Planning 2015-08-27 COMPLETE AGENDA PACKET

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A. 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 main entrance of the building is oriented toward the Green River per TMC 18.44.110. Le. However, the TUC public frontage improvements, public patio, and secondary exterior public entrance on Andover Park East are instrumental in ensuring that one does not feel like the building has turned its "back" to the street. Additionally, a pedestrian connection from Andover Park E to the Green River Trail is proposed along the northern side of the lot, further enhancing pedestrian access in the area. The building is designed to provide views of the river from a balcony and from rooms that face the Green River. 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. The project meets the design criteria. The refuse and disposal area is accessible and properly screened by appropriate enclosures (with a limestone -like stone veneer to match building exterior) and landscaping. Waste Management has confirmed that the proposed site design provides sufficient access to this area. Appropriate vegetative screening has been indicated on the landscaping plan to obscure mechanical equipment. There is no rooftop mechanical equipment proposed. 3. Lighting Site lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. The project meets the design criteria. The style of the exterior lighting fixtures fits the more contemporary building design, and the fixtures are appropriately spaced. Four different types of building- mounted fixtures are proposed. Gray, upward facing lights will be used to cast the signature Holiday Inn Express blue light beams onto the columns over the main entrance and the secondary entrance on Andover Park E, enhancing architectural features at night. Square gray, downward projecting sconces will be used on the front columns of the porte cochere to enhance visibility of the main entrance. Circular gray sconces will be wall- mounted along the upper fagade around the building and will cast an "X" shaped beams on the walls. Curved gray, downward- tilting LID sconces will be mounted along the first floor exterior to help illuminate pedestrian areas (see Figures 6 & 7 and Attachment E). L15 -0027 — Tukwila Holiday Inn Express Page 18 Board of Architectural Design Review Staff Report 12