HomeMy WebLinkAboutSEPA EPIC-FD-43 - WESTWATER CORPORATION - WESTWATER HOTEL DEVELOPMENTWESTWATER HOTEL DEV.
\-W CORNER OF
WEST VALLEY HY AND
STRANDER BLVD
EPIC -FD -43
CITY OF TUKWILA
OFFICE OF COMMUNITY DEVELOPMENT
PRGro3fi /FINAL
DECLARATION OF /I'JON -S I Gid I F I CA JCE
Description of proposal Westwater Hotel Development
Proponent
Westwater Corp.
Location of Proposal.
Northwest corner of West Valley Rd. & Strander Blvd
Lead Agency City of Tukwila
File No. EPIC -FD -43
This proposal has been determined to ( /not have) a significant adverse im-
pact upon the environment. An EIS (ins /is not) required under RCW 43.21C.030(2)
(c). This decision was made after review by the lead agency of a completed
environmental checklist and other information on file with the lead agency.
Responsible Official
Position /Title
Kjell Stoknes
Director, Office of Communit Deve o.ment
Date 2 /November 1977 Signature
COMMENTS:
WESTWATER MOTEL
EXHIBIT•G
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
MEMORANDUM
17 November 1977
TO: FILE
FROM: Fred N. Satterstrom
SUBJECT: Westwater Hotel Environmental Questionnaire and EIS for And-
over Industrial Park /Andover East
After reviewing the draft EIS Prepared by Wilsey & Ham, Co.
for Andover Industrial Park /Andover East, I have discovered'
the following:
1. The draft EIS covered that area known as "Andover East ".
Andover East comprised about 82 acres and included the
present Westwater site and the existing Jolly Ox Restaurant
site.
2. The draft EIS analyzed the impacts of Andover East on
the basis of commercial development.
"Andover East will be developed in accordance with the
City's M -1 Zoning Classification. The anticipated use
of this site will be for commercial facilities." (SEE,
p. 12 of the draft EIS).
3. The organization of EIS subsections in the draft EIS for
Andover Park corresponds well with WAC 197 -10 -440 as do
the required physical and human elements detailed in WAC
197 -10 -444.
4. The draft EIS was distributed in the summer of 1973 to
agencies shown on the distribution list.
5. Responses to the draft EIS were received from the following:
a. Environmental Protection Agency (EPA)
b. Puget Sound Governmental Conference (PSGC)
c. Corps of Engineers, Dept. of the Army
d. Puget Sound Air Pollution Control Agency
e. Washington State Dept. of Fisheries
f. Washington State Dept. of Social /Health Services
g.
Department of Transportation, U.S.
6230 Southcenter Boulevard s Tukwila,
WESTWATER HOTEL
EXHIBIT H
Memorandum
File
Page 2
17 November 1977
6. It is my opinion that the draft EIS would not be substantially
changed on the basis of the abovementioned comments. There is
no evidence that I can find to indicate that a final EIS was
actually distributed.
FNS /ch
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
M E M O R A N D U M •
17 November 1977
TO: Kjell Stoknes, Responsible Official
FROM:. Fred N. Satterstrom, Planning Supervisor
SUBJECT: Westwater Hotel Environmental Checklist
BACKGROUND:
18 October 1977 Westwater Management, Inc. applies to City of
Tukwila for shoreline permit and conditional use
permit.. Submits environmental checklist.
24 -27 October 1977 Westwater environmental checklist reviewed by
Public Works (10- 25 -77), Fire Dept. (10- 27 -77),
Building Dept. (10- 24 =77), and Police Dept.
(10- 24 -77).
26 October 1977 Applicant submits letter stating his intention
to locate heliport at the subject site.
4 November 1977 Planning Division requests additional information
from applicant.
14 November 1977 Applicant submits requested information to Plan-
ning Division.
FINDINGS:
1. The size of the subject site is approximately seven (7) acres.
2. The proposed facility is a 250 -room, 7 -story hotel with 9000+
sq. ft. of banquet /meeting rooms, two restaurants, two bars, health
club, retail shops, and swimming pool, and 400+ parking spaces.
3. The site has been filled in the past and earth changes will be primarily
excavations for foundations and /or basements.
4. Emissions from vehicular traffic generated by the faiclity will add
to the air pollution levels.
6230 Southcenter Boulevard • Tukwila, Washington 98188 • (206) 242 -2177
1
Memorandum Page 2
Kjell Stoknes 17 November 1977
5. The rate of surface runoff will be increased by the proposed
facility and the rate of groundwater recharge will be decreased.
6. Tree growth on the site is limited to the unfilled portion lying
along the river's edge. All of these large trees are cottonwoods.
7. Wildlife habitat is confined primarily to the shoreline area where
underbrush and tree growth provide shelter.
8. Noise from construction activities will increase the ambient noise
level at the site. Noise from pile driving activity will probably
be the most noticeable. Following construction of the facility,
the noise level'is expected to approximate the existing condition.
9. The subject site is located in an area zoned M -1 (Light Industrial)
and planned for Commercial land use according to the recently
adopted Comprehensive Land Use Policy Plan. As such, the proposal
is consistent with present land use policy in the area.
Surrounding land use includes a restaurant to the south, a restau-
rant to the east, a single - family residence to the north, and
industrial buildings across the river to the west.
