 61 Cuttings 26 5 gal 52 5 gal 11 5 gal 84 PLANTING PLAN 0 —20' SCALE: 1 11 =20 1 40' STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT MARK S. GARFF LICENSE NO. 888 EXPIRES ON 01/05/2015 JULY 2015 w Q 0 DRAWN BY: AW CHECKED BY: MG 206.708.1862 © PROJECT GROUNDWORK, LLC. ALL RIGHTS RESERVED DATE 06.18.15 Lo o 0 07.23.15 12.23.15 � o 06 i DESCRIPTION PRELIMINARY LANDSCAPE PLAN REVIEW SET DESIGN REVIEW SUBMITTAL PERMIT SUBMITTAL DESIGN REVIEW SUBMITTAL CITY- REQUESTED REVISIONS WN CO L) ( z HOTEL - TUKW NARY LANDSCAPE PLAN 2 J W i0_ 15639 -15671 W Valley Hwy, Tukwila, WA 98188 0 LS -03z 0 01 4. 0) U O O Lri 0 6) lU (D c O) •(0 O c • z w > _c co rx O w N d 0 c 0 Q 00 N N 0 O 6• 0 ) p N Q o- OF SW /4 OF SEC 24, Label CalcType PARKING LOT TOP TO P Illuminance PATHWAY 2 Tap I1lu inance PATHWAY Top Illuminance Units Avg Fc .04 0.73 2.04 6.0 2.0 5.4 0.9 0.1 0.0 3.38 7.30 N.A. 6.67 20.00 N.A. uminaire Schedule Symbol Qty Label Arrangement Total Lamp Lumens LLF Description -0 6 P1 SINGLE N.A. 0.750 CLI- NAWSPS2T2 7 P29 SINGLE N.A. 0.750 CLI- NAWSPS2T2 P28 SINGLE N.A. 0.750 CLI- NAWSPS2T2 a 20 WP SINGLE N.A. 1.000 SLIM18 6 EL SINGLE 3400 0.750 GRP1106001 .a La 1.. 1 MH -26' P29 .4 1.5 �1P H -14' 1.T Le PMH -14' MH -14' WP MH -14' 'WP MH -14' 314 7 3.2 2.4 4.1 3.1 WP MH -14' MH -14' MH -14' WP6+]P MH -14' WP WP MH -14' MH -14' WP 3.9 MH- 14 WP 2,s4 3.4 3.2 3.3 .2 4 4.2 X5.0 [ 4.5 3.7 3,7 3.7 2.6 3.1 i.7 1.9 1,6 3.4 3.6 4.7 4.1 -41. 2.0 1.7 11.9 3.5 3.3 PMH -14' MH -1 WP P29 MH -26' 3.8 3.2 3.3 1.7 11.8 2.4 3,2 3.7 3.99 3.5 2.9 3..1 2.9 3.1 11.7 1.9 3.8 3.6 3.6 3.9 3.7 3.0 2.3 1.7 2.1I2 3.2 3.8 2.4 2.0 2.0 2.§ 13.2 4.1 1 - 2.2 1.9 2,1 3.9 3.7 4.1 4.4 3.9 4.2 3.7 4. 3.2 3.7 2.9 4.0 4.9 -1 P29 3.8 4.9 3.7 6.0M9,74265.2 4,a 3.5 3.2 3.5 3.7 3.7 3.s 3.2 3,17 2.4 2, 4.1 a 4.1 4.1 2 3.6 3.9 3.2 �M -'6' 5 b.. 6 i i,a b.s 6 i i,1_ Li Le 1.. 1x 24 i.2 i.x 24 2.2 PROJECT NAME. SCALE. WOODSPR /NGS SUITES 50' LOCATION: DATE: TUKWILA, t A MARCH 21, 2016 t 1.4 0, sSTRIES SIT RHO TOMETRIC LAYOUT WOODSPRING SUITES - TUKWILA, WA h=og : CLINAWSPS2T2 02.25.14 ate_: Woodspring Suites - Tukwila, WA GRA- GRPXXX005 -H05 G RPXXX005 GENERAL SPECIFICATION • Available m Ericandes, Ant PL. Metal Lail., a. High Pressure Sradiono • Durable enemet finish LINE DRAWING 3 13 ITEM NO DIMENSIONS H =22 "/24 "/36 "/42" LAMP VOLTS BALLA. eaPxxxaas 55, 5rs,5w,an,7 /L 26 en4D nx 5PF y=arn_: WOODSPRING SUITES - TUKWILA, WA iotalog : CLINAWSPS2T2 TYPE: _- P29 \ Nn5 Dimensional Drawings �A� ■ B �1 Fixture A 6 C Max. Watts LbS IMMESIENEEMECIMEEN The LED lumi naire combines low profle styling and sleek The NAWS PS utilizes our latest high-performance LED light architectural Ines w th advanced LED technology. engine: to provide IES Types I II, III IV IV A V and V -W Maintenance frendly engineering provides for foodless entry for distribution patterns. The NAWS PS qualifies as an IES full LED and driver access. cutoff fixture, d is Dark Sky certified to restrict light trespass, The compact de cast aluminum h.q. features soft rounded glare and light pollution for neighborhood-friendly lighting conKurs with stylish accents for a contemporary, upscale An economical LED lumnare that can be utilized as a pole mount, appearance. Durable polyester powder coat finish is available in a wall mount, flood light or ceiling mount fixture, the NAWS -PS is wide array of architectural Colors. ideal for shopping centers parking lots, street lighting and general area lighting. Model G--- Kelvin Voltage " NAWS -i Type # of LEDs mA 40006 n (45) 120-277 = ar - (BOA6) UN Bolt -On Ann 6" - Bronze (BZ) P I & n .now -e 1 I I 52081 1 ) 1 R2n) 1 t l - ) (51) 3 50 24 (24LC) (31 Optics Bolt On Arm 10" BOA 0) W II M t IwM�'.' K ckie M° unt wc (KM) ., ",v B lac k OK ( ) White (WH) Green FG) GY) Silver Metallic (SL) Cnst0 CO (CC) S500K (555) Voltage Type R21t " 'bni iiMi tT3) T v T A Type (Ta`) ",. TypeV T (T5W) Vi.0 48 (454C) 30 (5) • 3 700 (7) (PCtia) ANON (PC2401 (PC2771 Cutoff ° Plate nr naee mA 350 a (3) 530 a (b) etxaaej D l c)cut , mm s Motor Se son INS) 010 V °,oi55 Driver 1014V BrgKP)mt mar 120-277 R (UNV) , 02.25.14 ate_: Woodspring Suites - Tukwila, WA GRA- GRPXXX005 -H05 G RPXXX005 GENERAL SPECIFICATION • Available m Ericandes, Ant PL. Metal Lail., a. High Pressure Sradiono • Durable enemet finish LINE DRAWING 3 13 ITEM NO DIMENSIONS H =22 "/24 "/36 "/42" LAMP VOLTS BALLA. eaPxxxaas 55, 5rs,5w,an,7 /L 26 en4D nx 5PF y=arn_: WOODSPRING SUITES - TUKWILA, WA iotalog : CLINAWSPS2T2 TYPE: _- P29 02.25.14 WOODSPRING SUITES - TUKWILA, WA at4c,9 : CLINAWSPS2T2 gip_: P28 eons Dimensional A Drawings ■ 1 T Fixture A B C Max. IN Lbs NAWS 17" 17" 8" 228 L 46 The LED I minaire combines Kw-profile styling and sleek The NAWS -PS 01 ' our latest high performance LED light archtectU I lines with advanced LED technology. engine; to provide ES Types 1 II III IV IV A V and MW M a ntenance- frentliy engineering provides for took less entry for distribution patterns. The NAWS PS qualifies as an ES full LED and diver access cutoff fixtu e' and is Dark Sky certified to restrict fight trespass glare and light pollution for ne ghborhoo0 friendly fighting The Comp cat die cast aluminum housing features soft rounded contours with stylish accents for a contemporary, upscale An economical LED lumnaire that can be utii2ed age pole mount. appearance. Durable polyester powder coat finish is available in a wall mount, flood light or ceiling mount fixture, the NAWS -PS is wide array of architect rat Colors. ideal for shopping centers parking lots, street lighting and general area lighting. Model Model Optics Suw Current Kelvin Voltage Mounting Finish Options • T Di i (T1) p ®g # of LEDs 24 (24 LC) mA 350 a (3) 530 a (b) re'4p 120-277 R (UNV) , Bolt -On Arm 5" (8066) Bronze ( ) Photocell are (PCR ) (A5'....0 (PCR340 (PCRnz) (nano) Phe ( ) ' Black BK ( ) White (:H) Forest Green (Fe) GfOy (Or) Silver Metallic SL) Cslom (CC) Black (BKi WhRe (W'H) Forest Green FG) Grey (Oat) Silver Metallic (SW custom Color BOIt On A i0" (BOAIO) walM mu roA�a r_'a(WM) KnUCke M unt rare. rve(KM) ■ f. 55006 (SSK) 480 (5) 347 (8) i T V Type IV-A (TM) (TN) J(CC) (5 V' C; 48 46LC) . 72 (z2LC) 98 (96LC) 700 (ZI ) IPC240 IPe277) L vCUSy em ou (cr.t Fors P oniRP5s1 Dim ryC rots Mot on Sensor IMSI o -10 V ; _rang Driver ,NN; 10. S'lydg. for 02.25.14 WOODSPRING SUITES - TUKWILA, WA at4c,9 : CLINAWSPS2T2 gip_: P28 02.25.14 e: REDCOMM OFFICE - UNION CITY, NJ ata . RAB- SLIM18N SLIM18 12,18 and 26 Watt SLIM walipacks are nitre efficient and deliver p = light 60. with a_o,pact p edesgntats super easy install as a...ght or upgN au Color Brume weight 4a tbs Technical Specifications Listings UL Listing: Suitable for wet locatbns- Suitable for monr ling w to 1,2m WO of the ground - ADA Compliant: SLIM'" is ADA Compliant Dark Sky Approved: The international Dark Sky Association has approved . s product as a full cutoff, thy shielded lumina5e IESNA LM -79 6 LM -80 Testing: RAB LED luminaires have been tested by an dependent laboratory in accordance with IESNA LM- oand LMAO. and have received the Department of ergy'Lighting Facts" lobe. DLC Listed: This product Is on the Design Lights Consortium ;DLC) Quaid. Products List ands eligible for rebates Tom DLC Member Utilities. DLC Product Code . P00o0171Q Construction IP Rating: Ingress Protection rating of FOG for dust and water. Cold Weather Starting: The minimum siting temperature is AM 6640. Ambient Temperature: Siwble for use in 40, (104"F) ambient temperatures Thermal Management: Superior neat sq.,. internal Air Flow fns. Project: Prepared By: Driver Info Ty. Constant Current 120V. 0 18 20911'. 0 K 240V o.OGA 277V 0 08A Input Watts'. 20W Efrc encv: g0Y Housing: Precision die east aluminum howing Mounting: Heavy-duty mounting bracket with binged Mu easy installation. Recommended Mounting Height: Doke 14 ft. Lens: Tempered glass lens Reflector: Specular thermoplastic. Gaskets: Hgh-tempera., silicone. Finish: Our environmenia1:4 friendly psyesir powder coatings are 1ornmlated for high-durability and long - lasting color, and contains no VOC or toxic heavy metals Green Technology: Mercury and UV tree and a5RS compliant LED Characteristics LED: FMK-chip. lop.. LED. Type: Date: LED Info Watts: 1876 Color Tempi 5100K (Cool) Color Accuracy: 67 Cry L70 Lfespan 10000 Lumens: 6.066 Efficacy: 105 LEVY Lifespan: 100.000-hour LED lifespon based r IES LM-0 results antl TM -21 calaaatlons. Color Consistency: step Maemern ElSpse hinnag io achieve constant fixture -to -fixture co.. Color Stability: LED color temperature 45454 period shaft no more Man 2005 in CCT over a 5 year perlod Color Uniformity: SASS range of CCT (Correlated Color Temperature) follows the guidelines for the American National Standard " Solid Lighting Ligh ng ISSN Products, ANSI C73377- Electrical Driver: Constant Cu.^ent. Class 2, 100.277V. 50/60 1-12 4611 surge protection, 500mA 100-240VAC 0 3-0.15 Amos, 277VAC o.i 6 Amps, Power Factor 99 % THD: 9.8% at 120V Other HID Replacement Range: The awe can be used toreplace100511MH eased on ...red hone. California Title 24: Sh10 8 complies with 2013 California 14:0 24 bolding and eamtrical cedes as a residential outdoor fixture. See SLIM-181PD fora model [bat complies as a la outdoor non-pole-mounted fiixture 3-8 Watts. CALL BEFORE YOU DIG 1- 800 - 424 -5555 0 2 m z ^ 0 r✓' LNLI LL DESIGN REVIEW SUBMITTAL LLI 0 (9 DD M 0 z J 23: ==) V J W (/) z WOODSPR DESIGN REVIEW CIVIL PLANS LUMINAIRE PLAN WASHINGTON STATE CITY OF TUKWILA CLIENT WEST 77 VP, LLC 299 SOUTH MAIN STREET SUITE 2400 PHONE: 425 - 974 -7078 FAX: 425 - 467 -1073 CP CONSULTANTS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285 -2390 1 FAX: (425) 285 -2389 www.cphconsultants.com PROJECT NO. 0128 -15 -002 DRAWING P5.00 Copyright © 2016 CPH Consultants, LLC. All Rights Reserved. SHEET 1 OF 1 O. usrae Dimensional A Drawings ■ B T Fixture A B C Max. IN Lbs NAWS 17" 17" 8" 228 L 46 The LED I minaire combines Kw -profile styling and sleek Th NAWS PS utilizes our latest high-performance LED light rchtec(ur I lines with advanced LED technology. engine; to provide IES Types 1 II III IV IVA V and VW M Maintenance-frondry engineering provides for took less entry for distribution p tt . The NAWS PS qualifies IES fu(I LED and driver cutoff fixture; and ' Dark-Sky certified to restrict fight trespass, glare and light pollut on far ne ghborhoo0 friendly fighting The Comp 5t, die gas aluminum housing features soft, rounded contours with stylish accents for a contemporary, upscale An economical LED luminaire that can be utilized age pole mount. appearance. Durable polyester powder coat finish is available in a wall mount, flood Tight or ceiling mount fixture, the NAWS -PS is wide array of architectural colors. ideal for shopping centers, parking fors, street lighting and general area lighting. Model Optics Suw Current Kelvin Voltage Mounting Finish Options Woo t (T1) r ®q # of LEDs 2245 ( ) mA 350 (3) (b) ar (4K'�n- 120-277 UN V) = Bolt -On Arm 6" (8066) Bronze (HZ) Photocell P(PC ) ( 1 (PCR245) (PCan7) 1555450) Ph ( t Buao P e Bolt -On Arm 10" (BOAIO) Wall M t mu " a 44 "m (Wm) Knuckle Mount ran ; " ,. mrv'(KM) re Black BK ( ) White (:H) Forest Green (Fe) GfOy (Or) Silver Metallic SL) Cslom (CC) 55006 (55K) 4� 347 (8) CT) = (is Ft rype'V Type IN` V (TN NI (Taw) (461_5) . 72 (72LC) 96 (96LC) 700 (7) IPC240) I502ttl L Cutoff em ou (cr.s1 asnlo, 2 : 1 Prsj Di ryC trots .., IMSI or 0 -10 V OroiatiNg Driver 150V S for 02.25.14 e: REDCOMM OFFICE - UNION CITY, NJ ata . RAB- SLIM18N SLIM18 12,18 and 26 Watt SLIM walipacks are nitre efficient and deliver p = light 60. with a_o,pact p edesgntats super easy install as a...ght or upgN au Color Brume weight 4a tbs Technical Specifications Listings UL Listing: Suitable for wet locatbns- Suitable for monr ling w to 1,2m WO of the ground - ADA Compliant: SLIM'" is ADA Compliant Dark Sky Approved: The international Dark Sky Association has approved . s product as a full cutoff, thy shielded lumina5e IESNA LM -79 6 LM -80 Testing: RAB LED luminaires have been tested by an dependent laboratory in accordance with IESNA LM- oand LMAO. and have received the Department of ergy'Lighting Facts" lobe. DLC Listed: This product Is on the Design Lights Consortium ;DLC) Quaid. Products List ands eligible for rebates Tom DLC Member Utilities. DLC Product Code . P00o0171Q Construction IP Rating: Ingress Protection rating of FOG for dust and water. Cold Weather Starting: The minimum siting temperature is AM 6640. Ambient Temperature: Siwble for use in 40, (104"F) ambient temperatures Thermal Management: Superior neat sq.,. internal Air Flow fns. Project: Prepared By: Driver Info Ty. Constant Current 120V. 0 18 20911'. 0 K 240V o.OGA 277V 0 08A Input Watts'. 20W Efrc encv: g0Y Housing: Precision die east aluminum howing Mounting: Heavy-duty mounting bracket with binged Mu easy installation. Recommended Mounting Height: Doke 14 ft. Lens: Tempered glass lens Reflector: Specular thermoplastic. Gaskets: Hgh-tempera., silicone. Finish: Our environmenia1:4 friendly psyesir powder coatings are 1ornmlated for high-durability and long - lasting color, and contains no VOC or toxic heavy metals Green Technology: Mercury and UV tree and a5RS compliant LED Characteristics LED: FMK-chip. lop.. LED. Type: Date: LED Info Watts: 1876 Color Tempi 5100K (Cool) Color Accuracy: 67 Cry L70 Lfespan 10000 Lumens: 6.066 Efficacy: 105 LEVY Lifespan: 100.000-hour LED lifespon based r IES LM-0 results antl TM -21 calaaatlons. Color Consistency: step Maemern ElSpse hinnag io achieve constant fixture -to -fixture co.. Color Stability: LED color temperature 45454 period shaft no more Man 2005 in CCT over a 5 year perlod Color Uniformity: SASS range of CCT (Correlated Color Temperature) follows the guidelines for the American National Standard " Solid Lighting Ligh ng ISSN Products, ANSI C73377- Electrical Driver: Constant Cu.^ent. Class 2, 100.277V. 50/60 1-12 4611 surge protection, 500mA 100-240VAC 0 3-0.15 Amos, 277VAC o.i 6 Amps, Power Factor 99 % THD: 9.8% at 120V Other HID Replacement Range: The awe can be used toreplace100511MH eased on ...red hone. California Title 24: Sh10 8 complies with 2013 California 14:0 24 bolding and eamtrical cedes as a residential outdoor fixture. See SLIM-181PD fora model [bat complies as a la outdoor non-pole-mounted fiixture 3-8 Watts. CALL BEFORE YOU DIG 1- 800 - 424 -5555 0 2 m z ^ 0 r✓' LNLI LL DESIGN REVIEW SUBMITTAL LLI 0 (9 DD M 0 z J 23: ==) V J W (/) z WOODSPR DESIGN REVIEW CIVIL PLANS LUMINAIRE PLAN WASHINGTON STATE CITY OF TUKWILA CLIENT WEST 77 VP, LLC 299 SOUTH MAIN STREET SUITE 2400 PHONE: 425 - 974 -7078 FAX: 425 - 467 -1073 CP CONSULTANTS Site Planning • Civil Engineering Land Use Consulting • Project Management 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285 -2390 1 FAX: (425) 285 -2389 www.cphconsultants.com PROJECT NO. 0128 -15 -002 DRAWING P5.00 Copyright © 2016 CPH Consultants, LLC. All Rights Reserved. SHEET 1 OF 1 01 0) p 5ites oo s S tes City Submitta1Pacage DESIGN REPRESENTATION ONLY - NOT FOR CONSTRUCTION - The building images shown are a representation of the current design intent only_ The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing= a r c h i e c r e n z m z n 03/21/2016 01 CO UMW Min NIREZM rfr__, --f1 1 r �y - 4,i` - - - 3 -_- �„_-- S. _' i .— — _.#_, rr- F -` Wocdspring I WA - r-- - -- - i -K -►.... ..Y �-.s O E • Pe rs pective - ek - '� :rY �T +r .'w:'. ,.yt:w ----e _ ,y1w Iwo _ , ,.. a"'r...o-. . - _ `. _ ,rte A. ~ >` €-�. - DESIGN E `ESENTATLON ONLY - NOT FOR CONSTRUCTION - The building images shown are a representation of the current design intent only_ The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing= 1 B R a r c h tecture 1 03/21/2016 0) 0 Wocdspring I WA n PerspectivE DESIGN Es `ESENTATLON ONLY - NOT FOR CONSTRUCTION - The building images shown are a representation of the current design intent only_ The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing= B R I K ' 3 a r c h i e c r e 03/21/2016 0) N Wocdspring luk� ^;il WA n PerspectivE DESIGN Es `ESENTATLON ONLY - NOT FOR CONSTRUCTION - The building images shown are a representation of the current design intent only_ The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing= B R I K a r c h i e c r e 03/21/2016 0) 4. Hardie Board Siding - Bark Metal - Dark Bronze 'NocdsprIng luk� ^;il WA - -� Woodtone Siding - Old C erry Sunscreen Structure Wrapped in Woodtone Siding Interstate Thin Brick - Ash Aluminum Frame - Dark Bronze i Park -It 2 -Bike Rack - Galvanized Steel DESIGN U- `_- SENTATLtFN ONLY - NOT FOR CONSTRUCTION - The building images shown are a representation of the current design intent only_ The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing= Stucco /EIFS - Winter Eve Broom -Finis oncrete B R I K a r c h i t e c t u r e 03/21/2016 0) 0) 149' - 11 1/4" TOP OF PARAPET 150' - 0 3/4" HIGHEST ROOF SURFACE ( 5.01 ( 144' - 7" AVG. ROOF HEIGHT 136' - 9" TRUSS BEARING 100' - 0" 128' - 7 7/8" FOURTH FLOOR 119' - 1 1/4" THIRD FLOOR 109' - 6 5/8" SECOND FLOOR 108' -0" B.O. CEILING ________. ,__________ ________•fir ❑ ❑ ❑ ❑ ❑ ❑ ❑❑ 1__ ________ _I IMMM EXISTING GRADE PLANE REAR ELEVATION 1/8" = t-0" 150' - 0 3/4" HIGHEST ROOF SURFACE ( 5.01 rer rfr 100' -7" AVG. FINISHED GRADE PLANE 100' - 4" 149' - 111/4" TOP OF PARAPET r r rer EXISTING GRADE PLANE 100' -0" FIRST FLOOR ( 5.01 144' - 7" AVG. ROOF HEIGHT �4�NeE,Y � ! :�•E�D�;TiAev u T F, 138' ROOF 136' -9" TRUSS BEARING 100' - 3 1/2" M MM MIMMIMM=M EM ME •M• EM ME NM EMM EM MMMMMM•MMEMM=MM M= EXISTING GRADE PLANE j oor's wila, p TYP 1) FRONT LEFT ELEVATION 1/8" = g 5ites ( Ievations TYP 1111r 1111r rfr 128' - 7 7/8" FOURTH FLOOR 119' - 1 1/4" THIRD FLOOR 109' - 6 5/8" SECOND FLOOR =2 ■VRE; ■=1 • 100' - 7" AVG. FINISHED GRAD E PLANE 100' 0" FLOOR 98' - 3" EXISTING GRADE PLANE KEYNOTE LEGEND 1.01 SIGNAGE BY OWNER; UNDER SEPARATE PERMIT 4.01 ADHERED MANUFACTURED THIN BRICK: REF INSTALLATION DETAIL 8 -A8.5 4.02 ADHERED MANUFACTURED THIN BRICK DRIPLEDGE 5.01 6" HALF ROUND ALUMINUM GUTTERS AND ROUND DOWNSPOUTS 6.01 CEMENT BOARD TRIM / EIFS TRIM: 5/4 "x4" 6.06 CEMENT BOARD PANEL 7.02 7" EXPOSURE CEMENT BOARD LAP SIDING: SEE COLOR SCHEDULE 7.03 1 1/2" EXTERIOR EIFS: SEE COLOR SCHEDULE 7.04 COMPOSITION SHINGLES 8.01 GLASS / ALUMINUM DOOR 8.03 SLIDING WINDOW, TYP.: SEE SPECS 15.01 THRU -WALL HVAC UNIT 15.02 MECHANICAL LOUVERS: REF MECH. DWGS. PAINT TO MATCH ADJACENT GENERAL NOTE: PROVIDE WEATHER BARRIER OVER ALL EXTERIOR SHEATHING PRIOR TO THE INSTALLATION OF ANY EXTERIOR FINISH MATERIAL. INSTALL PER MANUFACTURER'S SPECIFICATIONS AND PROVIDE ALL MANUFACTURER'S ACCESSORIES TO FULLY FLASH AND COUNTER -FLASH AT ALL WINDOWS, DOORS, AND EXTERIOR PENETRATIONS. PROVIDE A WEATHER TIGHT BARRIER AT ALL SURFACES. COORDINATE FLASHING WITH WINDOW, DOOR, VENT, ETC. MANUFACTURER'S FOR A WEATHER TIGHT SEAL AT ALL OPENINGS. DESIGN REPRESENTATION ONLY - NOT FOR CONSTRUCTION - The building images shown are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing= COLOR SCHEDULE: ) O COLOR: "DARK BRONZE" COLOR: STUCCO /EIFS DRYVIT 456 "OYSTER SHELL" COLOR: WOODTONE - RUSTIC SERIES "OLD CHERRY" COLOR: HARDIE BOARD SIDING "TIMBER BARK" MASONRY: INTERSTATE BRICK STYLE: RUNNING BOND COLOR: "ASH" a r c h i e c r e 6 03/21/2016 0) CO 144' - 7" AVG. ROOF HEIGHT 149' - 11 1/4" / TOP OF PARAPET 150' - 0 3/4" HIGHEST ROOF SURFACE (7.04 - oiL 127' - 2 3/8" FOURTH FLOOR 117' - 7 3/4" THIRD FLOOR 109' -6" SECOND FLOOR 100' -7" Al= T. EMMM•aMMMMMM.IMMMMMa = = •• M= 1 =========== == a a EZ II AVG. FINISHED GRADE PLAN 100' -0" TOP OF SLAB 100' - 4" - 6 AMMMMMMMMMMMMa - • --... A2.2 �� y��'° mm .. "'" WM r• .