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II. Corridor -Based Standards <br />Andover Park East and Christensen Road are both considered Neighborhood Corridors. See Attachment G for <br />Neighborhood Corridor standards summary sheet. <br />Public Frontage Standards (TMC 18.28.150): The proposed project meets the requirements for public frontage <br />standards along Andover Park East, including streetscape width and landscaping. Ornamental pedestrian- and <br />vehicular -scale street lights shall be installed along the frontage per the Department of Public Works standard. <br />Applicant shall submit a street lighting plan to satisfy this requirement with the building permit materials. <br />Due to the arrangement for provision of shared parking on Christensen Road, the applicant has requested several <br />modifications to the Neighborhood Corridor frontage standards for the eastern frontage as is permitted by TMC <br />18.28.130 C. The modification request requires a Type 2 decision, which may be consolidated as part of the BAR <br />decision per TMC 18.104.030. The applicant must demonstrate that the modified corridor design: 1. Satisfies the <br />urban design goals as stated in the Corridor Type's purpose, requirements, and description; 2. Is designed to <br />transition safely to the existing conditions at either end; and 3. Enhances the streetscape of the site and adjacent <br />development. <br />The proposed frontage modification widens the landscaping island in between the on -site hotel parking lot and <br />the adjacent off -site shared parking lot on Christensen Road. A nine - foot -wide landscaping strip with a nine -foot- <br />wide sidewalk is proposed in lieu of the 15 -foot sidewalk frontage improvement standard required for the <br />Neighborhood Corridor (see Attachment G). Approximately four feet of this landscaping strip is within the right - <br />of -way, with five feet of perimeter landscaping on the subject lot. The modification is a preferred approach to the <br />requirement at the site as it is within the shoreline zone and at the terminus of Christensen Road. <br />Building Orientation /Placement & Landscaping (TMC 18.28.160 - .190): The proposed project meets building <br />orientation standards. The building will be oriented to Andover Park E and Christensen Rd, and parking will be <br />provided on the side and rear of the building. Along Andover Park E, no parking is proposed between the <br />building and the street. Along Christensen Road, one double - loaded aisle of parking is proposed between the <br />building and the street. <br />Architectural Design Standards (TMC 18.28.200): <br />Neighborhood Corridor <br />Design Response <br />Architectural Design Standards <br />Acceptable <br />Partial <br />Unresponsive <br />Not applicable <br />Facade articulation Increment <br />Commercial /mixed use maximum — 50 feet <br />X <br />Major vertical modulation maximum — 120 <br />X <br />feet <br />Ground level Transparency <br />Commercial -use minimum — 50% X <br />Comments: <br />• Frontage improvements are only required along Andover Park E and Christensen Road; the <br />property does not abut Tukwila Parkway along the northern parcel line (there is city owned <br />land in- between the subject parcel and the road). Additionally, no access is provided from <br />Tukwila Parkway and the site topography slopes up to further separate the road from the <br />development site. Therefore, the City has determined that frontage standards shall not be <br />required for the northern frontage. <br />Table 1. Architectural Design Standards for the Neighborhood Corridor <br />L15 -0027 — Tukwila Holiday Inn Express <br />Board of Architectural Design Review Staff Report <br />Page 15 <br />n <br />