10. Employment at the proposed facility may generate a need for addi-
tional housing in the Tukwila area, and as a result, cause a slight
increase in the population of the area.
11. Signalization of the intersection of Strander Blvd. and West Valley
Highway is scheduled for summer 1978, according to the City's Public
Works Department. Parking for over 400 cars is anticipated.
Traffic generated by the facility is within the holding capacities
of existing arterials. Also, according to the Public Works Dept.,
ingress /egress onto Strander Blvd. will be limited to right -turn
in and right -turn out only.
12. The proposed facility will generate a need for additional police and
fire protection.
13. The proposed facility will generate a need for water and sanitary
and storm sewer utilities. Both public water and sanitary sewer
are available to the site. Both are sized to meet anticipated
demands. Storm sewer service will be provided by developer. The
storm system will discharge directly into the Green River.
14. Proposed plans call for a seven - story, 80' high structure which
"steps down" toward the river to a three - story, 35' high level.
A building of such height will be conspicuous when surrounded and
located in an area characterized by single -story industrial and
commercial buildings. The proposed height, however, is well
within limits allowed by M -1 zoning south of Interstate 405.
Memorandum Page 3
Kjell Stoknes 17 November 1977
15. The applicant has indicated that the shoreline area will not be
open to the general public for recreational use but, rather, is
open to hotel guests.
16. This site has been included in a previous environmental impact
statement, i.e., the draft EIS for Andover Industrial Park/
Andover East. (The subject site and the Jolly Ox site comprised
what was known as "Andover East. ") This EIS was distributed in
the summer of 1973. In this EIS, Andover East was evaluated on
the basis of development to commercial facilities (SEE, p. 12 of
that document).
CONCLUSIONS:
1., The environmental questionnaire for the Westwater Hotel and the
draft EIS for Andover Industrial Park /Andover East are hereby
incorporated as part of this report on potential impacts of the
proposal.
2. By virtue of the draft EIS for Andover East in 1973, the proposed
project has probably complied with the procedural requirements of
SEPA. (The organization and required elements of this 1973 EIS are
nearly identical to those required in existing SEPA guidelines.)
3. While the scale and intensity of proposed development are relatively
high, no major or significant pollutional impacts are anticipated
as a result.
RECOMMENDATION:
Based on the above FINDINGS and CONCLUSIONS, I recommend that a
negative declaration be issued for the proposed Westwater Hotel
project.
FNS /ch
November 11, 1977
Dear Mr. Satterstrom:
Regarding the additional information you require
for further consideration of the environmental
check list for our Westwater hotel, attached
and enclosed please find all the supporting mat-
erials you have requested.
Please do not hesitate to call me if clarifica-
tions are needed or additional information is
desired.
Respectfully submitted,
Dona '— Cru1c-kshank
Westwater Hotel Representative
DCC /few
Mr. Fred Satterstrom
Planning Supervisor
City of Tukwila
6230 Southcenter Blvd.
Tukwila, Wash. 98188
3000 SOUTH 176TH - SEATTLE, WASHINGTON 98188 - (206) 246 -9110
Mr. Fred Satterstrom
Page two November 11, 1977
Additional information requested pursuant WAC 197 -10 -333
3. Water.
Although plans are not complete for the site develop-
ment it is anticipated that average ground elevations in
parking lots and site areas will be approximately 26 (MSL).
On this basis the area grades would vary between lows at
about 25.5 highs at about 26.5 which indicate that the drain-
age system will function at full efficiency with river levels
up to about elevation 24. The river water level for a 1:100
year flow occurrence in this area is estimated by the Corp
of Engineers to be approximately 21.8. The system will func-
tion under this occurrence.
When the river level rises above elevation 24 the capa-
city of the system will decrease slowly until, at a river
elevation of about 25.5, the drainage system will begin
to pond water over catch basins in the low areas.
The Corps of Engineers is authorized to discharge up to
12000 cfs from the Howard Hansen dam, if it is deemed neces-
sary, due to conditions in the dam area. This dam release
plus local inflow downstream from the dam is estimated by
the Corps of Engineers to result in a water surface eleva-
tion at the site of approximately 26 . At this point the
on -site drainage system will not function and low areas
of the site will pond water. This ponded water will result
not only from rainfall, if any, directly on the site but
from river overflow waters entering the site from lower areas
along the West Valley Highway and adjacent land, not pro-
tected by high banks.
4. Flora.
No significant vegetation will be removed in the area
lying within SO feet of the rivers edge. Significant vege-
tation - 12 inch diameter and over, is shown on the attached
site map. The remainder of the growth below the top of the
bank would generally be left in place with possible prun-
ing. Any vegetation removed would be replaced as part of
the site landscaping. There is no vegetation above the top
of bank other than weeds and vines. The area would be fin-
ished as part of the landscape program.
•
Mr. Fred Satterstrom Page three November 11, 19.77
6. Noise.
Noise from construction equipment varies with the type
of equipment and engine RPM. Normal noise levels are about
90 dBA at 50 feet for bulldozers and power shovels operat-
ing at moderate engine speeds. Dump trucks generate 80-
85 dBA at 50 feet when accelerating from a standing start.