= • Mara ■ ■E:• . r EXISTING GRADE PLANE 99' -5" I LEFT SIDE ELEVATION 1/8" = 7.03 1 1 ■ 7.04 r refr r/7/7 150' -03/4" HIGHEST ROOF SURFACE I 7.04 - I\ ■ _ I. MM I=a IMM - M 1 =' • =M• aMMIaMMMMMMM= • la MM=all la MMMa•MM•aMMMMMMMN IMM •M 144' - 7" rik AVG. ROOF HEIGHT EXISTING GRADE PLANE oor's wila, p 4.02 7.02 %/777, 4.01 2 RIGHT ELEVATION g Sites ( � Ievations V//rf//77, 7.02 4.02 4.01 AVERAGE FINISHED GRADE PLANE: 100' -7" 100' - 7" AVG. FINISHED GRADE PLANE 97' - 4" 100' - 3 1/2" EXISTING GRADE PLANE 150' - 0 3/4" 144' -7" AVG. ROOF HEIGHT ■100' - 7" • AVG. FINISHED GRADE PLANE • 98' -3" 5.01 7.04 5.01 7.04 142' - 9 3/4" RIDGE LINE 5.01 7.04 148' - 5 3/4" RIDGE LINE 5.01 7.04 (5.01) (7.04 150' -03/4" HIGHEST ROOF SURFACE 7.03 ( 5.01 ) 7.04 �--( 6.01 ( 15.01 i • • • • • • • • • • • • • ■ • • • • • • • • • • • • • • • • • • • a • • • • • • • • • • • HIGHEST ROOF SURFACE Ahh 144' - 7" AVG. ROOF HEIGHT 100' - 7" EXISTING GRADE PLANE (- 5.01 (7.04) _I F1 Man. la 7.02 4.02 4.01 1 1 1 8.03 6.01 �`' MM. AM mom II `ik A2.2 I` mrnm MMl.M=Mal AM= '_ =__- 1 1 .e MMMM MMMM omm =NE omm =NE V/777, 4.01 "f7/77, rfr "f7/77, 15.01 4.02 7.02 iFRONT RIGHT ELEVATION 3 1/8" 5.01 (7.04) (5.01 ( 7.04 7.03 4.01 ( 5.01 ( 7.04 V/r V /77,7 4.02 7.02 4.01 147' - 6 1/2" RIDGE LINE /7777f 4.01 (5.01) (7.04) -- ■ 4.01 4.02 7.02 7.02 ( 5.01 AVG. FINISHED GRADE PLANE 9T - 4" EXISTING GRADE P LANE EXISTING GRADE PLANE 'py 7.02 TYP - - -- - - - - - -- -- - - - - -. ■ 7777,77/77//7 frif7777 7r777 7%/77//7 TYP REAR LEFT ELEVATION 1 1/8" = 1' -0" 1' I - - - -- - -- A2.2 ----- ---, ---------- ----, -m. MMIIIM I MINIM AVERAGE FINISHED GRADE PLANE: 100' -7" V/77, V//7" V//7,7 DESIGN REPRESENTATION ONLY - NOT FOR CONSTRUCTION - The building images shovvn are a representation of the current design intent only. The building images may not reflect variations in color, tone, hue, tint, shading, ambient light intensity, materials, texture, contrast, font style, construction variations required by building codes or inspectors, material availability or final design detailing= EXISTIN PLANE a r c h i e c r e 4 EXISTIN 03/21/2016 0 D 37 U 0) U ro LL 0) 4-J U 0) 4-J < 4 0 -J 0) co LL 4-J 0) ►M _r_ U 0) 4-J ro . c cqft-t 0 -1 4-J co co c 4-J .— co u U-) m .......... 00 r014 , (Y) 0 a) L- 4-J u a) riiiiiiiiiiiiiiiii r,111111111111111�11111 4-J u 0 VC, 0 V) 75 0 0 Q) -05 .......... 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CU ° o 00 z� cn w w LU Z m UCl) LU W (� LU uJ WF-- m Q � Cl) LLJ V O T� 1 Z O 1 U w U) 0 W CD J ZCV W\ rmmm a 0 a) L- IIIIIIIIIIIIIIIII Illllllllllllllllllu� IIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIII� u s p 0 i.......... s .V) w•.> s o ._ ,• p U. v 5 p 's .° ') W. a•.> p "5 4- p ' 4 uj p V LLJ r °Z p r 1 r / / 0 uuuuuuuuuuluuu 0 uuuuuuuuu uuuuum III, CL mC 00 0 0 §>> iw W ui 75 76 1� .1-19 0 rmmm ........... rmmm 0 a) L- 4-J u a) 4-J u VC, 75 .......... 0.)-Q rg 0 2 -05 o E Cr, a) o ICJ S z 4- a) -05 0 0) a) Z 0 75 o c 0 4- V) 0 c 0 Z a) LLJ V) 'V-) 4- uj c V) Cr, 0 n �T- uj ro �ro Cr, E Z LLJ a ED E I I cn C 0 Em III, 1110:00 iw ui0 0 77 ff.,] �D 0 r14 r*14 . .......... ........... rmmm 0 a) L- 4-J u a) 4-J u 0 75 0 0 Q) -05 .......... C: 4- 0 C: kA -05 Z a) 0 Cr, 0 U. -05 -05 0 0 z -05 0 0) a) Z 0 75 o c 0 +"Z -�Z- 4- V) 0 0 4= 0 0 Z a) UJ V) c V) 4- uj c V) Cr, W Cr, z LLJ a cn C OHM III, 1110:00 iw ui0 0 79 :1 ATTACHMENT D1 a I h e�,o 11 111, October 9, 2015 Ms. Jaimie Reavis Assistant Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 In future correspondence please refer to: Log: 100915 -02 -KI Property: City of Tukwila Woodspring Suites, L15 -0043, L15 -0049 Re: Archaeology - Survey Requested Dear Ms. Reavis: Allyson Brooks Ph.D., Director State Historic Preservation Officer Thank you for contacting the Washington State Department of Archaeology and Historic Preservation (DAHP). We have reviewed the materials forwarded to our office for the proposed project referenced above. The area has a high potential for containing precontact archaeological resources. The project area is within 500 -1000 feet of a three previously recorded archaeological sites and adjacent to the Green River. It is depicted as having the highest probability for containing precontact archaeological resources on the Statewide Archaeological Predictive Model. Please be aware that archaeological sites are protected from knowing disturbance on both public and private lands in Washington States. Both RCW 27.44 and RCW 27.53.060 require that a person obtain a permit from our Department before excavating, removing, or altering Native American human remains or archaeological resources in Washington. Failure to obtain a permit is punishable by civil fines and other penalties under RCW 27.53.095, and by criminal prosecution under RCW 27.53.090. Chapter 27.53.095 RCW allows the Department of Archaeology and Historic Preservation to issue civil penalties for the violation of this statute in an amount up to five thousand dollars, in addition to site restoration costs and investigative costs. Also, these remedies do not prevent concerned tribes from undertaking civil action in state or federal court, or law enforcement agencies from undertaking criminal investigation or prosecution. Chapter 27.44.050 RCW allows the affected Indian Tribe to undertake civil action apart from any criminal prosecution if burials are disturbed. Identification of archaeological resources during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. We request a professional archaeological survey of the project area be conducted prior to ground disturbing activities. The completed report should be submitted to DAHP and the interested Tribes prior to development. We also recommend consultation with DAHP's built environment unit regarding the historic barn as well as consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. If any federal funds or permits are involved Section 106 of the National Historic Preservation Act, as amended, and its implementing regulations, 36CFR800, must be followed. This is a separate process STATh, State of Washington • Department of Archaeology & Historic Preservation 4 P.O. Box 48343 • Olympia, Washington 98504 -8343 • (360) 586 -3065 4 z www.dahp.wa.gov �s y�z &zIV,�° 81 from SEPA and requires formal government -to- government consultation with the affected Tribes and this agency. We would appreciate receiving any correspondence or comments from concerned tribes or other parties concerning cultural resource issues that you receive. Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. Should you have any questions, please feel free to contact me at (360) 586 -3088 or Gretchen.Kaehler @ dahp.wa.gov. Sincerely, ti Gretchen Kaehler Assistant State Archaeologist, Local Governments (360) 586 -3088 gretchen.kaehler(a)dahp.wa. gov cc. Laura Murphy, Archaeologist, Muckleshoot Tribe Dennis Lewarch, THPO, Suquamish Tribe Richard Young, Cultural Resources Director, Tulalip Tribes Cecile Hansen, Chair, Duwamish Tribe Steven Mullen Moses, Cultural Resources, Snoqualmie Tribe AA r CONSULTANTS January 8, 2016 Ms. Gretchen Kaehler Assistant State Archaeologist, Local Governments c/o Ms. Jaimie Reavis Senior Planner City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 Site Planning Civil Engineering Land Use Consulting Projed Management RE: Woodspring Suites Tukwila —CPH Project No. 0128 -15 -002 DAHP Log No. 100915- 02 -KI; City of Tukwila File Nos. L15 -0042, L15 -0043, and L15 -0049 Responses to Review Comments Ms. Kaelher, This letter and the enclosed cultural resource assessment are provided in response to the comments received from Washington State Department of Archaeology and Historic Preservation's (DAHP) regarding the Woodspring Suites Tukwila project. Those comments were contained in your October 9, 2015 letter to the City of Tukwila as related to the Design Review (DR) and Shoreline Substantial Development Permit (SSDP) applications that are currently under consideration by the City. Cultural Resource Consultants, Inc. performed an investigation and prepared the enclosed assessment (December 10, 2015) in accordance with applicable City and industry standards. That assessment "...did not identify cultural resources that could be affected by this project." It also recommended archaeological monitoring of construction excavation and implementation of an inadvertent discovery plan. These recommendations have been accepted by the applicant and are expected to be conditions of approval for the planned hotel project. Please, feel free to contact me directly at (425) 285 -2391 or by e-mail at matt(a)cphconsultants.com if you have additional questions or would like to discuss the project further. I appreciate your time and efforts. Thank you. Sincerely, CPH[ Consultants Enclosure: Cultural Resource Assessment (Cultural Resource Consultant, Inc.; December 10, 2015) Cc: Mr. Broc Henderson (West 77 Partners) copy to file 11431 Willows Road NE, Suite 120 • Redmond, WA 98052 • Phone: (425) 2852390 • Fax: (425) 285 -2389 www.cph(onsultants.com 83 TECHNICAL MEMO 1511A -1 DATE: December 10, 2015 TO: Broc Hendershott West 77 Partners FROM: Glenn Hartmann, Principal Investigator RE: Cultural Resources Assessment for the West 77 Woodspring Suites Hotel, Tukwila, King County, WA The attached short report form constitutes our final report for the above referenced project. Assessment did not identify cultural resources that could be affected by this project. Archaeological monitoring of construction excavation is recommended. An inadvertent discovery plan is attached. Please contact this office should you have any questions about our findings and /or recommendations. 197 PARFITT WAY SW, SUITE 100 PO Box 10668, BAINBRIDGE ISLAND, WA 98110 PHONE 206 855 -9020 - info@crcwa.com RE Author: James Schumacher Title of Report: Cultural Resources Assessment for the West 77 Woodsprin.. Suites Hotel, Tukwila, Kina County, WA Date of Report: December 10, 2015 County: King Section: 25 Township: 23 N Range: 4 E Quads: Renton, WA Acres: 2.4 PDF of report submitted (REQUIRED) ® Yes Historic Property Inventory Forms to be Approved Online? ❑ Yes ® No Archaeological Site(s)/Isolate(s) Found or Amended? ❑ Yes ® No TCP(s) found? ❑ Yes ® No Replace a draft? ❑ Yes ® No Satisfy a DAHP Archaeological Excavation Permit requirement? ❑ Yes # ® No Were Human Remains Found? I I Yes DAHP Case # M No DAHP Archaeological Site #: • Subinnliisslbri of" RD Fs iiis lire a iii lire ' . • IIRIbase II be sure that any RIDF sdbr iiitted "to IIDAFTP Ilhhas iiits cover, sheet l'iii uiir s lira III Ilhr iii cs a III II I lira' iii c s attachrineats, cc iirresll and en c e eta, cannpiii Ibd i iirr �tc c lira si rigIb RII Il w • IIRIbase dheck that the IIRIDF dspIbys correcdy When opened Management Summary This report describes a cultural resources assessment for the proposed West 77 Woodspring Suites Hotel in Tukwila, King County, Washington. This assessment was developed to identify any previously recorded archaeological or historic sites at the project location and evaluate the potential for the project to affect cultural resources. The James Nelsen House, built in 1905 and located on one of the project parcels, will not be affected by the proposed project. The Nelsen House was included in the Washington State historic inventory in 2006, is listed on the State historic registry, and was recommended eligible for the National Register of Historic Places. A barn /stable that was moved to the property in the 1960s, and which has been recommended as not contributing to the significance of the Nelsen House, was also inventoried in 2006. Archaeological field investigations did not result in identification of archaeological deposits, pre - contact or historic artifacts, or ancient anthropogenic buried surfaces. Shovel probes were hand - dug and augered at 10 to 15 -meter intervals across the area proposed for construction. Holocene river - deposited sediments at this location were deeper than could be penetrated with hand tools. Given the depth of alluvial sediment deposits on the property, and proposed depth of construction excavation for hotel infrastructure, it is recommended that a professional archaeologist monitor construction excavation to identify any deeply buried cultural deposits that could potentially be present. Monitoring would cease once deep (below about 5 feet) excavations were completed, or when reasonable potential for the presence of archaeological deposit had been eliminated. 1. Administrative Data Report Title: Cultural Resources Assessment for the West 77 Woodspring Suites Hotel Project, Tukwila, King County, Washington. Author: James Schumacher Report Date: December 10, 2015 Location: The project is located on two King County tax parcels, 0005800002 and 0005800004. The project is located in Section 25, Township 23 North, Range 04 East, Willamette Meridian (Figure 1). The address is 15813 West Valley Highway, Tukwila. USGS 7.5' Topographic Map (s): Renton, WA Total Area Involved: The two parcels total approximately 2.4 acres. The area proposed for hotel development totals approximately 1.9 acres. Objective Research Design): This assessment was developed as a component of preconstruction environmental review with the goal of ensuring that no cultural resources are disturbed during construction of the proposed project by determining the potential for any as -yet unrecorded archaeological or historic sites within the project area. CRC's work was intended, in part, to assist in addressing agency responsibilities regarding state laws and regulations CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 1 :• protecting cultural resources (e.g., RCW 27.44, RCW 27.53). The Washington State Archaeological Sites and Resources Act (RCW 27.53) prohibits knowingly disturbing archaeological sites without a permit from the Washington Department of Archaeology and Historic Preservation (DAHP), and the Indian Graves and Records Act (RCW 27.44) prohibits knowingly disturbing Native American or historic graves. Assessment methods consisted of review of available project information, local environmental, cultural, and historical information, and records on file at DAHP, as well as field investigations. CRC also contacted cultural resources specialists with the Duwamish Tribe, the Muckleshoot Tribe, the Snoqualmie Nation, the Suquamish Tribe, and the King County Historic Preservation Program to inquire about project - related cultural information or concerns (Attachment A). If new information is provided, it would be incorporated into a revision of this document. This assessment utilized a research design that considered previous studies, the magnitude and nature of the project, the nature and extent of potential effects on historic properties, and the likely nature and location of historic properties within the project area, as well as other applicable laws, standards, and guidelines (per 36CFR800.4 (b)(1)). Recorded Cultural Resources Present: Yes [x] No [ ] No archaeological sites have been previously recorded in the project location. A house sited on parcel no. 0005800004 is recorded with DAHP as a historic resource (Garfield 1990; Goetz and Raben 2006). The Nelsen House was built in 1905 on a dairy farm owned by James Nelsen. The James Nelsen House is listed on the Washington Heritage Register and has been recommended eligible for the National Register of Historic Places (NRHP) under Criteria B and C because of its association with James Nelsen and his daughter Helen Nelsen. James Nelsen founded the King County Dairyman's Association and the Independent Water Company, was one of the original organizers of the First National Bank of Renton, and was a County Road Supervisor for South King County. Two structures associated with the house, a 1950s -era garage and a 1920s- era stable, lack distinguishing features and do not contribute to the historical significance of the house. The stable was built in the 1920s on the original Longacres racetrack property, about 0.3- mile east of the house. It was moved to the Nelsen parcel in the late 1960s and is thus not a contributing element to NRHP significance (Goetz and Raben 2006). A NRHP nomination form (Garfield 1990) and the 2006 DAHP Historic Property Inventory (UPI) form (Goetz and Raben 2006) are on file at DAHP and are appended to this report. The house will not be affected by the current proposed project. Project Background: West77 Partners, on behalf of Nelsen Family Trust, is requesting this assessment prior to development of Woodspring Suites, a hotel (Figure 2). The Nelsen House will not be affected by this project. The stable that was moved to the property in the late 1960s, and which straddles current tax parcels 0005800002 and 0005800004, will be removed. The easternmost part of the proj ect area consists of the Nelsen House and grounds; most of the rest is currently disused pasture and formerly tilled agricultural field. The Nelsen House and the field are surrounded by the modern built environment of West Valley Highway, hotels, restaurants, and parking lots (Figure 3). For purposes of this assessment, the area of potential effects (APE) for this project is understood to be the parcels described above and depicted on attached maps. