Planning 2015-08-27 COMPLETE AGENDA PACKET

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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 streetpresence, and are attractive at a pedestrian scale. The project meets the design criteria. The project utilizes decorative awnings, roofline differentiation, variation in materials, vertical and horizontal modulation, and architectural details including copper- painted awnings and columns to reduce the perceived scale and add visual interest. 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. The project employs protruding window frames, custom - designed copper colored awnings, decorative building- mounted light fixtures, an interesting assortment of building materials, and stylized concrete design elements to provide texture and sculptural relief. 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. The project meets the design criteria. Fagade materials and colors will be neutral and subdued, with muted green accent -walls on the eastern, southern, and northern facades. A variety of building materials are incorporated in the design, including E.F.I.S, copper colored painted metal, glass, cedar, and limestone -like stone veneer panels. Fascia/beams will be painted dark brown to give the appearance of wooden roof beams and trim (Attachment C to be provided at hearing). 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. The project meets the design criteria for windows by utilizing prominent window frames and sills that add textural relief and detailing to the fagade. The project includes copper- painted flat metal awnings above the first - floor windows and sloped copper- painted metal awnings above other windows and balconies, which provide additional articulation and interest to the windows. 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 fa(ade must be provided. The project meets the design criteria. Six -foot deep horizontal awnings overhanging 75% of the first -floor windows /doors along Andover Park E and Christensen Road and a porte cochere provides cover for the passenger L15 -0027 — Tukwila Holiday Inn Express Page 112 Board of Architectural Design Review Staff Report 16