Pile driving equipment can be expected to generate about
90 -100 dBA at 50 feet, however this noise intrusion would
be intermittent and would occurr only during a period of
approximately the first 30 days. Most construction noises
are of low frequency and attenuate rapidly. These noises
also possess a low annoyance factor when compared to sounds
of equal level at higher frequencies.
Since the building will be centeralized on the site,
noise levels conveyed to the West Valley Highway and Strander
will be modulated. The trees along the river bank will les-
sen the significant of noise carrying across towards the
industrial buildings to the West on the North side to resi-
dence adjoining will probably receive a higher noise level
than elsewhere. We will be cooperative with our neighbors
to minimize noise wherever possible, and without exception
all construction work during our development would be dur-
ing daylight hours.
The expected noise (dBA) in the guest rooms at comple-
tion would be at least 50dBA. Extensive "structural furnish-
ings (wall treatment, carpet and drapes)- and fixture efforts
are being taken to insure that the quality of room to room
acoustics will be in keeping with the high quality of the
hotel.
8. Land Use.
Our hotel project should have a continuing effect upon
growth in the area, particularly of a high quality character,
since the property value will increase. Frequently as in
other communities, a fine new hotel acts as a social necu-
lus for related developments of a similar quality, such as
superior restaurants, office structures and or hotels.
9. Natural Resources.
It is proposed that water for the proposed ponds will
be pumped from the Green River, filtered for use, and return-
ed to the river. This proposal is subject to approval from
the County Hydraulic Engineers and the State of Washington.
In the absence of this approval alternate sources will be
sought, probably from a small well, or from the public water
supply.
• •
Mr. Fred Satterstrom Page Four November 11, 1977
10. Risk of Upset.
Since the actual structural design is not completed
at this time, it is the intention of the owner and archi-
tect to utilize his inhouse engineering expertise in con-
junction with a local structural engineering firm as the
primary source of knowledge about local earthquake history.
All precautions will be taken to exceed the minimum requir-
ed engineering for anticipated stresses in the event of
an earthquake.
13. Transportation /Circulation.
Attached hereto is the development data for the origi-
nal submittal to which is appended a diagram of projected
ingress and egress patterns to the hotel site, with and with-
out the signalization as tabulated below.
Induced Traffic
WESTWATER HOTEL
Projected Ingress /Egress Traffic
ADT Peak Hour*
From South 40% 560 60
From North 20a 280 29
From West 40% 560 60
1400 149
Existing Traffic
From South 40%
From North 20%
From West 40%
Total
839
420
839
2098
89
45
89
223
3498 372
*The peak used herein is the 4 - 6 PM-peak (of the street),
the larger peak. It is not the peak hour of the generator
which will be at noon and later evening - - -- not coincident
with the peak on the street.
16. Utilities.
Existing utilities are shown on the attached site plan
as they relate to the subject site. All lines are of ade-
quate size and capacityto serve the proposed development.
s 4
Mr.. Fred. Satterstrom Page Five November 11, 1977
18. Aesthetics.
To diminish the dominance of the building, a burro will
be built around the outer edge of the parking lot with gener-
ous land scaping on the perefery, the sides of the building
and all parking lot areas. This treatment will lessen the
view of the building from the perspective on West Valley
Highway and Strander, as well as from the property to the
North.
When looking at the building from the North, South and
West side the sloping roof line (6 stories on down to 3
stories as it gets closer to the river) will provide an
interesting architectural profile which diminishes as it
cascades towards the large trees along the bank.
19. Recreation.
As a result of my telephone conversation with you,
since there is no law governing the use of the Shoreline
on our property, it is our intention to leave this area
open for the convenience of our hotel guests and others
(the public) who may choose to avail themselves of our
grounds.
pe.tfully submitted,
Donald C. Cruickshank
Westwater Hotel Representative
Dcc /few
Mr. 'Fred Satterstrom
Planning Supervisor
City of Tukwila
6230 Southcenter Blvd.
Tukwila, Wash. 98188
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WESTWATER
Trip. Generation Estimates
Planning Assumptions
The planning assumptions utilized in developing the attached
trip generation rates are based on the following data.
Site Area
Motel Rooms
Motel Rooms
304,257 sq. ft.
272 minimum
280 maximum.
Restaurant 120 seats (Dining
Facility)
Restaurant 120 seats (Cafe)
Banquet Rooms 400 seats
1. Unless otherwise muted, all estimates are based on
the "maximum" facility capacity.
2. Source documents are Institute of Transportation
Engineers Trip Generation: An Informational Report,
1976.
Banquet Room
The banquet room is projected to have 400 seats. The trip
generation rate for the banquet facility assumes the follow-
ing since no published data is avaiable.
1. 100 percent occupancy with two persons per
vehicle = 400 trips
2. Ratio of Motel guests vs. nonMotel guests at Banquet
facility = 1:2 = 200 trips.
3. Peak hour during peak hour of generator;
a. forenoon.
b. midnoon .
c. evening.