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 2 2. Background Research Background research was conducted in November and December 2015 Archival Sources Checked: DAHP WISAARD [x] The project APE includes a structure inventoried with DAHP. Web Soil Survey [x] Soil is mapped as Urban Land (USDA NRCS 2015). Library [x] Various historical, archaeological, and ethnographic references. General Land Office Map [x] 1862 Context Overview: Environmental and cultural context information for this project is derived from relevant published reports, articles, and books; historical maps and documents; geological and soils surveys; ethnographic accounts; and local archaeological survey reports. Environmental Context: An understanding of environmental and geological processes is important to assess archaeological expectations and model the potential for unidentified cultural resources in any location. The project is geographically situated within the Willamette -Puget Lowland physiographic province of the Tsuga heterophylla vegetation zone (Franklin and Dyrness 1973). The project is located within the relatively flat watershed named the Green River Basin, in the Green River Valley. Topography and surface geology of the project area were shaped by multiple glaciations that occurred during the end of the Pleistocene (Kruckeberg 1991). The most recent glacial event in the Puget Sound, called the Vashon Stade, is largely responsible for the region's contemporary landscape; glacial advance and retreat scoured and compacted underlying geology while meltwaters carved drainage channels into glacial outwash deposits. By about 13,600 years ago, the last of the Pleistocene glaciers had retreated as far north as Seattle (Thorson 1980), exposing the predominately north- trending ridges and relatively level uplands characteristic of the Puget Sound region. About 5,600 years ago, local river channels were shaped by the Osceola Mudflow. Soils of the Osceola Mudflow are heterogeneous and comprised of poorly sorted, hard mixtures of clay, silt, sand and gravel soils (Dragovich et al. 1994). At least six smaller mudflows have occurred since, including the Electron Mudflow, which deposited sediments about 500 years ago (McKee 1972:206 -207). Meandering rivers deposited alluvial silt across the valley floor. According to the Washington Interactive Geologic Map (WADNR 2015), the surface geologic unit mapped in the APE is Qa (Quaternary alluvium). Quaternary alluvium is composed of sorted combinations of silt, sand, and gravel deposited in streambeds and alluvial fans. The soil unit mapped in the APE is "Ur ", Urban Land; no native soil is described. Soils within 0.25 -mile are composed of silt and sand derived from post - glacial alluvium (USDA NRCS 2015). These soils indicate that the project vicinity has been subjected to significant past fluvial erosional and depositional events. Past soil mapping (Poulson 1952) classified alluvial soil on the floodplain as Sultan silt loam (SN), typically with brown silt loam to 25 centimeters (cm), underlain by brown - gray silt clay loam to 60 cm.; light brown -gray silt and clay is present below 60 cm. The Green River adjacent to the project area was formerly known as the White River. Before CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 3 RN 1906, the White River flowed west and bifurcated at modern -day Auburn into the Green River flowing northward and the Stuck River flowing south to the Puyallup River. Following a massive 1906 flood, most of the White River changed course and was directed into the Puyallup River. Subsequently, the lower reach of the historic White River was designated part of the Green River. This reach extends downstream of the historic confluence of the White and Green Rivers to its historic confluence with the Black River at Tukwila, about a mile north/downstream of the project. The Black River formerly drained Lake Washington. In 1916, completion of the Lake Washington Ship Canal dropped that lake's level about nine feet and the Black River dried up. The Green River downstream of the Black River is designated as the Duwamish River (Palmer et al. 1994). Over the last century, the Green River Valley has undergone flood episodes that prompted construction of the Howard Hanson Dam in 1963, as well as embankments along the Green River (Stein 2001). The Green River channel is about 100 feet west of the project area's western boundary. The project area is situated on a terrace between 15 -20 feet above this river. Terrain surrounding the project location is relatively level land that has been significantly developed to support commercial uses. Most of the project area itself has been used only for agriculture over the last century. Air photos show the APE tilled and furrowed as recently as 2012 (Google Inc. 2015). Archaeological Context: Approximately 11,500 years of human occupation in the Puget Sound region have been summarized in many archaeological, ethnographic, and historic investigations conducted over the past several decades. Sites dated between roughly 5,000 -2,500 years ago show evidence of increased human use of open prairie land, the saltwater littoral, and riverine environments and floodplains. Seasonal camps in both upland and lowland environments indicate specialized resource utilization that complimented long -term lowland villages (e.g., Larson and Lewarch 1995). By the mind -19th century and the period of intensive Euroamerican contact, the archaeological record shows evidence of changes in social and cultural traditions. Several previous cultural resource studies and overviews provide general background information applicable to the project area (e.g., Nelson 1990). Archaeological evidence dated to between 3000 -200 B.P. illustrates the beginning of the elaboration of seasonal logistical mobility and patterns of seasonal residence that characterized the ethnographic pattern in the Puget Sound region. Sites dating to this period represent seasonal specialized spring and summer fishing and root gathering campsites, and village locations. Beginning approximately two hundred years ago, relatively rapid social changes occurred under the pressures of acculturation (Marino 1990; Suttles and Lane 1990). Ethnographic Context: This region is within the traditional territory of the Duwamish Tribe of Southern Lushootseed speaking people; historically, ancestors of members of the Snoqualmie Nation, Muckleshoot Tribe, Suquamish Tribe, and other tribal groups may have utilized this general area (Ruby and Brown 1992; Suttles and Lane 1990; Waterman 2001). Local Indian people shared many broadly defined traditions with their inland Puget Sound neighbors, including littoral, lacustrine, or riverine settlement patterns, subsistence emphasis on salmon and other fish, land game, and a wide variety of abundant vegetable foods, and household and village communities linked by family and exchange relations ( Suttles and Lane 1990). Near the project CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 4 I area, pre- contact camps were located on river shorelines to exploit salmon runs at the Allentown Site (45KI431) (Larsen 1996) and Renton High School Site (45KI501) (Kramer et al. 2001). A fish weir reported at site 45KI6 northwest of, and across the Green River from the project APE probably represents an established long -term domestic site (Holmes and Possehl 1963). Northeast of the project area at the Sbabadid site (45KI51) on the Black River, Indian people occupied a longhouse and smaller dwellings into the 19th century (Chatters 1981). From the early twentieth century, ethnographers (e.g., Waterman 2001) recorded many traditional place names in the general area, as told to them by Native American informants. One name is recorded nearby the project (Waterman's map is not exacting): blsxu'gld, which is translated as "'where there are cranes,' for a swamp west of the Duwamish" (Waterman 2001:133 -134). This place is located across the river from the project APE, in the approximate location of Southcenter Mall. No named places are recorded for the project APE. Sources reviewed did not identify recorded traditional cultural properties (TCPs) in the project area. Historic Context: Euro- American settlement began in the Tukwila area around 1850. By the mid- 1850s, increased Euro- American settlement had drastically impacted Indian people and their traditions through disease, violence, and the disruption of settlements and subsistence economies. In 1855, the Duwamish and other Puget Sound tribes signed the Point Elliot Treaty, which forced local Indian people onto reservations. European- American settlers came to the Green River Valley and Duwamish Valley beginning in 1851. The settlement at Tukwila was originally called Garden Grove. By 1905, the population established a post office, and residents renamed the town "Tukwila," meaning "land of hazelnuts ". Over successive decades, lumber, agriculture, and coal mining grew as local industries. Tukwila was incorporated in 1908 (Reinartz 1991). The James Nelson House was built in 1905. Garfield (1990) and Goetz and Raben (2006) provide additional detail on the NRHP nomination form and UPI form, respectively. James Nelsen emigrated with his two brothers from Denmark to Illinois in 1881, after which he moved to Washington in 1883. He worked at the Black River Junction farm for a few years before purchasing 25 acres of wooded bottomland and became the first settler to farm along the White River. He married Mary Dobler in 1885 and purchased 210 additional acres to harvest hops and potatoes. In 1902, he acquired 280 acres of land in the vicinity of modern Interurban Avenue in Tukwila on the McNatt Donation Land Claim where he began a dairy farm and shipped milk by boat to Seattle. He later founded the King County Dairyman's Association and the Independent Water Company, which served Tukwila for fifty years. James Nelsen was also one of the original organizers and a director of the First National Bank of Renton as well as the County Road Supervisor for the South King County district for 15 years. Although the original house was constructed at the modern address 16010 West Valley Highway in 1905 by a local Danish carpenter by the name of Mr. Olsen, it was moved across the street in 1969 and remodeled in 1990. Mr. Nelsen lived in Renton Junction for 66 years (Goetz and Raben 2006). Historical Maps: The 1862 General Land Office (GLO) cadastral survey plats for the project area illustrates no cultural features (USSG 1862). Air photos since 1990 show much of the parcels in cultivation until several years ago. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 5 .o Recorded Cultural Resources: Numerous previous cultural resource assessments have been conducted since 1995 within a mile of the project location, and four archaeological sites within 0.5 -mile are recorded with DAHP. Site 45KI6, a pre- contact shell midden and seasonal shellfish collection site, is located northwest of the APE on the west bank of the Green River. This site was recorded in 1963 and was described at that time as "totally destroyed." Identified within the site area were artifacts of stone, bone, and wood; shell midden and fire- cracked rock; and, "wooden posts which formed a V- shaped fish trap" in the Green River channel (Holmes and Possehl 1963). Site 45KI267 was recorded in 1985 about 0.5 -mile north of the APE as a possible pre- contact lithic scatter. Site 45KI768 was recorded as segments of a historic railroad grade. Site 45KI1132 was recorded in 2013 as a small scatter of historic metal and brick debris. None of these sites would be affected by the current proposed project. Literature review did not identify traditional cultural properties (TCPs) in or near the project. The stable /barn have been inventoried with DAHP (see attached forms) and are not contributing elements for the recommended NRHP significance of the James Nelsen House. Archaeological Expectations: The DAHP statewide computer -based predictive model uses environmental data about the locations of known archaeological sites to identify where previously unknown archaeological sites are more likely to be found. Model probabilities are calculated using data derived from archaeological surveys conducted prior to model development, and a consideration of the relationship between these recorded sites and various environmental factors. The model correlates locations of known archaeological to environmental data "to determine the probability that, under a particular set of environmental conditions, another location would be expected to contain an archaeological site (Kauhi and Markert 2009:2- 3). Environmental data categories included in the computer -based model are elevation, slope, aspect, distance to water, basal geology, and landforms. This assessment considers the implications of the predictive model coupled with understanding of geomorphological context, local settlement patterns, and post - depositional processes to characterize the potential for archaeological deposits to be encountered. The DAHP model classifies the project area as "high risk" for the presence of cultural resources, probably based on factors such as level terrain, proximity to fresh water, and the proximity of the recorded pre- contact site. The author reviewed logs of four soil profiles recorded across the project area as part of geotechnical mapping efforts for the proposed development (Earth Solutions NW 2015). No indication of anthropogenic sediments was identified in the samples. Two borings extended to a depth of about 50 feet; two extended to about 21 feet. The water table was encountered at about 20 feet. Boring number B -2, located in the north - central part of the pasture, was noted has having "scattered organics (Wood Pieces)" at a depth of about 25 feet. The wood pieces were not described further. These could be natural woody debris, but could potentially represent an early Holocene archaeological deposit buried at that depth. 3. Fieldwork Field investigations were conducted by the author and a second CRC archaeologist, Emily Peterson; notes and photographs are on file at CRC. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 6 1 Total Area Examined: The entire project area. Areas not examined: None. Dates of Survey December 3 -4, 2015 Weather and Surface Visibility: Weather conditions were cool and overcast. Surface visibility of mineral soils was obscured by vegetation. 4. Results CRC archaeologists surveyed the project area in clear and dry weather (Figures 4 and 5). The APE was examined by walking meandering transects. Mineral soil visibility was very poor due to vegetation. Twenty -eight shovel probes were dug at 10 -15 meter intervals across the project area and sediments screened through 0.25 -inch mesh (Figure 6). Probes were generally dug to about one meter depth, then a 4 -inch diameter bucket auger was used to dig deeper. Soils were native sediments as mapped for the area, and consistent with expectations of subsurface conditions (Table 1). Two CRC shovel probes (nos. 4 and 8) were positive for modern cultural artifacts found within the uppermost "plow zone" sediments; these included a fragment of modern bottle glass and a broken concrete paving stone. These were not collected. No pre- modern artifacts or indication of buried surfaces or pre- modern anthropogenic sediments was found. Each probe's Universal Transverse Mercator (UTM) location was mapped with a handheld GPS receiver calibrated to WGS 84 datum. Table 1. Summary shovel probe information. Depths below surface in centimeters (cm). SP UTM datum Probe Description and Comment No. WGS 84 1 Z -10T 0 -120 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556736 120 -135: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 135 cm. N- 5256685 No cultural material. 2 Z -10T 0 -145 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556742 Probe dug to 100 cm. Auger to 145 cm. No cultural material. N- 5256692 3 Z -10T 0 -120 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556747 120 -148: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 148 cm. N- 5256711 No cultural material. 