4. Comment - probably no effect on street "peak hour ".
WESTWATER
Trip Generation
SUMMARY OF DAILY TRIPS
FACILITY. AWD SAT SUN
Motel 2680 2338 1935
Dining Room 122 189 N/A
Restaurant 296 122 70
Total Trips 3098 2649 N/A
SUMMARY OF PEAK HOUR TRIPS
A. M. Average Weekday:
Motel 182
Dining Room 3
Restaurant 86
Total 271
P. M. Average Weekday:
Motel 246
Dining Room 7
Restaurant 19
Total 272
Time Period
WESTWATER
Trip Generation Rates
Motel
Minimum Maximum
Trips Trips
7 -9 a.m. 177 182
4 -6 p.m. 193 199
Motel peak, a.m. 234 240
Motel peak, p.m. 239 246
Average Weekday 260.6 2682
Saturday
2271 2338
Restaurant -- Dining Facility
Time Period Trips
A. M. Peak (7 -9) 2.4
P. M. Peak (4 -6) 7.3
Generator 15.1
Average Weedday 122
Saturday 189
Peak 28
Restaurant Section
Time Period Trips
A. M. Peak (7 -9) 86
P. M. Peak (4 -6) 19
Noon Hour 28
Evening 40
Average Weekd.ay 296'
Saturday 122
Saturday peak 18
Sunday 70
Peak 12
Parking Requirements
The average weekday represents the worst day the facility
will experience in terms of vehicular demand. Saturday and
Sunday will have lower volumes than experienced on the -
"average weekday ".
The peak demand at the facility including the Motel, dining
room, and restkaurant will be in the order of 272 trips.
Coincidently, the peak hour average weekday trip demand of
272 equals the minimum projected number of rooms in the
motel.
Further, the P. M. average weekday travel demand has not in-
cluded the banquet facilities. The banquet facilities will
probably experience a trip demand in the order of 100 vehicles
per occasion. Consequently, peak trip demand to the entire
site will amount to the following:
Motel
Dining Room
Restaurant
Banquet Room
Total
246
7
19
100
372
The peak demand used herein
is the peak hour of the street
system and not necessarily the
the peak of the facility.
It should be noted that these are anticipated hourly demands
by vehicles. Consequently, the probable demand for parking
will _ h be in the order of 370 stalls. It has been noted that
without variance, the City of Tukwila zoning requirements
provide for 418 stalls. With a variance the number of stalls
may be reduced to 336. It would be our recommendation that
no fewer than 370 stalls be provided.
4
WESTWATER
TRAFFIC DEMAND
as
Percent of Approach Volume
West Valley @ Strander Blvd.
TIME
12 :00 - 1:00
1:00 - 2 :00
2:00 - 3:00
3:00 - 4:00
4:00 5:00
5:00 - 6:00
6:00 - 7:00
7:00 - 8:00
8:00 9:00
9:00 - 10:00
10:00 - 11:00
11:00 - 12:00
12 :00 - 1:00
1:00 - 2:00
2:00 - 3:00
3:00 - 4:00
4:00 - 5:00
5:00 - 6:00
6:00 - 7:00
7:00 - 8:00
8:00 - 9:00
9:00 - 10:00
10:00 - 11:00
11:00 - 12:00
Total
SB% NB% EB%
1.33 1.61 0.70
0.62 0.49 0.70
0.21 0.37 0.35
0.21 0.25 -0-
0.31 0.12 0.35
0.92 1.11 -0-
6.77 5.32 1.05
14.25 9.14 1.74
10.15 6.18 3.48
5.33 4.33 3.83
5.0.3 4.70 4.88
5.54 5.69 7.32
6.26 4.70 8.71
5.13 4.82 7.67
6.15 5.69 8.71
7.79 11.24 8.71
8.92 15.44 11.50
5.54 8.53 11.49
2.67 3.43 5.57
1.44 '2.72 4.53
1.64 1.36 3.14
1.33 0.87 3.48
1.23 0.99 1.39
1.23 0.99 *0.70
100.00 100.00 100.00
Source: Washington State Highway Department.
5
•
Existing Traffic
The principal intersection, and the intersection adjacent to
the site, is the West Valley Highway at Strander Blvd. The .
traffic volumes on this facility are as follows:
1977 Average Daily Traffic
Intersection Leg ADT A. M. Peak P. M. Peak
North 19500 2280 2375
West 5740 660 660
South 16180 1892 1970
K *= 0.61 (Southbound)
K = 0.63 (Northbound)
K = 0.62 (Eastbound)
*K is the directional distribution for determining approach.
volumes.
Assignment
There is no data available at the present time for determining
the percentage of trips which would be utilizing the site from
existing traffic versus trips going to the site as "new traffic".
New traffic, in this case, is that traffic attracted to the
site and not presently in the area.
Existing traffic is considered to be 60 percent and new traffic
is considered to be 40 percent.
Distribution
The distribution of trips is assumed to be as follows:
Distribution
Orientation Percentage
North 40 percent
South 20'percent
West 40 percent
It should be noted that those trips oriented from the south
will arrive at the site by turning left at the traffic signal
and entering the site on the Strander Blvd. driveway. However,
that traffic exiting and destined to the south - -the reverse
component - -will exit the site onto West Valley Highway. This
6
• •
assumption is based on the probable installation of channeli-
zation precluding northbound traffic crossing the intersection
and gaining access to the site from the West Valley Highway
intersection.
Traffic to and from the north and traffic to and from the west
will enter the site via the West Valley Highway driveway and
the Sttander Blvd. driveway respectively.