4 Z -10T 0 -185 cm: sod, silty loam & fine sand, dark yellowish brown. Green bottle E- 556757 glass fragment at 50 cm (plow zone). 185 -192: sandy silt, grayish brown. N- 5256723 Probe dug to 90 cm. Auger to 192 cm. 5 Z -10T 0 -120 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556767 120 -135: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 130 cm. N- 5256710 No cultural material. 6 Z -10T 0 -155 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556770 Probe dug to 90 cm. Auger to 155 cm. No cultural material. N- 5256725 7 Z -10T 0 -30 cm: sod, sandy loam & silt, dark yellowish brown. E- 556783 30 -130 cm: silty sand, dark yellowish brown. Probe dug to 100 cm. Auger to N- 5256708 130 cm. No cultural material. 8 Z -10T 0 -120 cm: sod, silty loam & fine sand, dark yellowish brown. Concrete paver E- 556780 fragment at 20 cm (plow zone). 120 -130: sandy silt, grayish brown. Probe dug N- 5256723 to 100 cm. Auger to 130 cm. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 7 92 SP UTM datum Probe Description and Comment No. W GS 84 9 Z -lOT 0 -30 cm: sod, loam & sandy silt, dark yellowish brown. E- 556794 30 -135 cm: silty sand, dark yellowish brown. Probe dug to 100 cm. Auger to N- 5256715 135 cm. No cultural material. 10 Z -lOT 0 -135 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556792 Probe dug to 100 cm. Auger to 135 cm. No cultural material. N- 5256726 11 Z -lOT 0 -30 cm: sod, loam & sandy silt, dark yellowish brown. E- 556808 30 -130 cm: silty sand, dark yellowish brown. Probe dug to 100 cm. Auger to N- 5256711 130 cm. No cultural material. 12 Z -lOT 0 -90 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556813 90 -125: sandy silt, grayish brown. Probe dug to 95 cm. Auger to 125 cm. No N- 5256726 cultural material. 13 Z -lOT 0 -30 cm: sod, loam & sandy silt, dark yellowish brown. E- 556822 30 -125 cm: silty sand, dark yellowish brown. Probe dug to 100 cm. Auger to N- 5256715 125 cm. No cultural material. 14 Z -lOT 0 -25 cm: sod, loam & sandy silt, dark yellowish brown. E- 556823 30 -135 cm: silty sand, dark yellowish brown. Probe dug to 100 cm. Auger to N- 5256727 135 cm. No cultural material. 15 Z -lOT 0 -30 cm: sod, loam & sandy silt, dark yellowish brown. E- 556834 30 -125 cm: silty sand, dark yellowish brown. Probe dug to 90 cm. Auger to N- 5256712 130 cm. No cultural material. 16 Z -lOT 0 -28 cm: sod, loam & sandy silt, dark yellowish brown. E- 556834 28 -120 cm: silty sand, dark yellowish brown. N- 5256731 Probe dug to 70 cm. Auger to 120 cm. No cultural material. 17 Z -lOT 0 -80 cm: sod, loam & sandy silt, dark yellowish brown. E- 556839 80 -120 cm: silty sand, dark yellowish brown. N- 5256702 Probe dug to 80 cm. Auger to 120 cm. No cultural material. 18 Z -lOT 0 -80 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556820 Cobbles at 30 cm (plow zone). Probe dug to 80 cm. N- 5256699 No cultural material. 19 Z -lOT 0 -80 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556803 80 -160: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 160 cm. No N- 5256698 cultural material. 20 Z -lOT 0 -110 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556790 110 -130: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 130 cm. N- 5256699 No cultural material. 21 Z -lOT 0 -145 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556777 145 -150: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 150 cm. N- 5256698 No cultural material. 22 Z -lOT 0 -85 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556758 85 -150: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 150 cm. No N- 5256698 cultural material. 23 Z -lOT 0 -140 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556768 140 -145: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 145 cm. N- 5256687 No cultural material. 24 Z -lOT 0 -90 cm: sod, silty loam &fine sand, dark yellowish brown. E- 556753 90 -150: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 150 cm. No N- 5256682 cultural material. 25 Z -lOT 0 -92 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556741 92 -145: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 145 cm. No N- 5256674 cultural material. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 8 bW Cultural Resources Identified: No pre- contact or potentially significant historic sites were identified in the project area. The Nelsen House caretaker volunteered that a small pile of post - 1970s "barn trash" (e.g., wood, metal, and glass debris) was shallowly (i.e., beneath the sod) buried somewhere in the eastern half of the pasture. The caretaker did not recall the exact location, and we did not encounter it when digging shovel probes. This debris could be found by construction excavation, but has no potential for historic significance due to its recent vintage. Conclusions, Findings and Recommendations: Pedestrian survey, shovel probes, and background research did not identify evidence of pre- contact or potentially significant historic sites within the project APE. Given the depth of Holocene alluvium, it is recommended that a professional archaeologist monitor construction excavation to identify any deeply buried cultural deposits that could potentially be present. Any excavations at a depth of 25 feet in the north - central part of the project APE should be closely examined for wood debris that could potentially be of human origin. Monitoring would cease once deep excavations were completed, or when reasonable potential for the presence of archaeological deposit had been eliminated. An archaeological inadvertent discovery protocol is attached (Attachment B). The Nelsen House on the property will not be affected by the proposed project. The historical character of the setting of the Nelsen House has been compromised by its existing surroundings. The Nelsen House, and the barn/stable that was moved to the property in the 1960s, have been inventoried with DAHP (Attachment Q. The barn /stable (Figures 7 -9) has been recommended as a non - contributing element for the historic significance of the Nelsen House. CRC did not identify information that conflicted with that recommendation (NPS 1991). In the event that ground disturbing or other activities do result in the inadvertent discovery of archaeological deposits, work should be halted in the immediate area and contact made with the DAHP in Olympia. Work should be halted until such time as further investigation and appropriate consultation is concluded. In the unlikely event of the inadvertent discovery of human remains, work should be immediately halted in the area, the discovery covered and secured against further disturbance, and contact effected with law enforcement personnel and the DAHP. No historic properties affected [x] Historic properties affected [ ] No adverse effect to historic properties [ ] Adverse effect to historic properties [ ] CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 9 •, UTM datum Probe Description and Comment SP W GS 84 No. 26 Z -10T 0 -110 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556739 110 -145: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 145 cm. N- 5256704 No cultural material. 27 Z -10T 0 -95 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556785 95 -130: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 130 cm. No N- 5256689 cultural material. 28 Z -10T 0 -110 cm: sod, silty loam & fine sand, dark yellowish brown. E- 556779 110 -130: sandy silt, grayish brown. Probe dug to 100 cm. Auger to 130 cm. N- 5256681 No cultural material. Cultural Resources Identified: No pre- contact or potentially significant historic sites were identified in the project area. The Nelsen House caretaker volunteered that a small pile of post - 1970s "barn trash" (e.g., wood, metal, and glass debris) was shallowly (i.e., beneath the sod) buried somewhere in the eastern half of the pasture. The caretaker did not recall the exact location, and we did not encounter it when digging shovel probes. This debris could be found by construction excavation, but has no potential for historic significance due to its recent vintage. Conclusions, Findings and Recommendations: Pedestrian survey, shovel probes, and background research did not identify evidence of pre- contact or potentially significant historic sites within the project APE. Given the depth of Holocene alluvium, it is recommended that a professional archaeologist monitor construction excavation to identify any deeply buried cultural deposits that could potentially be present. Any excavations at a depth of 25 feet in the north - central part of the project APE should be closely examined for wood debris that could potentially be of human origin. Monitoring would cease once deep excavations were completed, or when reasonable potential for the presence of archaeological deposit had been eliminated. An archaeological inadvertent discovery protocol is attached (Attachment B). The Nelsen House on the property will not be affected by the proposed project. The historical character of the setting of the Nelsen House has been compromised by its existing surroundings. The Nelsen House, and the barn/stable that was moved to the property in the 1960s, have been inventoried with DAHP (Attachment Q. The barn /stable (Figures 7 -9) has been recommended as a non - contributing element for the historic significance of the Nelsen House. CRC did not identify information that conflicted with that recommendation (NPS 1991). In the event that ground disturbing or other activities do result in the inadvertent discovery of archaeological deposits, work should be halted in the immediate area and contact made with the DAHP in Olympia. Work should be halted until such time as further investigation and appropriate consultation is concluded. In the unlikely event of the inadvertent discovery of human remains, work should be immediately halted in the area, the discovery covered and secured against further disturbance, and contact effected with law enforcement personnel and the DAHP. No historic properties affected [x] Historic properties affected [ ] No adverse effect to historic properties [ ] Adverse effect to historic properties [ ] CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 9 •, Attachments Figures [x] Photographs [x] Other [x] Project related correspondence (Attachment A); proposed inadvertent discovery plan (Attachment B); NRHP and UPI forms for James Nelsen House (Attachment Q. 5. Limitations of this Assessment No cultural resources study can wholly eliminate uncertainty regarding the potential for prehistoric sites, historic properties or traditional cultural properties to be associated with a project. The information presented in this report is based on professional opinions derived from our analysis and interpretation of available documents, records, literature, and information identified in this report, and on our field investigation and observations as described herein. Conclusions and recommendations presented apply to project conditions existing at the time of our study and those reasonably foreseeable. The data, conclusions, and interpretations in this report should not be construed as a warranty of subsurface conditions described in this report. They cannot necessarily apply to site changes of which CRC is not aware and has not had the opportunity to evaluate. 6. References Chatters, J. C. 1981 Archaeology of the Sbabadid Site, 45KI51,King County, Washington. Office of Public Archaeology Research Report No. 1, Institute for Environmental Studies, University of Washington, Seattle. Collins, B. D., and D. R. Montgomery 2011 The legacy of Pleistocene glaciation and the organization of lowland alluvial process domains in the Puget Sound region. Geomorphology 126:174 -185. Dragovich, Joe D., Patrick T. Pringle, and Timothy J. Walsh 1994 Extent and Geometry of the Mid- Holocene Osceola Mudflow in the Puget Lowland - Implications for Holocene Sedimentation and Paleogeography. Washington Geology 22(3):3 -26. Earth Solutions NW 2015 Geotechnical Engineering Study, Proposed Woodspring Suites, Tukwila, ES- 3721.01. On file at Cultural Resource Consultants, Bainbridge Island. Franklin, Jerry F., and C. T. Dyrness 1973 Natural Vegetation of Oregon and Washington. USDA Forest Service, Pacific Northwest Forest and Range Experiment Station, General Technical Report PNW -8. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 10 Google Inc. 2015 Google Earth (Version 7.1.2.2041) [Software] Available from http://www.google.com/earth/index.html. Holmes, Brian and Gregory Possehl 1963 Archaeological Site Form for 45KI6. On file at DAHP, Olympia. Kramer, Stephenie, Leonard Forsman, Dennis Lewarch, and Lynn Larson 2001 Renton High School Archaeological Resources and Traditional Cultural Places Assessment, King County, Washington. Larson Anthropological and Archaeological Services, Limited. Kruckeberg, Arthur R. 1991 The Natural History of Puget Sound County. University of Washington Press. Seattle. Larsen, Lynn L. (Editor) 1996 King County Department of Natural Resources Water Pollution Control Division Alki Transfer / CSO Facilities Project, Allentown Site (45KI431) and White Lake Site (45ZKI438 and 438A) Data Recovery. Larson Anthropological Archaeological Services Technical Report 995 -8. Larson, Lynn L., and Dennis E. Lewarch, eds. 1995 The Archaeology of West Point, Seattle, Washington: 4, 000 Years of Hunter Fisher Gatherer Land Use in Southern Puget Sound. Report prepared for King County Metropolitan Services. Larson Anthropological /Archaeological Services, Seattle. Marino, Cesare 1990 History of Western Washington Since 1846. In Handbook of North American Indians, Vol. 7: Northwest Coast, edited by Wayne Suttles, pp. 169 -179. Smithsonian Institution Press, Washington D.C. McKee, B. 1972 Cascadia: The Geologic Evolution of the Pacific Northwest. McGraw Hill Book Company, New York. National Park Service (NPS) 1991 How to Apply the National Register Criteria for Evaluation. National Register Bulletin No. 15. U.S. Department of the Interior, National Park Service, Washington, D.C. Nelson, C. M. 1990 Prehistory of the Puget Sound Region. In Handbook of North American Indians, Volume 7: Northwest Coast, pp. 481 -484. Smithsonian Institution Press, Washington, DC. Palmer, S.P., H.W. Schasse and D.K. Norman 1994 Liquefaction Susceptibility for the Des Moines and Renton 7.5- minute Quadrangles, CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 11 •- Washington. Washington Division of Geology and Earth Resources, Geologic Map GM- 41. Poulson, E.N. 1952 Soil Survey of King County, Washington. United States Department of Agriculture in cooperation with the Washington Agricultural Experiment Station and the Washington State Planning Council. Reinartz, Kay Francis 1991 Tukwila, Community at the Crossroads. City of Tukwila, Washington. Ruby, R. H. and J. A. Brown 1992 A Guide to the Indian Tribes of the Pacific Northwest. University of Oklahoma Press, Norman. Stein, Alan J. 2001 Howard A. Hanson Dam. HistoryLink.org Essay 3549. Online resource accessed at www.historylink.org. Suttles, Wayne and Barbara Lane 1990 Southern Coast Salish. In Handbook of North American Indians, Volume 7: Northwest Coast, pp. 485 -502. Smithsonian Institution Press, Washington, DC. Thorson, Robert M. 1980 Ice -Sheet Glaciation of the Puget Lowland, Washington, during the Vashon Stade (Late Pleistocene). Quaternary Research 13:303 -321. United States Department of Agriculture Natural Resources Conservation Service (USDA NRC S) 2015 Web Soil Survey. Electronic resource, http://websoilsurvey.nrcs.usda.gov/app/WebSoilSurvey.aspx. United States Surveyor General (USSG) 1862 General Land Office Map, Township 23 North, Range 4 East, Willamette Meridian. Electronic resource, http : / /www.blm.gov /or /landrecords /survey. Washington State Department of Natural Resources (WA DNR) 2015 Washington Interactive Geologic Map. Division of Geology and Earth Resources Washington's Geological Survey. Electronic resource, https:Hfortress.wa.gov/dnr/geology/. Waterman, Thomas T. 2001 sda ?da? gavel dibel legucid ?acaciltalbix' Puget Sound Geography. Vi Hilbert, Jay Miller, and Zalmai Zahir, contributing editors. Lushootseed Press, Federal Way, Washington. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 12 7. Figures Figure 1. USGS Renton, WA 7.5- minute quads with project boundary. Figure 2. Air photo annotated with the proposed hotel footprint. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 13 •• Figure 3. View north towards the Nelsen House and barn /stable, Dec. 2015. Figure 4. View west across the project area. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 14 W Figure 5. View east across the project area. Figure 6. Air photo with project APE and shovel probes (source: Google Inc. 2015). CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 15 100 Figure 7. View northwest to the barn /stable, December 2015. Figure 8. Barn/stable rear elevation; view to the northeast. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 16 101 Figure 9. Barn/stable front elevation; view to the south. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 17 102 Attachment A. Project related correspondence with tribal cultural resources offices. CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 18 103 Cultural Resource Consultants, Inc, November 30, 2015 Duwamish Tribe Cecile Hansen, Chairwoman 4705 W Marginal Way SW Seattle, WA 98106 -1514 Re: Cultural Resources Assessment for the West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Dear Cecile I am writing to inform you of a cultural resources assessment for the above referenced project and to seek additional information about the project area the Tribe may have that is not readily available through other written sources, The project is located in Section 24, Township 23 North, Range 4 Willamette Meridian in Tukwila. West77 Partners, on behalf of Nelsen Family Trust, is requesting this assessment prior to development on King County Tax Parcel 000580 -0002 located off SR 181, south of I -405, on the Green River. Development of Woodspring Suites, a hotel, is planned for this 2.4 acre parcel. We are in the process of reviewing available information. Background research will include a site files search at the Washington State Department of Archaeology and Historic Preservation, review of previously recorded cultural resource reports, and review of pertinent published literature and ethnographies. Results of our investigations will be presented in a technical memo, We are aware that not all information is contained within published sources. Should the Tribe have additional information to support our assessment, we would very much like to include it in our study. Please contact me should you wish to provide any comments. I appreciate your assistance in this matter and look forward to hearing from you. Sincerely, Glenn D. Hartmann President/Principal Investigator 104 PO Box 10668, BAINBRIDGE ISLAND, WA 98110 PHONE 206.855.9020 - info(Oacwa.com CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 19 Cultural Resource Consultants, Inc, November 30, 2015 Muckleshoot Indian Tribe Laura Murphy, Archaeologist/Cultural Resources 39015 172nd Ave SE Auburn, WA 98092 Re: Cultural Resources Assessment for the West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Dear Laura I am writing to inform you of a cultural resources assessment for the above referenced project and to seek additional information about the project area the Tribe may have that is not readily available through other written sources, The project is located in Section 24, Township 23 North, Range 4 Willamette Meridian in Tukwila. West77 Partners, on behalf of Nelsen Family Trust, is requesting this assessment prior to development on King County Tax Parcel 000580 -0002 located off SR 181, south of I -405, on the Green River. Development of Woodspring Suites, a hotel, is planned for this 2.4 acre parcel. We are in the process of reviewing available information. Background research will include a site files search at the Washington State Department of Archaeology and Historic Preservation, review of previously recorded cultural resource reports, and review of pertinent published literature and ethnographies. Results of our investigations will be presented in a technical memo, We are aware that not all information is contained within published sources. Should the Tribe have additional information to support our assessment, we would very much like to include it in our study. Please contact me should you wish to provide any comments. I appreciate your assistance in this matter and look forward to hearing from you. Sincerely, Glenn D. Hartmann President/Principal Investigator PO Box 10668, BAINBRIDGE ISLAND, WA 98110 PHONE 206.855.9020 - info(Oacwa.com CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 20 105 Cultural Resource Consultants, Inc, November 30, 2015 Snoqualmie Indian Tribe Steven Mullen -Moses 8130 Railroad Ave, Suite 103 PO Box 969 Snoqualmie, WA 98065 Re: Cultural Resources Assessment for the West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Dear Steven I am writing to inform you of a cultural resources assessment for the above referenced project and to seek additional information about the project area the Tribe may have that is not readily available through other written sources, The project is located in Section 24, Township 23 North, Range 4 Willamette Meridian in Tukwila. West77 Partners, on behalf of Nelsen Family Trust, is requesting this assessment prior to development on King County Tax Parcel 000580 -0002 located off SR 181, south of I -405, on the Green River. Development of Woodspring Suites, a hotel, is planned for this 2.4 acre parcel. We are in the process of reviewing available information. Background research will include a site files search at the Washington State Department of Archaeology and Historic Preservation, review of previously recorded cultural resource reports, and review of pertinent published literature and ethnographies. Results of our investigations will be presented in a technical memo, We are aware that not all information is contained within published sources. Should the Tribe have additional information to support our assessment, we would very much like to include it in our study. Please contact me should you wish to provide any comments. I appreciate your assistance in this matter and look forward to hearing from you. Sincerely, Glenn D. Hartmann President/Principal Investigator 106 PO Box 10668, BAINBRIDGE ISLAND, WA 98110 PHONE 206.855.9020 - info(Oacwa.com CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 21 Cultural Resource Consultants, Inc, November 30, 2015 Suquamish Tribe Stephanie Trudel PO Box 498 Suquamish, WA 98392 -0498 Re: Cultural Resources Assessment for the West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Dear Stephanie: I am writing to inform you of a cultural resources assessment for the above referenced project and to seek additional information about the project area the Tribe may have that is not readily available through other written sources, The project is located in Section 24, Township 23 North, Range 4 Willamette Meridian in Tukwila. West77 Partners, on behalf of Nelsen Family Trust, is requesting this assessment prior to development on King County Tax Parcel 000580 -0002 located off SR 181, south of I -405, on the Green River. Development of Woodspring Suites, a hotel, is planned for this 2.4 acre parcel. We are in the process of reviewing available information. Background research will include a site files search at the Washington State Department of Archaeology and Historic Preservation, review of previously recorded cultural resource reports, and review of pertinent published literature and ethnographies. Results of our investigations will be presented in a technical memo, We are aware that not all information is contained within published sources. Should the Tribe have additional information to support our assessment, we would very much like to include it in our study. Please contact me should you wish to provide any comments. I appreciate your assistance in this matter and look forward to hearing from you. Sincerely, Glenn D. Hartmann President/Principal Investigator PO Box 10668, BAINBRIDGE ISLAND, WA 98110 PHONE 206.855.9020 - info(Oacwa.com CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 22 107 7'ribal Htshnic Prey ^rvation Officer mwlies1) 7nolrult"I Fam 360/5,98-4666 "CIE, SUQUAMIS14 TRIBE, PO, Mew 498 Sloe kutr'z6h , 98392 December 2, 2015 Mr. Glenn Hartmann Cultural Resource Consultants, Inc. PO Box 10668 Bainbridge Island, WA 98110 RE: West 77 Woodspring Suites Hotel Project, Tukwila, King County, Washington Request for Traditional Cultural Property Information Suquamish Tribe Reference: 15- 12 -02 -01 Dear Glenn: Thank you for consulting with the Suquamish Tribe regarding CRC's cultural resources assessment for the West 77 Woodspring Suites Hotel Project in Tukwila, Washington. Due to the proposed project's location within a floodplain and proximity of known archaeological sites, the project area has a high probability for undocumented cultural resources. Please contact me at 360 - 394 -8533 or via e -mail at strudel ksuquamish.nsn.us as additional project information becomes available. Sincerely, Stephanie E. Trudel Archaeologist Cc: Gretchen Kaehler, Local Government Archaeologist, Washington State Department of Archaeology and Historic Preservation CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 23 I Attachment B. Protocols for Discovery of Archaeological Resources and Human Remains Protocols for Discovery of Archaeological Resources In the event that archaeological resources are encountered during project implementation, the following actions will be taken: In work areas, all ground disturbing activity at the location will stop, and the work supervisor will be notified immediately. The work site will be secured from any additional impacts and the supervisor will be informed. The project proponent will immediately contact the agencies with jurisdiction over the lands where the discovery is located, if appropriate. The appropriate agency archaeologist or the proponent's contracting archaeologist will determine the size of the work stoppage zone or discovery location in order to sufficiently protect the resource until further decisions can be made regarding the work site. The project proponent will consult with Washington State Department of Archaeology and Historic Preservation ( WADAHP) regarding the evaluation of the discovery and the appropriate protection measures, if applicable. Once the consultation has been completed, and if the site is determined to be NRHP- eligible, the project proponent will request written concurrence from the agency or tribe(s) that the protection and mitigation measures have been fulfilled. Upon notification of concurrence from the appropriate parties, the project proponent will proceed with the project. Within six months after completion of the above steps, the project proponent will prepare a final written report of the discovery. The report will include a description of the contents of the discovery, a summary of consultation, and a description of the treatment or mitigation measures. Protocols for Discovery of Human Remains If human remains are found within the project area, the project proponent, its contractors or permit - holders, the following actions will be taken, consistent with Washington State RCWs 68.50.645, 27.44.055, and 68.60.055: If ground- disturbing activities encounter human skeletal remains during the course of construction then all activity will cease that may cause further disturbance to those remains. The area of the find will be secured and protected from further disturbance. The project proponent will prepare a plan for securing and protecting exposed human remains and retain consultants to perform these services. The finding of human skeletal remains will be reported to the county medical examiner /coroner and local law enforcement in the most expeditious manner possible. The remains will not be touched, moved, or further disturbed. The county medical examiner /coroner will assume jurisdiction over the human skeletal remains and make a determination of whether those remains are forensic or non - forensic. If the county medical examiner /coroner determines the remains are non - forensic, then they will report that finding to WADAHP, which will then take jurisdiction over the remains. WADAHP will notify any appropriate cemeteries and all affected tribes of the find. The State Physical Anthropologist will make a determination of whether the remains are Indian or Non - Indian and report that finding to CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 24 109 any appropriate cemeteries and the affected tribes. WADAHP will then handle all consultation with the affected parties as to the future preservation, excavation, and disposition of the remains. Lead Representative and Primary Contact Duwamish Tribe Cecile Hansen, Chairwoman, 206 - 431 -1582 4705 W Marginal Way SW Seattle, WA 98106 -1514 Muckleshoot Tribe Virginia Cross, Chair, 253- 939 -3311, ext. 3194 39015 172nd Ave SE Auburn, WA 98092 Laura Murphy, Cultural Resources, 253- 876 -3272 Snoqualmie Indian Tribe Carolyn Lubenau, Chair, 425- 888 -6551 PO Box 969 Snoqualmie, WA 98065 Steve Mullen- Moses, Cultural Resources, 425- 888 -6551 Suquamish Tribe Leonard Forsman, Chair, 360- 394 -8461 15838 Sandy Hook Road; POB 498 Suquamish, WA 98392 Dennis Lewarch, Cultural Resources, 360- 394 -8529 Washington Department of Archaeology and Historic Preservation PO Box 48343 Olympia, WA 98504 -8343 Lead Representative: Allyson Brooks, State Historic Preservation Officer, 360 -586 -3066 Primary Contact: Rob Whitlam, State Archaeologist, 360 -586 -3080 Primary Contact for Human Remains: Guy Tasa, State Physical Anthropologist, 360 -586 -3534 King County Medical Examiner 206 - 731 -3232 King County Sheriff 206 - 296 -4155 110 CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 25 Attachment C. NRHP Nomination Form and Historic Property Inventory Form CRC Technical Memorandum 1511A -1 West 77 Woodspring Suites Hotel Project, Tukwila, King County, WA Page 26 111 112 Historic Property Inventory Report Location Field Site No. TRIPH -013 DAHP No. Historic Name: Nelsen, James, House Common Name: Nelsen House Property Address: 15643 W Valley Highway, Tukwila, WA 98188 Comments: Tax No. /Parcel No. 0005800004 Plat /Block /Lot Meader # 46 Acreage 0.82 Supplemental Map(s) Township /Range /EW Section 1/4 Sec 1/4 1/4 Sec County Quadrangle T23R04E 24 SW SW King DES MOINES Coordinate Reference Easting: 1208635 Northing: 780896 Projection: Washington State Plane South Datum: HARN (feet) Wednesday, November 25, 2015 Page 1 of 10 113 Historic Property Inventory Report Identification Survey Name: 1 -405 Tukwila to Renton Improvement Project Date Recorded: 12/21/2006 Field Recorder: Linda Naoi Goetz and Jill Raben Owner's Name: James Nelsen and Loren Frohmuth Owner Address: 15813 West Valley Hwy City: Tukliwa State: WA Classification: Building Resource Status: Comments: Survey /Inventory State Register Within a District? No Contributing? National Register: Local District: National Register District /Thematic Nomination Name: Nelsen, James, House Eligibility Status: Not Determined - SHPO Determination Date: 1/1/0001 Determination Comments: Description Historic Use: Domestic - Single Family House Plan: Irregular Stories: 2.5 Changes to Plan: Intact Changes to Original Cladding: Intact Changes to Other: Other (specify): Style: Cladding: Queen Anne Wood - Clapboard Foundation: Form /Type: Concrete - Poured Single Family Narrative Study Unit Agriculture Date of Construction: 1905 Built Date Wednesday, November 25, 2015 114 Zip: 98188 Current Use: Domestic - Single Family House Structural System: Unknown Changes to Interior: Unknown Changes to Windows: Intact Roof Type: Roof Material: Hip Asphalt/ Composition - Shingle Other Architecture Builder: Olson Engineer: Page 2 of 10 Historic Property Inventory Report Architect: Property appears to meet criteria for the National Register of Historic Places:Yes Property is located in a potential historic district (National and /or local): No Property potentially contributes to a historic district (National and /or local): Statement of Tukwila was originally known as Garden Grove. By 1905, the population of Garden Grove had reached the Significance: size required to establish a post office. In addition to establishing a post office, the residents chose the name "Tukwila" meaning land of hazelnuts (Cardle 1989). This property was originally associated with William Francis McNatt. In 1903, he was the superintendent of Meadow Brook Farm at Snoqualmie. At that time, Meadow Brook Farm was the largest farm on the Pacific Coast and included dairy operations, vegetable crops, and livestock. His father, Francis McNatt, was born in Tennessee in 1820. In 1852 the elder McNatt arrived in Washington territory and settled in the Black River Valley in 1856 (Anonymous 1903). James Nelsen emigrated with his two brothers from Denmark to Illinois in 1881, after which he moved to Washington in 1883. He worked at the Black River Junction farm for a few years before purchasing 25 acres of wooded bottomland and became the first settler to farm along the White River. He married Mary Dobler in 1885 and purchased 210 additional acres to harvest hops and potatoes. In 1902, he acquired 280 acres of land in the vicinity of modern Interurban Avenue in Tukwila on the McNatt Donation Land Claim where he began a dairy farm and shipped milk by boat to Seattle. He later founded the King County Dairyman's Association and the Independent Water Company, which served Tukwila for fifty years. James Nelsen was also one of the original organizers and a director of the First National Bank of Renton as well as the County Road Supervisor for the South King County district for 15 years. Although the original house was constructed at the modern address 16010 West Valley Highway in 1905 by a local Danish carpenter by the name of Mr. Olsen, it was moved across the street in 1969 and remodeled in 1990. Mr. Nelsen lived in Renton Junction for 66 years (Nelsen Historic Trust 2007; Reinartz 1991). The Nelsen House is a two - and - one -half story, late Victorian farmhouse that was built in 1905 on a 200 - acre dairy farm owned by James Nelsen. The house was subsequently moved 60 feet west of its original location in 1964 and placed atop a new concrete foundation. The house has a central hipped roof with three, dropped gable bays and horizontal wood drop siding. Most of the original windows and doors remain in the house. The James Nelsen House is currently listed on the Washington Heritage Register and appears to be eligible for listing on the National Register under Criteria B and C. Despite having been moved from its original location, Criteria Consideration B applies to this property because of its association with James Nelsen and his daughter Helen Nelsen. The 1950s era garage, although built and used during Helen Nelsen's lifetime, lacks distinguishing