7
4 November 1977
•
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
Mr. Don Cruickshank
Westwater Corporation
c/o Jet Inn
3000 South 176th Street
Seattle, Washington 98188
RE: ENVIRONMENTAL CHECKLIST FOR WESTWATER HOTEL PROPOSAL
Dear Mr. Cruickshank:
Our office has just completed an initial review of the environmental checklist
submitted for the abovementioned project.
In order to make the threshold determination, it is necessary for us to request
additional information (pursuant to WAC 197 -10 -333). The points on the checklist
where this office needs clarification are the following:
3. Water.
It is stated in the checklist that "all storm water runoff presently
running overland and in earth channels ... will be collected in a con
ventional underground drainage system with catch basins for silt and
debris collection and will be routed through an oil separator prior to
discharge into the Green River." What level will the river be at when
discharge of storm water from the subject site will be impossible?
How often can we expect this river level? What will be the effect of
"no discharge" due to high river level?
4. Flora.
Will any trees or other significant vegetation be removed in the area
lying within 50 -feet of the river's edge? If so, please map their
location and explain the reason for removal.
Noise.
What will be the effect on the ambient noise level of construction
activity associated with development of Westwater? In addition, what
is the expected noise level (in dBA) in the hotel rooms once completed?
6230 Southcenter Boulevard n Tukwila, Washington 98188 a (206) 242-2177
Mr. Don Cruickshank
Westwater Corporation
Page 2
4 November 1977
8. Land Use.
Will the location of the proposed Westwater project on this site have any
effect on the trend of land use in the general vicinity of the project?
Will it attract other complementary and /or supplementary uses?
9. Natural Resources.
Where will the water in the proposed ponds come from? The Green River?
Public water supply?
10. Risk of Upset.
The location of a tall structure on all alluvial floodplain theoretically
can cause problems during earthquakes. How does this project respond to
earthquake conditions? What precautions have been taken?
13. Transportation /Circulation.
Please submit to us a traffic plan indicating ingress /egress patterns to
the site and turning movements off of and onto West Valley Highway and
Strander Boulevard. Particular attention should be made to channelization
on West Valley Highway for left -turn movements. Allow for both conditions:
with and without signal light at intersection of Strander and West Valley.
16. Utilities.
Where are the utilities located in the relation to the subject site? Are
the sizes of water and sanitary sewer utilities adequate?
18. Aesthetics.
It is stated that the hotel is "low- profile ". Yet, the building at its
proposed height will likely dominate the general area. What steps are
being taken to diminish this dominance?
19. Recreation.
Will the shoreline area be open to the public or only to hotel guests?
If you have any questions concerning any of the above, please don't hesitate to call.
The environmental review will remain in limbo until we receive a written response to
the above questions.
Fred N.
Plannin
FNS /ch
atterstrom
Supervisor
1
P1/(',e
October 26, 1977
Dear Gary:
As was mentioned at the time of our submission
of plans and application, it is our intention
to include a heliport as a part of the Westwater
Inn.
Please accept this letter as notice of our in-
tention to include this hotel service upon sat-
isfaction of all agency requirements.
Respectfully submitted,
on t7tT—CTUTtkshank
General Manager
C. Copy: Dan Fritz
Don Kraatz
DCC /few
Mr. Gary Crutchfield
Assistant Planner
6230 Southcenter Blvd.
Tukwila, Wash. 98188
3000 SOUTH 176TH - SEATTLE, WASHINGTON 98188 - (206) 246 -9110
CITY OF TUKWILA
ENV I R•Ef'JTAL QUESTIONNAIRE REV I (FORM
PROJECT NAME: Wg5liara 140161.. ,
PROJECT ADDRESS: 6/Y4W6eY I6o44e1AW KW" Vale ylmi
DATE ACCEPTED FOR FILING: /D -/8-77
1. DEPARTMENTAL REVIEW: (date) (reviewer)
❑ Building: by:
❑ Engineering: by:
Fire: /C „,y) 9 /1-,6”.
❑ Planning: by:
❑ Police: by:
2. ANY PERTINENT COMMENTS:
. m)cx_cicl ..
,�Q1Q A,1
Cam `cL
(TO BE COMPLETED BY THE RESPONSIBLE OFFICIAL)
. Agency review of environmental checklist determined that:
The project is exempt by definition.
The project has no significant environmental impact and application should
be processed without further consideration of environmental effects.
The project has significant environmental impact and a complete environ-
mental impact statement must be prepared prior to further action for permit.
More specific information is needed to determine impact.
Signature and Title of Responsible Official Date
4. Applicant was notified of decision on:
by by
Date Staff Person Letter, Phone
In accordance with Washington State Environmental Policy Act and City of Tukwila
Ordinance.No. 986.
CI FY OF IUKWILA
ENVIR•ENTAL OUESTIO NAIRE REVI•FORM
PROJECT NAME:
PROJECT ADDRESS:
DATE ACCEPTED FOR FILING:
WESTWATER HOTEL DEVELOPMENT
Strander Blvd. & West Valley Hwy.
1. DEPARTMENTAL REVIEW: (date) (reviewer)
uilding: by:
Engineering: /D-0V4--77 by: eel-.)