features and is not a contributing element to the property. The stable /garage complex was constructed in the 1920s on the original Longacre racetrack property, but was moved to the Nelsen parcel in the late 1960s and is therefore also not a contributing element to the property. Description of Overview: The Nelsen House is located on a remnant of the original 1,400 -acre property that belonged to Physical the family beginning in the 1880s. Two historic (stable and original garage) and one recent (garage) Appearance: outbuilding remain on the property, but the barns were removed several years ago. The house lot faces West Valley Highway and is bordered by hotels to the north and south. A pasture and the Green River are directly behind the house. A floral garden with mature landscaping that includes cedar, Douglas fir, hydrangeas, magnolias, camellias, and a boxwood hedge appear in the front lawn. The Nelsen House is a well preserved example of a Victorian -era farmhouse. The 2.5 -story structure has a hipped roof covered with fishscale, composition shingles. The projecting eaves have pedimented boxed cornices. A single- stack, stretcher -bond chimney with a metal spark arrestor appears offset right on the rear slope of the roof. The walls are clad with wood clapboard and endboards; diamond and fish scale wood shingles appear in the gabled ends of the third story as well as between the first and second stories of the projecting wing on the front elevation. The foundation is poured concrete. Wednesday, November 25, 2015 Page 3 of 10 115 Historic Property Inventory Report East Elevation (Front): The front (east) elevation has a projecting wing centered in the fagade. The wing is three stories and has a gabled roof. The corners of the projection are cut to form a five sided wing. Fish scale and diamond shingles appear in the gable and between the first and second stories, and framed panels of diagonal beadboard appear below the first story windows of the wing. The front door is located offset right in an open porch. The single -leaf wood door has a fixed beveled pane in the upper half and recessed grooves form a square with corner pockets in the lower half. Dentil work appears below the pane and lines the grooves. The doorway has plain wood surrounds, a molded lintel, and a wood lugsill. The dropped hip porch roof is supported by two square wood posts. The side panel of one square post has been removed to reveal the original turned wood post beneath. The tongue and groove wood porch deck leads to one concrete step; a concrete walkway extends across the front elevation to the driveway on the south. Ten windows appear in this elevation. A hinged, single sash is centered in the gable in the third story. The second story has five windows. A single -hung, one - over -one sash is located offset left. This window has plain wood surrounds, molded lintel and plain wood lugsill. Two identical windows appear on each angled side of the projection. Each of these windows has plain wood surrounds and lugsills. A ribbon window made up of two of these sashes is located in the center of the projection. The ribbon window has a wood mullion and continuous wood lugsill. A patterned clear glass fixed window is located offset far right in the second story. It has 15 panes separated by wood muntins. The window is framed with plain wood surrounds, molded lintel and a plain wood lugsill. The first story has four windows. A ribbon window similar to that described above is located offset far left. Single -hung, one -over -one windows also appear on the angled sides of the projection. The projection's central window is also a single -hung, one - over -one sash; however, its upper half is made of multiple diamond - shaped clear glass panes set in leading. All of the windows in this story have plain wood surrounds, molded lintels, and plain wood lugsills. South Elevation: An open porch extends across the entire elevation. Five square wood posts support a dropped hipped roof clad with scalloped - shaped composite shingles. The roof has closed box cornice eaves with plain wood vergeboard. Offset right, one straight concrete step leads up to the porch; it has turned iron railings on both sides. One side concrete step accesses the porch from the west elevation. There are two doors in the elevation. Offset left is a single -leaf wood door with fixed pane on top (painted over) and one beveled panel below. It has plain wood surrounds and a wood slipsill. Offset right is the main door, which is identical to the one in the east elevation. There are five windows in this elevation. Offset left in the upper story is a one - over -one, single -hung window with plain wood surrounds and wood lugsill. An identical window is offset right. Between them is a fixed wood window with wood muntins forming 15 irregular panes. This window has plain wood surrounds, lugsill, and molded lintel. At ground level between doors is a rectangular, one - over -one, single —hung window with plain wood surrounds, lugsill, and molded wood lintel. At the far right is a one - over -one, single —hung window with plain wood surrounds, lugsill, and molded lintel. Wednesday, November 25, 2015 116 Page 4 of 10 Historic Property Inventory Report West Elevation: The central one -third of this elevation projects outward and is topped by a front gable with pedimented boxed cornice. Within the pedimented triangle are scalloped and diamond wood shingles. The roof has molded wood vergeboard and curving corner brackets. Centered in the pediment is a single, fixed -pane window with plain wood surrounds and molded lintel. Plain boxed cornice eaves with plain vergeboard are below the pediment, and a belt course of wide wood planks extends across the elevation just under this cornice. A one -story projection is on the far right side of the elevation. This projection has a hipped roof clad with scalloped composition shingles. The roof extends across the front of the central projection, creating an overhang above the lower window. It is hipped and has closed boxed cornice eaves. A single -leaf wood door is offset left in this projection with one fixed pane on top (painted over) and one beveled panel below. The door has plain wood surrounds and no sill. The open porch is to the right of this projection. There are six wood windows in this elevation. Offset left at ground level is a one - over -one, single —hung window with plain wood surrounds, lugsill, and molded lintel. In the central projection, as mentioned above, a single fixed pane is centered just under the gable roof. Below it in the upper story is a two -sash ribbon window with wood mullion, plain wood surrounds, and continuous wood lugsill. Each sash is a one - over -one, single -hung window. An identical window is below it at ground level, but this one also has a molded wood lintel. Offset right above the one -story projection is a one - over -one, single —hung window with plain wood surrounds and lugsill. At ground level in the projection, there is a fixed window with plain wood surrounds, lugsill, and wood muntins forming six panes. North Elevation: A two -story projection covers the right half of this elevation. It has a gabled roof with pedimented boxed cornice on top, identical to the one in the east elevation. There are eight wood windows in this elevation. Offset left is a fixed window with wood muntins forming 15 irregular panes. It has plain wood surrounds, lugsill, and molded lintel. In the left corner and upper story of the projection is a one - over -one, single —hung window with plain wood surrounds and lugsill. Decorative stickwork forms an overhang above the window, identical to the east elevation. An identical window is present at ground level, except this one also has a molded lintel. Centered under the gable in the projection is a single fixed - pane window with plain wood surrounds, lugsill, and molded lintel. Below it is a two -sash ribbon window with horizontal wood mullion, plain wood surrounds, and lugsill. Each sash is a one - over -one, single —hung window. At ground level is a two -pane fixed window. The top pane has wood muntins forming a pattern. It has plain wood surrounds, lugsill, and molded lintel. Two windows in the right corner of the projection are identical to the ones in the left corner. Garage Overview: The garage is adjacent to the Nelsen House, located between the formal garden and stables /pasture complex. The one -story hipped roof garage has fish scale composition shingles on the roof and wood clapboard siding and plain endboards on the walls. The projecting eaves have plain boxed cornices. The foundation is poured concrete. South Elevation (Front): The front (south) elevation has a 16 -panel wood roll -up garage door with plain wood surrounds. West Elevation: The west elevation has a replacement, aluminum- framed, horizontal - sliding window with no surrounds. North Elevation: A single -leaf wood door with a fixed pane in the upper half and a recessed panel in the lower half appears offset far left in the north elevation. The door has plain wood surrounds and no sill. East Elevation: The east elevation has a replacement, aluminum- framed, horizontal - sliding window with no surrounds. Stable /Garage Wednesday, November 25, 2015 Page 5 of 10 117 Historic Property Inventory Report Overview: This compound structure consists of an east - west - aligned, one - story, gabled roof stable and a one - and -a -half- story, north - south - aligned garage with gable roof atop poured concrete foundations. The garage has a dropped shed roof wing running around the north and west elevations. The garage is the older of the two structures and was moved to its present location from its original site just south of the main residence (Wooten, 2006, personal communication). The stable was constructed during the 1920s- 1930s at a time when there was local interest in a horse racing track (Wooten, 2006, personal communication). Stable: The stable is one story with a medium pitch gable roof with projecting eaves on the north and south forming roofed galleries. The roof is clad with composition paper and has two gabled, louvered cupolas offset left and right of center on the ridgeline. The projecting eaves are supported by nine wood piers along the north elevation and six wood piers along the south elevation. The far right quarter of the south elevation is enclosed that masks the wood pier count. The gable ends have plain wood vergeboard. The exterior cladding consists of horizontal wood shiplap. The stable rests atop a poured concrete foundation. North Elevation: The north elevation has two, single -leaf, five -panel wood doors offset far right and far left. The far right door has a fixed, single -pane glass upper. Both doors have plain wood surrounds and no sill. A total of eight, side - hinged, double -leaf, wood stable doors are distributed evenly along the length of the elevation. The doors lack surrounds but exhibit plain wood lintels. Wood latticework is affixed to the far left quarter of the structure. West Elevation: The west elevation has two four -sash, fixed -pane windows with plain wood surrounds and wood lugsills offset right and left of center. East Elevation: The east elevation has a window arrangement identical to that of the west elevation. A recess with wood latticework gate is offset far left and leads into a greenhouse built onto the southeast quarter of the stable. South Elevation: The south elevation has a projecting wing forming a greenhouse and storage area on the far right quarter of the stable with dropped shed roof clad in corrugated fiberglass. The projecting wing also has an eight -sash ribbon window with plain wood surrounds and mullions. The west side of the wing has a four -sash ribbon window. Left of the wing, the gallery has been partially enclosed with glass windows set in two courses over a wood post frame. The upper course is an 11 -sash ribbon window with wood mullions and the lower course is a 15 -sash ribbon window. This elevation has six, evenly spaced stable doors like the ones on the north elevation distributed from center to the far left. A single -leaf, wood door with five panels and plain wood surrounds is located at the far left corner. Six wood piers support the roofed gallery. Garage: The garage is a one - and -a- half -story structure with medium pitch, gable roof clad in composition shingle and horizontal wood clapboard cladding with endboards over an unknown foundation. A dropped shed roof forms a gallery along the north elevation and additional enclosed garage space along the west elevation. The gable ends of the roof has projecting eaves and a plain wood frieze. The garage is connected to the stable by a roofed walkway clad in corrugated fiberglass. South Elevation (Front): The south elevation is the main entrance into the garage. Double, top -hung, horizontal - sliding, nested garage doors are centered in the elevation. The doors are single -leaf wood with exterior wood braces forming four panels. The upper two panels of the left door have paired, six -sash windows with wood muntins and slipsills. The right garage door has only one set of six -sash windows. The other has been covered with plywood. The lower panels of each door are plain wood. A plain wood lintel covers the garage doors. A single -pane, fixed -sash window with plain wood surrounds and wood lugsill is centered in the upper story. West Elevation: The west elevation is clad in horizontal wood clapboard and lacks features. North Elevation: The upper story has an opening that has been covered with plywood. The dropped shed roof forms a gallery left and fully enclosed, additional garage space right. The lower course of the gallery has been clad with plywood and the enclosed portion has a top -hung, horizontal - sliding, three - panel, wood garage door. East Elevation: The east elevation is identical to the west elevation. Wednesday, November 25, 2015 118 Page 6 of 10 Historic Property Inventory Report Major Anonymous. 1903. A Volume Of Memoirs And Genealogy Of Representative Citizens Of The City Of Seattle Bibliographic And County Of King, Washington, Including Biographies Of Many Of Those Who Have Passed Away. Lewis References: Publishing Company. Chicago, Illinois. Cardle, Doug. 1989. About Those King County Place Names. Coastal Press. Seattle, Washington. King County Recorder's Office. 2007. Map (Plat Map search). http: / /www.metrokc.gov /recelec /records /default.htm Accessed September 29, 2006. Nelsen Historic Trust http: / /nelsenhistorictrust.org /about /php. Accessed April 10th, 2007. Puget Sound Archives. King County Real Property Cards. Accessed October 18 -19, 2006 and January 24, 2007. Reinartz, Kay F. 1991. Tukwila: Community at the Crossroads. City of Tukwila, Washington. Wednesday, November 25, 2015 Page 7 of 10 119 "'j, lb j �) ARTMENU dF ' HISTdRId PRIlSEi2MA11dN r aare � ¢ � rNiaore Photos Historic Property Inventory Report Right 2/3 west elevation looking east Right 2/3 West Elevation Left 2/3 west elevation looking east Left 2/3 West Elevation Wednesday, November 25, 2015 120 South Elevation- Front - Garage- Looking north South Elevation- Front - Garage West Elevation- Garage # 2 Page 8 of 10 Historic Property Inventory Report East Elevation- Garage- Looking west East elevation- Front - Looking west East Elevation- Garage South Elevation- Garage # 2 East Elevation -Front East Elevation- Garage # 2 North elevation looking southwest North Elevation North Elevation - Stable Wednesday, November 25, 2015 Page 9 of 10 121 "'j, lb j �) ARTMENU dF ' HISTdRId PRIlSEi2MA11dN r aare � ¢ � rNiaore Historic Property Inventory Report South elevation looking north South Elevation West Elevation- Garage Wednesday, November 25, 2015 122 North Elevation- Garage- Looking South North Elevation- Garage Page 10 of 10 (Re Form -86) _f:71 m io-90o ' 'Ar OMB No. 1074 -DO18 United States Department of the InWor NQ T ' &VOL/ C National Park Service 2-3M y6 Z� National Register of Historic Places Registration Form This form is for use in nominating or requesting determinations of eligibility for individual properties or districts. See Instructions in Guidelines for Comtileirm National_ Register Forms_ (National Register Bulletin 16). Complete each item by marking "x" in the appropriate box or by entering the requested Information. If an item does not apply to the property being documented, enter "NIA" for "not applicable." For functions, styles, materials, and areas of significance, enter only the categories and subcategories listed in the Instructions. For additional space use continuation sheets (Form 10- 900 -a). Type all entries. 1. Name of Property historic name Nelsen, James, House other names site number N/A 2. Location street & number 15643 West Valley Road not for publication city, town Tukwila _ vicinity — state Washington code WA county IGnt; code 033 zip code 98055 3. Classification wnership of Property Category of Property Number of Resources within Property private building(s) Contributing Noncontributing public -local district 1 _ buildings public -State site _ _ sites public - Federal structure _ structures object _ _ objects 1 _ Total Name of related multiple property listing: Number of contributing resources previously N/A listed in the National Register 0 4. State /Federal Agency Certification As the designated authority under the National Historic Preservation Act of 1966, as amended, I hereby certify that this ❑ nomination ❑ request for determination of eligibility meets the documentation standards for registering properties in the National Register of Historic Places and meets the procedural and professional requirements set forth in 36 CFR Part 60. In my opinion, the property El meets ❑ does not meet the National Register criteria. ❑ See continuation sheet. Signature of certifying official ate Washington State Department of Community Development O_ ffice_of Archaeology and Historic Preservation State or Federal agency and bureau In my opinion, the property ❑ meets ❑ does not meet the National Register criteria. ❑ See continuation sheet. Signature of commenting or other official Date State or Federal agency and bureau 5. National Park Service Certification I, hereby, certify that this property is: ❑ entered in the National Register. ❑ See continuation sheet. ❑ determined eligible for the National Register. ❑ See continuation sheet. ❑ determined not eligible for the National Register. ❑removed from the National Register. other, (explain:) Signature of the Keeper Date of Action 123 or Domestic: single dwelling n (enter categories from instructions) Late Victorian: _ Queen Anne Describe present and historic physical appearance. Current FunctioORWnter, Domestic: single dwelling foundation concrete walls wood: weatherboard roof other asphalt shingles The James Nelsen House is a well preserved late Victorian farmhouse located at Renton Junction in the White River Valley of King County. Built in 1905, the house was the centerpiece of a large dairy farm that once included over 200 acres. In 1964, the house was moved 60 feet west to accommodate the widening of West Valley Road, with the original landscaping carefully replicated at the new site. Since then, commercial development along the highway has continued and the original dairy barn has been moved off the property. Despite the changes, however, the house still retains a sense of its historic setting with the original fields stretching beyond the rear of the house to the west. The property also includes a modified horse barn and a new garage constructed near the southwest corner of the house. The house retains good integrity and is one of the few structures in the area which still reflects its association with the agricultural heritage of the region. The Nelsen House is a two- and - one -half story wood frame structure built on a roughly cross axial plan that measures 32 feet by 40 feet. The plan is dominated by a central hipped roof cube, with three slightly lower two -story gabled bays projecting perpendicularly from the plane of the cube on the north, east, and west elevations. The cutaway bays on the east and north extend three feet from the plane of the house and are 11 feet wide. The square bay on the rear (west) elevation extends 6 feet from the plane of the house and is 16 feet wide. The balloon frame rests on a concrete foundation (with a half- basement measuring 20 feet by 40 feet). The walls are sided with horizontal drop siding, with bands of decorative scallop and diamond shingles between the first and second stories of the bays and in the gable ends. The eaves of the roof are boxed with molded cornice trim carried across the gable ends to form a pediment. Beneath the cornice, a wide frieze boards runs across the top of the second floor windows; corner boards trim the facade. Decorative brackets rise from the upper part of the cutaway bays to support the extended eaves. Fenestration includes mostly double hung, one -over -one wood sash windows with simple surrounds and entablature hoods. Large fixed windows on the first floor of both bays feature upper sash with Ieaded glass. Smaller rectangular windows are located in the pedimented gable ends, and small leaded glass windows are placed at the northeast corner of the house to light the interior stairhall. In the northeast corner of the first story, an open one -story porch with engaged hip roof, shelters the front entry. The porch measures six feet deep and 14 feet wide, and is supported by turned columns (boxed about 1930). A second porch spans the south elevation, sheltering a side entry. The porch projects 3 feet and measures 32 feet across. It, too, has had some of its original turned posts enclosed but the original turned half - columns are still in place against the wall of the house. When the Nelsen House was moved in 1964, it was carefully relocated 60 feet west of its original site and placed on a new concrete foundation. The new site was landscaped in a manner to replicate the original. Two life -size stone lions, sculpted by Sam Barrett (purchased by Nelsen, barged from Tacoma to Seattle, and hauled to the original site) were relocated as well, and still ornament the front lawn of the house. The interior of the Nelsen House features a Victorian floor plan. To the right of the entry hall is the formal dining room; to the left the parlor and living room. Sliding pocket doors separate the hallway from the dining room and parlor. The dining room features much of its original interior ornament including a fireplace with an elaborate hardwood mantelpiece and tile surround. The original staircase, with turned balusters and newel post, rises to a second floor with three bedrooms. Some wall and ceiling finishes have been changed and the kitchen was modified, with many of the changes taking place in the 1940's. In 1903, James Nelsen built a large frame dairy barn with cupolas southeast of the house's present location. The structure was moved across the highway in 1969. In 1964, an old garage was relocated and attached to the west end of the horse barn, located southwest of the house. A new garage was then constructed near the southwest corner of the house. Because of these alterations and changes, the associated outbuildings are not considered contributing elements of the nominated property. 124 Certifying official has considered the IJWificance of this property in relation to othINI'Droperties: ❑ nationally ❑ statewide ® locally Applicable National Register Criteria ❑ A ❑ B ® C ❑ D Criteria Considerations (Exceptions) [] A® B p C❑ D❑ E❑ F ❑ G Areas of Significance (enter categories from instructions) Period of Significance Significant Dates Architecture 1905 1905, 1964 Cultural Affiliation Significant Person Architect /Builder N/A Mr. Olsen (local contractor) State significance of property, and justify criteria, criteria considerations, and areas and periods of significance noted above. Built in 1905 by a successful dairy farmer and civic leader, the James Nelsen House is one of the finest examples of late Victorian residential architecture in the White River Valley of King County. The well- preserved house is distinguished by a characteristic Queen Anne diversity of mass and elevation, including projecting cutaway bays, a complex roofline, and ornamental shingle siding. The farmstead once included a substantial dairy herd, large barn and several hundred acres. In 1964, the house was moved 60 feet to the west to allow road widening, and a few years later the barn was removed. Despite these changes, however, the house retains considerable architectural character and remains the finest example of its type in the Renton - Tukwila area, reflecting the rural heritage of an increasingly urbanized region. Historical_ Background: Born in Denmark in 1861, James Nelsen was raised on his father's farm where he worked as a young man until 1881 when, together with his brothers Ole, Herman, and Fred, and sisters Sophie and Mary, he immigrated to America. The Nelsen children first settled in Illinois, a cultural "hearth" for Scandinavian immigrants of the era, where James worked on a farm for two years. Then, in 1883, James and his siblings journeyed west to Seattle. Nelsen stayed in Seattle only a short time before settling in the White River Valley, where he was employed (with his brother Fred) on the ranch of Claus Jorgensen. Fred stayed and married Jorgensen's daughter Dora, but James moved on in about 1884 to work on the Martin Nelsen ranch near Renton Junction, where he stayed until 1886. That year, Nelsen purchased his first land, a 25 -acre tract of woods and swamp land. To raise money to improve the land, Nelsen continued to work elsewhere and returned to Seattle to work as a coachman for hardware entrepreneur Bailey Gatzert. While in Gatzert's employe, Nelsen met his future wife, Mary Dobler, who was working as household help for Mrs. Gatzert. Mary Dobler was born in Germany, came to the New York in 1882 where she found work as a governess, and arrived in Seattle in 1886 where she worked for the Gatzert and Jacob Furth families. In 1887, the newlywed couple moved to a small house on Nelsen's homestead in the White River Valley, and began the process of clearing and draining the land. Nelsen was quickly successful. Within a few years, he had increased his holdings, acquiring over 200 adjoining acres until his farm included 280 acres of rich valley farmland. At the turn -of -the century, James sold the northern 100 acres for $8,000 to his brother Fred, who started a dairy farm at the site. After clearing his land, Nelsen raised hops and potatoes. But by the early 20th century, he started a dairy farm, acquiring a large herd of dairy cows, constructed a large dairy barn in 1903, and cultivated a substantial acreage of corn, hay, grain, and all of his own feed crops. Initially, Nelsen sold the milk directly at Seattle retail markets; but by the 1920's, he was selling his dairy products exclusively through wholesale channels. By 1929, Nelsen had a herd of over 70 milking cows and 25 young cattle (including sires) and was owner of what a county history described as "one of the finest farms in the valley." In addition to his farming activities, Nelsen held a variety of influential positions in the financial and civic life of his community. He served as a director of the First National Bank of Renton; was an organizer of the King County Dairymen's Association (serving*as director of the organization for several years); was a member of the local grange and Danish fraternal organization; and served on the local school board. Nelsen also contributed to the development of the area's infrastructure: for 15 years in the early 20th century, Nelsen served as a road supervisor for his district (during which time some of the first gravel roads in the area were laid) and in 1908, the Nelsen family organized the Independent Water Company, serving the See continuatiorrjs�W NPS Form 10 -900 -a OMB Approval No. 4024 -0018 (a -86) United States Department of the InfWor National Park Service National Register of Historic Places Continuation Sheet Section number 8 Page 2 local community and run by the family until 1976, when it was sold to the city of Tukwila. Nelsen was also involved in one of the most significant land transactions in the history of the region. In 1934, he leased the northern 107 acres of his farm to the Washington Jockey Club (later Longacres Racetrack), eventually selling the land to them. James Nelsen died in 1952, but his daughter Helen Nelsen has resided at the house since then and has carefully maintained it. In 1905, Mary Dobler Nelsen consulted with a local contractor, Mr. Olsen, to design a new family home. The result, constructed that year, was a fine and spacious example of the vernacular Queen Anne idiom, reflecting the diversity of form, plan, and texture that were hallmarks of the style. Although other examples once were fairly common in the White River Valley, a 1978 survey of King County identified only a few extant examples in the Renton - Tukwila area -- including the Fred Nelsen house of 1901 (built by James Nelsen's brother) and the Henry Veehuizen house of 1905. Neither of these properties has the architectural character or integrity of the James Nelsen house. Thus, despite the move, loss of historic barn, and modifications to the porches and interior fmishes, the Nelsen house remains the best example of its type and period in the area. 126 9. 1929, ir. 63 -65. "James Nelsen House," King County Historic Sites Inventory Site Form (research by Jayne Wissel) Nelsen, Helen, 15813 West Valley Road, Tukwila. Interviews with Jayne Wissel and Maxine Anderson, various dates, 1978- 1990. Previous documentation on file (NPS): [] preliminary determination of individual listing (36 CFR 67) has been requested previously listed in the National Register previously determined eligible by the National Register designated a National Historic Landmark recorded by Historic American Buildings Survey # [j recorded by Historic American Engineering Record # [] See continuation sheet Primary location of additional data: State historic preservation office Other State agency Federal agency Local government University Lj Other Specify repository: 10. Geographical Data Acreage of property less than one ^� UTM References A B Zone 'Easting Northing Zone Easting Northing C D Zone Easting Northing Zone Easting Northing See continuation sheet Verbal Boundary Description _ ❑ See continuation sheet Boundary Justification The nominated property includes the house and surrounding lawn. ❑ See continuation sheet 11. Form Prepared By Name /title L. Garfield organization Office of Archaeology and Historic Preservation date May 1990 street & number 111 West 21st Avenue KL -11 telephone (206) 586 -2901 city or town Olympia state Washington zip code 98504 'U.S.GP0:1985 -0- 223 -918 127 .�. � � �� � w ■ ATTACHMENT D2 Muckleshoot Indian Tribe Comments WoodSpring Suites Hotel Project (1-15 -0042, L15 -0043, L15 -0049) The comments listed in bold below were received on September 25, 2015 from Karen Walter, Watersheds and Land Use Team Leader, Muckleshoot Indian Tribe Fisheries Division: Habitat Program. Comments and responses have been copied below. The City was in agreement with most of the applicant's response to comments. 1. How is this project compatible with the proposed WRIA 9 Salmon Habitat Plan Project LG -15 that was to restore historical flood refugia and off - channel rearing just north of this site? It seems that the project could limit this needed salmon restoration project over flooding concerns given the location of the parking area and the proposed stormwater outfall with a flapgate discharging into the adjacent wetland. Applicant's response: Currently, the existing wetland buffer and shoreline areas at the western limit of the site are mostly pasture, blackberry, and other non - native invasive plant species. The project proposes to replant the upland portions of these areas with native trees, shrubs, and grasses (see enclosed Planting Plan). No modification of the grades within the wetland buffer, urban conservancy buffer, or majority of the shoreline jurisdiction are proposed by the project. The wetland area that is understood to potentially be used as off - channel rearing as part of the WRIA 9 Salmon Habitat Plan Project LG -15 is located offsite and is proposed to remain undisturbed by the project. A new storm outfall immediately upstream of the offsite wetland remains with the current storm drainage proposal for the project. This outfall will discharge storm water at a controlled rate treated to an enhanced standard from improved landscaping, parking lot, and some building roof areas. The flap gate at the outlet end of this below -grade pipe is intended to prevent flows from backwatering into the system during high water events. Gravel trenches located outside and immediately upstream of the wetland buffer are proposed with the updated storm drainage plan to disperse "clean" storm water from the proposed hotel building roof. This low impact BMP is intended to (1) reduced storm volumes in /from the vault and (2) more closely replicate the natural sheet from of storm water over the enhanced wetland buffer area. None of the permanent building, parking lot, and required storm water improvements proposed with the project are located within the 125 -foot urban conservancy buffer of the Green River. A paved pedestrian trail and open space landscaping are the only improvements proposed within the urban conservancy buffer. The buffer plantings proposed with the project are significant enhancements to the current pasture and non - native vegetation that currently exist at the shoreline. These project improvements would not directly affect or pose a negative constraint on the potential habitat features understood to be part of WRIA 9 Salmon Habitat Plan Project LG -15. City's response: Concur with applicant's response. The city provided the following comment to the Muckleshoot Indian Tribe in an email to Karen Walter on February 22, 2016: "We have found in our staff review that approval of this project will not preclude the WRIA 9 Salmon Habitat Plan Project LG -15 from occurring just north of this project site. Additionally, development for this project is located at least 125' from the Ordinary High Water Mark, allowing adequate space for a future levee setback." In response to this email, staff received the following additional comment: 131 Muckleshoot Indian Tribe Comments WoodSpring Suites Hotel Project (1-15 -0042, L15 -0043, L15 -0049) Muckleshoot response, February 23, 2016: "Thank you so much for getting back to us on this project and for the updated project drawings. Can we get a copy of the staff review that determined this project will not preclude the WRIA 9 Salmon Habitat Project LG -15? Also did WRIA 9 salmon recover planning staff review this project? If so, what was the result of their review and comments ?" City Response: Doug Osterman, Salmon Recovery Manager for WRIA 9, reviewed the project and submitted comments. See attached email from Doug Osterman dated March 25, 2016 and the City response letter dated April 8, 2016. • This comment is further addressed in the attached letter to Doug Osterman, Salmon Recovery Manager for WRIA 9. 