❑ Fire: by:
❑ Planning: by:
❑ Police: by:
2. ANY PERTINENT COMMENTS:
Pv /�x,t�c CS ex.) Ms 7L 1%47 Gloms//
%roe 71 b %e,' 41 lS /%r0 !/! dt /Al "ess /eres S
!rye 71i; ) /st.tie. 604. ae c s s
le rip 74 7t-i.e...v / X-)fe.. oe9
(TO BE COMPLETED BY THE RESPONSIBLE OFFICIAL)
3. Agency review of environmental checklist determined that:
The project is exempt by definition.
The project has no significant environmental impact and application should
be processed without further consideration of environmental effects.
The project has significant environmental impact and a complete environ-
mental impact statement must be prepared prior to further action for permit.
More specific information is needed to determine impact.
Signature and Title of Responsible Official Date
4. Applicant was notified of decision on:
by by
Date
Staff Person Letter, Phone
In accordance with Washington State Environmental Policy Act and City of Tukwila
Ordinance No. 986.
CI FY OF I UKWI LA
ENV I RENTAL QUESTIONNAIRE REV I• FORM
PROJECT NAME:
PROJECT ADDRESS:
DATE ACCEPTED FOR FILING:
WESTWATER HOTEL DEVELOPMENT
Strander Blvd. & West Valley Hwy.
1. DEPARTMENTAL REVIEW: (date) (reviewer)
❑ Building: by:
❑ Engineering: by:
❑ Fire: by:
❑ Planning: by:
Ca(Police: (Yt- —L xi by:
2. ANY PERTINENT COMMENTS:
1 V A ti, t T S._ CAW' ti C v Y& �.
2. `T .r rs C s ssopvii • S L, o u-t-4-t S -I-+1 l t L.A. a t, -
C��. .1'340°v.1"1 _
(TO BE COMPLETED BY THE RESPONSIBLE OFFICIAL)
3. Agency review of environmental checklist determined that:
The project is exempt by definition.
The project has no significant environmental impact and application should
be processed without further consideration of environmental effects.
The project has significant environmental impact and a complete environ-
mental impact statement must be prepared prior to further action for permit.
More specific information is needed to determine impact.
Signature and Title of Responsible Official Date
4. Applicant was notified of decision on:
by by
Date Staff Person Letter, Phone
In accordance with Washington State Environmental Policy Act and City of Tukwila
Ordinance No. 986.
CITY OF IUKWILA
ENV I RENTAL QUESTIONNAIRE REV I IFO RM
PROJECT NAME: WE.ST_WATFR HfTE DEVELG.PAF T
PROJECT ADDRESS:
DATE ACCEPTED FOR FILING:
Strander Blvd. & West Valley Hwy_
1. DEPARTM NTAL REVIEW: (date)
Building: c c,a- 6f / f7 2 by: G(,2
❑ Engineering: by:
❑ Fire: by:
❑ Planning: by:
❑ Police: by:
(reviewer)
2. ANY PERTINENT COMMENTS:
(TO BE COMPLETED BY THE RESPONSIBLE OFFICIAL)
3. Agency review of environmental checklist determined that:
The project is exempt by definition.
The project has no significant environmental impact and application should
be processed without further consideration of environmental effects.
The project has significant environmental impact and a complete environ-
mental impact statement must be prepared prior to further action for permit.
More specific information is needed to determine impact.
Signature and Title of Responsible Official
4. Applicant was notified of decision on:
by
Date Staff Person Letter, Phone
Date
by
In accordance with Washington State Environmental Policy Act and City of Tukwila
Ordinance No. 986.
ANCHORAGE LOS ANGELES
ATLANTA NEW ORLEANS
BILLINGS NEWPORT BEACH
BOCA RATON NEW YORK
BOSTON PHOENIX
CHICAGO PORTLAND
CINCINNATI SALT LAKE CITY
CRANFORD SAN FRANCISCO
DENVER SANTA BARBARA
FAIRBANKS SEATTLE
HONOLULU SYRACUSE
HOUSTON WASHINGTON, O.C.
LEXINGTON, KY WHITE PLAINS
SIMiNta. &t.
AK-
•
Mt MD, tir •
.I
DAMES 8 M CPO RE
CONSULTANTS IN THE ENVIRONMENTAL AND APPLIED EARTH SCIENCES
ATHENS PERTH
CALGARY RIYADH
JAKARTA SINGAPORE
KUWAIT SYDNEY
LONDON TEHRAN
MADRID TOKYO
MELBOURNE TORONTO
VANCOUVER, B. C.
SUITE 500,NORTHGATE EXECUTIVE CENTER • 155 N. E.IOOLH STREET • SEATTLE, WASHINGTON 98125 • (206) 523 -0560
CABLE: DAMEMORE TWX: 910-444 -2021
Westwater Corporation
c/o Jet Inn
3000 South 176th Street
Seattle, Washington 98188
Attention: Mr. Don Cruickshank
Gentlemen:
October 6, 1977
Supplement to
Report of Geotechnical Evaluation
Proposed Hotel
Tukwila, Washington
We have reviewed the probable foundation support requirements for the
planned hotel complex which has been described to us by Mr. Donald
Kraatz. We understand that the hotel will be a "U" shaped structure with
the portions of the hotel housing the rooms ranging from three to five
or six stories in height. We understand that the taller portion of the
hotel will be near the east end of the complex and will step down to a
three -story height at the end near the river. We further understand
that the latest design concept will accommodate all required parking as
surface parking outside of the building area so that no basement or
partial basement parking is planned.