2. How is the proposal compatible with the Green River System -wide Improvement Framework levee alignment proposal which shows a portion of the levee on this bank being setback? (see attachment 1) Applicant's response: There are no permanent improvements (i.e., parking, building structures, storm water facilities) located within the 125 foot urban conservancy buffer area. All permanent site improvements are located outside of the potential levee setback areas as understood from the provided attachment 1 and subsequent discussions with City staff. An exhibit showing the site plan and two representative shoreline sections is included with this response for your reference and to illustrate the limited extent of the site improvements relative to the shoreline /buffers. City's response: Concur with applicant's response. Additionally, see attached letter from the City of Tukwila to Doug Osterman of WRIA 9 dated April 8, 2016. 3. There is a discrepancy between the Critical Areas Report (Aug 21, 2015) and the planting plan (July 2015). The Critical Areas Report describes fewer trees and different species (12 total of Douglas Fir and Western Hemlock) in the mitigation area; whereas the planting plan shows 11 Douglas Fir and no Western hemlock. The planting plan should be revised to plant more native conifers suitable to growing on the site's soils for several reasons: a. First, this site is on the east side of the Green River and in an area critical for shade (see Attachment 2- Lower Green River Riparian Map). As most of the site lacks existing trees in its western portion nearest to the Green River, trees should be planted throughout the wetland buffer. b. Second, given the proposed nighttime lighting for the parking lot and building proposed as a four story building, tall trees are needed to provide screening from these artificial light sources to avoid creating impacts such as increased predation and outmigration delays for juvenile salmon in the Green River. c. Third, planting vegetation within the regulated wetland buffer and shoreline jurisdiction area is consistent with the City's Shoreline Master Program and Project LG -15 from the WRIA 9 Salmon Habitat Plan. We request an opportunity to review the revised planting plan before it is approved. We also request copies of all of the mitigation monitoring reports for this project. 132 Muckleshoot Indian Tribe Comments WoodSpring Suites Hotel Project (1-15 -0042, L15 -0043, 1-15 -0049) Applicant's response: a. The preliminary Planting Plan (copy enclosed) has been updated consistent with the recommendations of the Critical Areas Report and to provide additional trees throughout the wetland buffer area as suggested b. Site lighting, including exterior building mount fixtures, adjacent to the shoreline and buffer areas, will be installed with shielded heads to limit illumination spillover in the westerly direction. The tree species and density proposed with the updated Planting Plan will sufficiently screen /shade potential aquatic habitat areas. c. All planting within the regulated wetland buffer and shoreline jurisdiction or native species is consistent with the City's shoreline master program and compatible with potential future habitat enhancement projects. City's response: Concur with applicant's response. Revised plans were uploaded to the City's FTP site and a link was sent to the Muckleshoot Indian Tribe for review. 4. We concur with the proposal to provide enhanced stormwater treatment for this project to reduce metals and oils generated from the project site, particularly if the adjacent wetland is restored to serve as flood refugia and off - channel rearing for juvenile salmon as described in Project LG -15. Applicant's response: The current storm drainage improvements proposal maintains an enhanced water quality treatment standard and incorporates other low impact BMP features (e.g., dispersion over native vegetation and bioretention facilities). City's response: Concur with applicant's response. 133 134 April 8, 2016 ATTACHMENT D3 City of Tukwila Allan Ekberg, Mayor NUMMEEMMOM Department of Community Development - Jack Pace, Director Doug Osterman Salmon Recovery Manager Green /Duwamish & Central Puget Sound Watershed (WRIA 9) 201 South Jackson Street, Suite 600 Seattle, WA 98104 -3855 Doug, Thank you for sending review comments on the Woodspring Suites hotel project in Tukwila proposed on parcel # 0005800002. I'd like to clarify the project site and development plans in relation to project LG -15. In the pages attached to the end of this letter, I've highlighted the project site parcel in yellow on the first couple of pages, and in a green /teal outline on the last page. The parcel containing the former oxbow is outlined in red. The last page shows the Green River, 200 -foot shoreline buffer, and a mapped wetland in the former oxbow area along with an associated 80 -foot buffer. The storm drainage for the project will not be using the former oxbow as a stormwater detention facility. Per the applicant's Preliminary Technical Information Report, dated Dec. 23, 2015, "All of the on -site paved surfaces, or pollution generating impervious surfaces (PG/S) are sloped and drain towards one of three on -site bioretention facilities that provide enhanced water quality treatment. Approximately 7,000 square feet of the building roof runoff will be dispersed to the adjacent wetland via gravel dispersion trenches. This area was modeled as 50% impervious, 50% grass per KCWSDM standards. The remaining building runoff is collected and conveyed directly to the conveyance system that discharges into the detention vault." Plans submitted for the project show that a portion of the southwestern corner of the site is within 125 feet of the Ordinary High Water Mark (OHWM) of the Green River. This area is proposed to contain a public access area with a loop pathway connecting to West Valley Highway. The 80 -foot wetland buffer area will contain a storm drain pipe running from the stormwater detention vault (located underneath the parking area) to a rock outfall located towards the wetland on the edge of the western property line. Stormwater released into this area will be controlled by a standard flow control structure designed to control the peak runoff rates and durations of storm runoff. The amount of stormwater released during these peak periods is required to be less than the pre- developed condition. The new hotel will be set back 15 feet from the edge of the 80 -foot wetland buffer. Two linear stormwater dispersion trenches are located between the building foundation and the edge of the wetland buffer. These trenches are located at least 80 feet away from the former oxbow area and will disperse water to the native species plantings which are proposed within the entire 80 -foot buffer area as mitigation for construction of the storm drainage pipe and outfall within the buffer. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206 - 433 -1800 • Website. TukwilaWA.gov 135 Woodspring Suites: Response to WRIA 9 Review Comments April 8, 2016 Page 2 LG -15 could have a minor impact on the buffer plantings and storm drainage system, which would have to be coordinated as part of the LG -15 construction. However the location of the building is set back 200 feet from the Ordinary High Water Mark of the Green River, meets critical areas setback requirements, and the proposed building elevation is set a minimum of 1' above the 100 -year floodplain elevation as shown on the FIRM map. The project adds habitat value, meets applicable requirements currently in place, and would not preclude the LG -15 project. Thank you foryour suggestions on policy approaches. Our existing Shoreline regulations were adopted in 2011 after review by the Department of Ecology and an extensive public process. Height and setbacks for development along the river were established as part of that process. The maximum height in the 200 -foot shoreline zone is 35 feet, with incentives to allow a small increase in height. This project is located in Tukwila's Urban Center area, where there are existing incentives to allow taller building heights for multifamily projects located outside of the shoreline zone. However, those incentives did not apply to this project. Sincerely, Jaimie Reavis Senior Planner 136 Phone: 206 - 433 -1800 • Email: Mayor @TukwilaWA.gov • Website: TukwilaWA.gov Project site highlighted with 1936 aerial Project site highlighted with 2013 aerial 137 Zoomed in area of highlighted project site, oxbox in red outline 138 'u Gp cll s,te wnlh , IIn GMd llne Ibuffer (Iliighlll green), wellllaund, and wellaund lzxulf e 139 140 Jaimie Reavis From: Osterman, Doug <Doug.Osterman @kingcounty.gov> Sent: Wednesday, April 13, 2016 10:13 AM To: Jaimie Reavis Subject: RE: Woodspring Suites review Thank you Jaimie for the thorough response which is very helpful to us in understanding the project and its implementation. I greatly appreciate your outreach to WRIA 9. Doug Doug Osterman, AICP Salmon Recovery Manager Green /Duwamish & Central Puget Sound Watershed (WRIA 9) 201 South Jackson Street, Suite 600 Seattle, WA 98104 -3855 Doug.Osterman @kingcounty.gov 206,..477 479:J 1ifliiing Oiiu:uu^ tersmll[iiill^4 IIIP "'1t foir a IUf]iiing From: Jaimie Reavis [ mailto :Jaimie.Reavis @TukwilaWA.gov] Sent: Friday, April 08, 2016 4:35 PM To: Osterman, Doug Subject: RE: Woodspring Suites review Doug, Attached is a letter to respond to your review comments. Thank you, Senior Planner l City of Tukwila 6300 Southcenter Blvd, Suite 100 TTukwila, WA 98188 ph: (206) 431- 36591fx: (206) 431 -3665 Jaimie.Reavis @TukwilaWA.gov I www.tukwilawa.gov From: Osterman, Doug [mailto:Dou .Osterman @kin _ county. ov] Sent: Thursday, April 07, 2016 3:57 PM To: Jaimie Reavis Subject: RE: Woodspring Suites review Some two cents worth that I've been thinking: One of the policy approaches that could be taken toward redevelopment and development along the river is to allow /encourage increased building heights (thereby accommodating more hotel rooms, units, office space, etc) as compromise to a smaller development footprint that is further away from the river. It may also be necessary to compromise on building setbacks, parking required (or allowing, encouraging under building parking), in order to meet both land use and zoning goals with restoration needs and goals. 141 Doug Osterman, AICP Salmon Recovery Manager Green /Duwamish & Central Puget Sound Watershed (WRIA 9) 201 South Jackson Street, Suite 600 Seattle, WA 98104 -3855 Doug.Osterman @kingcounty.gov 206,..477 4179:) *llkliiing Oiiu:uu^ III rsmlllh: nil^ IIIP "'1t foir a IUtJiiiing From: Jaimie Reavis [ mallto:Jaimie.Reavus @TukwllaWA. ] Sent: Thursday, April 07, 2016 3:33 PM To: Osterman, Doug Subject: RE: Woodspring Suites review Hi Doug, Thank you for sending me your comments. I've been working on a response, which I expect to send over in the next couple of days. It really is beautiful out today ... hope you get a chance to enjoy it too! Senior Planner I City of Tukwila 6300 Southcenter Blvd, Suite 100 TTukwila, WA 98188 ph: (206) 431- 36591fx: (206) 431 -3665 Jaimie.Reavis @TukwilaWA.gov I www.tukwilawa.gov From: Osterman, Doug [mailto:Dou�,Osterman @kin county.gov] Sent: Thursday, April 07, 2016 3:03 PM To: Jaimie Reavis Subject: RE: Woodspring Suites review Jaimie, Just wondering about the status of the hotel proposal and if the comments I provided were helpful to you. As well, please let me know if there's anything more I can help you with. Hope you are enjoying this stellar day! Doug Doug Osterman, AICP Salmon Recovery Manager Green /Duwamish & Central Puget Sound Watershed (WRIA 9) 201 South Jackson Street, Suite 600 Seattle, WA 98104 -3855 Doug.Osterman @kingcounty.gov 2064774793 1ifliiing Oiiu:uu^ srll:ers^ l[iiill^ IIIP "'1t foir sir IIIUt]iiing 142 From: Osterman, Doug Sent: Friday, March 25, 2016 4:05 PM To: 'Jaimie Reavis' Subject: RE: Woodspring Suites review Jaimie, my thoughts following limited and quick review of the proposal: The proposed hotel sits on top of the area that was identified as habitat restoration opportunity along the river, LG- 15. It appears that the area of the former oxbow is proposed for a stormwater detention facility which, if so, would further complicate opportunity for and challenge the ability to do even a reduced version of LG -15. The pond, furthermore, would likely inhibit the ability to install a 500 -year flood facility /flood protection as established by the Lower Green River System -Wide Improvement Framework. In general, my assessment is that the proposal severely limits the ability to restore habitat at the site, including the intended objectives of LG -15. From the perspective of WRIA 9 salmon recovery and implementation of the Salmon Habitat Plan, it would be better to dramatically shrink the size of the proposal and move it further away from the river to enable meaningful habitat restoration. Thank you for bringing the proposal to my attention and for the opportunity to provide you with information. Please let me know if you have questions, Doug Doug Osterman, AICP Salmon Recovery Manager Green /Duwamish & Central Puget Sound Watershed (WRIA 9) 201 South Jackson Street, Suite 600 Seattle, WA 98104 -3855 Doug.Osterman @kingcounty.gov 206,..477 479:J 111k1iiing Oiiu:uu^ atersl[i nld IIIP "'1t foir z IIIUt]iiing From: Jaimie Reavis [maflto:Jaimie.ReavusC TukWflaWA. ov] Sent: Thursday, March 24, 2016 10:14 AM To: Osterman, Doug Subject: RE: Woodspring Suites review Hi Doug, Thank you so much for taking the time to review the project! Late today or tomorrow will be good timing ... I am in the process of making edits to drafts of the staff reports for the Special Permission and the Shoreline Substantial Development Permit. I'm available today until 4:30, and tomorrow from 10 -4:30 to discuss the project if you have any questions. Senior Planner I City of Tukwila 6300 Southcenter Blvd, Suite 100 TTukwila, WA 98188 ph: (206) 431- 36591fx: (206) 431 -3665 Jaimie.Reavis @TukwilaWA.gov I www.tukwilawa.gov 143 From: Osterman, Doug [mailto:Dou .Osterman @kin _ county,eov] Sent: Wednesday, March 23, 2016 5:58 PM To: Jaimie Reavis Subject: RE: Woodspring Suites review Hi Jaimie, Yes, thank you, I have gotten access to the plans and have reviewed them along with another colleague familiar with the Salmon Habitat Plan implementation strategy and projects. I will get my thoughts to you either late tomorrow (Thursday the 24t ") on Friday as early as possible. That okay ?? Doug Doug Osterman, AICP Salmon Recovery Manager Green /Duwamish & Central Puget Sound Watershed (WRIA 9) 201 South Jackson Street, Suite 600 Seattle, WA 98104 -3855 Doug.Osterman @kingcounty.gov 206,..4 77.-4179 :J *llk lii ing Oiiu: uu^ Waters [i nld IIIP "' i t fo it a IIIUt]ii inn From: Jaimie Reavis [mallto:Jalmle.ReavlsC TukwllaWA. oy] Sent: Thursday, March 17, 2016 4:05 PM To: Osterman, Doug Subject: Woodspring Suites review Hi Doug, I'm just checking in to make sure you were able to access the plans for review of this project? I'd also like to see if you could give me an estimate of the time you'll need for review. I know I just sent you the plans. We're hoping to finalize staff reports for the Special Permission and Shoreline permits sometime next week. Thank you, Jaimie Reavis Senior Planner l City of Tukwila 6300 Southcenter Blvd, Suite 100 TTukwila, WA 98188 ph: (206) 431- 36591fx: (206) 431 -3665 Jaimie.Reavis @TukwilaWA.gov I www.tukwilawa.gov The City ofopportunity, the community of choice. 144 ATTACHMENT E Cit Of Tukwila Allan Ekberg, Mayor 7 B= April 19, 2016 11�11r � 1�4 K � TO: Mike Nlielson, West 77 Partners, Applicant Larry A. Nelson, Nelson Family Residence Historical Trust, Owner King County Assessor, Accounting Division Washington State Department of Ecology, NW Regional Office Washington State Attorney General Karen Walter, Muckleshoot Indian Tribe Gretchen Kaehler, Washington Department of Archaeology and Historic Preservation Doug Osterman, WRIA 9 This letter serves as a notice of decision and is issued pursuant to TMC 18.104,170 on the following project and permit approval, 1. PROJECT INFORMATION Project File Number: L15-0043 (Shoreline Substantial Development Permit); PL15-0036 (Land Use Project) Applicant: Mike Nielson, West77 Partners, LLC Type of Permit: Shoreline Substantial Development Permit Project Description: To construct a four-story 110-room hotel and associated site improvements, to include parking, open space, pedestrian connections, wetland buffer restoration, and landscaping, including native plant species and enhanced buffers within the Shoreline Jurisdiction. Location: 15643 West Valley Highway (parcel #S 0005800002; 0005800004) Associated Files: L15-0042 (Design Review) Comprehensive Plan DesignationlZonin District: Tukwila Urban Center—Transit Oriented Development (TUC-TOD) Tukwila City Hall - 6200 Southcenter Boulevard - Tukwila, WA 98188 @ 206-433-180,0 - Website: TukwilaWA.gov 145 Notice of Decision WoodSpring Suites Shoreline Substantial Development Permit Soo8hcenter0vd, Suite 100 Tukwila, Washington 98188 from Monday through Friday between 8:30 a.nm. and 5:00 p.m. The project planner is Valerie Lonneman, who may be contacted at 206-433-7140, for further information, Property owners affected bw this decision may request e change im valuation for their property tax purposes, Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period unless an appeal isfiled. Jack I ce, Director Deptment of Community Development City ofTukwila MU.,