We believe that a structure of this size will require pile foundations.
The variation in intensity of load which will be realized beneath a
continuous mat foundation supporting a structure of varying height is
expected to result in significant differential settlement between the
different loaded areas. This differential settlement would be accen-
tuated if the higher rise portion of the building is located in the
vicinity of Test Pit 10. Also the loads imposed on a mat foundation
supporting a six -story building man be sufficient to result in an over-
stress condition within the layer of softer soils which was encountered
in Test Pit 10.
• •
DAMES 8 MOORE
Westwater Corporation
October 6, 1977
Page 2
We recommend that further investigation of soil conditions within the
building area be conducted. This investigation is, in our opinion,
necessary to provide further information on soil conditions at depth to
permit assessment of pile foundation requirements as well as expected
settlement behavior under the selected foundation type. The soil con-
ditions revealed by previous investigations of this property indicate
that there are no undue problems with respect to obtaining satisfactory
foundation support for the proposed hotel; however, it is important that
supplemental data be obtained for specific design needs.
We have completed Section II.1 of the City of Tukwila Environmental
Checklist, as requested. Where explanations are necessary, these have
been provided as an attachment to this letter so that they can be
attached directly to the checklist.
If you have any questions, please contact the writer.
Yours very truly,
oF `1,11 �P� ,%,. ,, DAMES & CORE
1
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A
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G.� �;<• J K. Tuttle
.
_c�Jr,.,> ; ■ P tner
JKT:md
Attachments
4 copies submitted
10503 - 001 -05
REPORT OF GEOTECHNICAL EVALUATION
PROPOSED HOTEL
TUKWILA, WASHINGTON, FOR THE
WESTWATER CORPORATION
DAMES & MOORE
September 21, 1977
10503 - 001 -05
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CA1lCC: O:.MCM(PC
Westwater Corporation
c/o Jet Inn
3000 South 176th Street
Seattle, Washington 98188
Attention: Mr. Don Cruickshank
'Gentlemen:
September 21, 1977
Report of Geotechnical Evaluation
Proposed Hotel
Tukwila, Washington, for the
Westwater Corporation
we present herein the results of our geotechnical evaluation of foundation
support for a proposed hotel to be constructed in Tukwila, Washington.
The site is bounded by Strander Boulevard on the south, the West Valley
Highway on the east, and the Green River on the west. We have previously
performed a soils investigation on this site, the results of which were
presented in our report dated July 12, 1973. We understand that a copy
of this report has been made available to you.
The,:hotel structures will be located in the area defined by a setback of
200 feet from the streets and 50 feet from the Green River. The layout
of the hotel has not been finalized but is expected to consist of one or
more three -story structures housing rooms and a one- or two -story structure
for the main lobby, restaurants, meeting rooms, and other public areas.
Consideration is also being given to providing parking in a partial base-
ment beneath some of the structures. Using assumed values for structural
decd and design live loads, we have estimated that column loads, assuming
a 20 by 20 foot spacing, would be on the order of 300 kips. If supported
. on a mat foundation, an average areal load of about 1,000 pounds per square
foot is anticipated.
The soil conditions revealed by our earlier work are relatively uniform
consisting generally of a few feet of softer silty soils over a moderately
loose to moderately compact clean sand formation which extends at least
•
DA 9'4 I: r1: o zrz L
Westwater Corporation
September 21, 1977
Page 2
50 feet below grade. An anomalous situation exists in the vicinity of
Test Pit 10 which is near the easterly limits of the building area. In
this exploration the surficial silty soils extended to the full depth
explored and could not be penetrated by the equipment being used. Thus,
the thickness of these soils may be considerably greater than shown on
the log of this Test Pit. The upper silty soils are relatively compressible
while the underlying sand possesses low compressibility characteristics.
Subsequent to submission of our earlier report, the site was filled up to
approximately Elevation 25 to 26 by the placement of compacted fill so
that at the present time the site surface is essentially level at this
grade.
For a building of the size planned, support on'shallow footings using a
soil bearing pressure on.the order of 2,500 pounds per square foot would
be feasible only with the implementation of overexcavation and replacement
,so that at least four feet of structural fill immediately underlies each
footing and separates the footing from any softer underlying silty soils.
This overexcavation should not be required on the north and westerly por-
tions of the site where there is sufficient compacted fill unless the
floor grade is depressed below the present ground surface. Generally,
footing settlements under these circumstances are expected to be on the
order of 1/2 to 3/4 inch. Unfortunately, a considerable amount of the
softer silty soil would still remain in place utilizing this plan in the
vicinity of Test Pit 10. We estimate that differential footing settlement
between this and the more typical, nearby areas could be on the order of
1 inch in about 50 feet. It is our opinion that this may be more than
could be tolerated structurally by a building of the.type planned.
Supporting the entire structure on a mat foundation should provide greater
structural rigidity with more ability to "bridge over" the area of poorer
soils in the vicinity of Test Pit 10. The use of a mat foundation with
four' feet of structural fill beneath the mat does not, however, alter the
situation relative to differential settlements in the vicinity of Test
Pit 10. Utilizing a mat, we still estimate that differential settlement
across the mat between the vicinity of. Test Pit 10 and more typical
nearby areas could be on the order of 1 inch in about 50 feet.
One solution to this situation for either footing or mat support would be
to avoid locating structures in this area. In order to evaluate such a
plan accurately, further field explorations would be required. It is our
opinion that avoiding the problem area in the vicinity of Test Pit 10
represents the most feasible means for achieving successful support of the
buildings' using shallow foundations.
Westwater Corporation
September 21, 1977
Page 3
We have reviewed the estimated 100 -year flood level for this area
(information obtained from the King County Flood Control Commission) to
assess the practicality of a partial basement. This flood level is at
approximately Elevation 26. The Commission recommends 2 feet of dike or
yard grade freeboard above this level. Obviously, river levels may approach
this elevation on many occasions during the course of 100 years-. Due to
the primarily clean granular nature of the native soils in this area, it
is our opinion that high river levels would be.quickly reflected by high
ground water tables on the subject site. The possible consequence of an
extended period of high water could easily be the flooding of a below -grade
parking. area. These occurrences would be only occasional and of temporary
duration. Nevertheless, we feel that the possibility of such flooding
should be recognized in any planning which contemplates construction of
a public use area or other building facilities below the present site
grade. It should also be recognized that the use of a subgrade parking
area will mandate the use of fairly widely spaced columns. This would
probably eliminate the possibility of using a mat foundation. Somewhat
greater footing settlements should, therefore, be expected; however, if
the vicinity of Test Pit 10 is avoided, these should be relatively uniform.
We trust that the foregoing information will serve your present needs.
If additional information is desired, please contact us at any time.
JKT:AAH:cr
4 copies submitted
10503- 001 -05
Yours very truly,
.TU T
DAMES "'RE .w
By
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Partner
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OWNER:
MANAGER:
ARCHITECT:
Westwater Management Inc.
14923 - 64th Avenue, Surrey
British Columbia, Canada
Same
Killingsworth, Brady & Associates, Inc.
Larry Stricker, Project Architect
3833 Long Beach Boulevard
Long Beach, California
CIVIL.;,
ENGINEER: • Wilsey & Ham
631 Strander Boulevard
Tukwila, Washington
SOILS
ENGINEER: Dames & Moore
1155 N. E. 100th Street
Seattle, Washington
r. •
Area Map
Vicinity Map
Aerial
Site Plan & Topography Map
Elevations
Typical Floors
Typical Room
Architectural Program
Environmental Checklist Form See Back Flap
Environmental Checklist Attachments See Back Flap
Application For Shoreline Substantial Development Permit See Back Flap
Copies of All Construction Reports See Back Flap
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KILLINGSWORTH, BRADY & ASSOCIATES, ARCHITECTS
PROJECT ARCHITECT, LARRY STRICKER
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SITE PLAN
; 4101
ENTRANCE ELEVATION
1 '- 40'
SECTION
1". 20'
SKYLIGHT GARDEN BELOW
KITCHEN & BANQUET ROOM BELOW
aNSENIMMUNCIIID
LOBBY LEVEL.
1'a40�
BAR
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RECEIVING
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1° 40'
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GUEST ROOM PLAN
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GUEST ROOMS
(Includes 10 -12 Suites) 380 x 250 = 95, 000
Manager's Suite 1,500
Royal Suite (2) 1120 x 2 2,240
98,740
LOBBY
Entrance /Windbreak /Desk
MEETING ROOMS
7,425
Banquet Room
(Includes six 300 S. F. Meeting R.00ms) 5, 000
Small Meeting Rooms 4 x 300 1, 200
Lobby, Coats, Toilets •• 1, 800
Circulation 3, 000
Storage 1,200
12,200
ADMINISTRATION 2,400
SHOPS 4,000
DINING
Restaurant. _ 2, 160
Cocktail Bar 1, 250
Cafe 1,800
Intimate Bar 990
6,200
SERVICES
Maids' Room at Each Floor 6, 000
Kitchen 4,000
Bulk Storage 2, 000
Employees' Cafeteria 1, 120
Employees' Lockers 2, 000
Laundry & Housekeeping 2, 000
Timekeeper /Receiving 200
Mechanical 5,400
Loading Dock /Can Wash 1,400
24, 120
PUBLIC CIRCULATION
Skylight Garden
Corridors (6 x 3840)
17, 000
23, 040
40, 040
TOTAL 197, 125 'Square Feet
PARKING REQUIRED
Hotel Rooms
Banquet Room
(Including 6 Meeting Rooms)
Meeting Rooms (4)
250
x 1 Space /Room
250 Spaces
5,000
1,200
6,200
x 1/75 Square Foot
83 Spaces
Restaurant 120 Seats
Cafe 120
Bar 60
Intimate Bar 40
340
5 Seats /Parking Space
68 Spaces
TOTAL 401 SPACES
406 PROVIDED
RECEIPT
Received From
Address 30D
For
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WESTWATER MANAGEMENT
SITE MAP
Tukwila Washinqt
W&H WiLSEY & HAM, l_j1C.
. . . . . . .. . ,
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ENGINEERING , . PLANNING .•• SURVEYING
•
, :• , • ENVIRONMENTAL . ANALYSIS • -.-', -,.' ',' '.': -' "'' '
631 Strander Boulevard :. ':.... ' Telephone
,Tukwila,WashIngton 98188 , , , (206)248-2470 . .: