Planning 2015-08-27 COMPLETE AGENDA PACKET

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loading zone at the main building entrance on the eastern fagade. Several benches on the southern fagade are proposed under awnings, providing a weather- protected outdoor seating area near the main entrance. 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 proposed project includes a pattern of windows and trellises (see Attachment F) to cover blank walls and is consistent with the blank wall requirements. 11. Parking Structures Design criteria do not apply as the project does not include a parking structure but rather a parking lot. V. Public Comments A Notice of Application was distributed to agencies that may have an interest in the project on June 23, 2015. The Notice of Application was also posted on the project site and mailed to surrounding residences /property owners. There were no comments received in response to the Notice of Application. Conclusions 1. District -Based Standards Structure height, length, and setback requirements are in compliance with the Tukwila Urban Center- Transit Oriented Development standards. 2. Corridor -Based Standards Public frontage, building orientation and landscaping, fagade articulation, blank wall, and transparency requirements have been fulfilled in accordance with the Neighborhood Corridor standards. The Department Director determined that the 50% ground -level transparency requirement is not applicable to the northern fagade (Adjacent to Tukwila Parkway, a Commercial Corridor) as the subject property does not directly abut the street. The proposed frontage modification widens the landscaping island between the on -site hotel parking lot and the adjacent off -site shared parking lot on Christensen Road. A nine - foot -wide landscaping strip with a nine- foot -wide sidewalk is proposed in lieu of the 15 -foot sidewalk frontage improvement standard required for the Neighborhood Corridor (see Attachment G). Approximately four feet of this landscaping strip is within the right -of -way, with five feet of perimeter landscaping on the subject lot. The modification is a preferred approach to the requirement at the site as it is within the shoreline zone and at the terminus of Christensen Road. 3. Supplemental Standards Landscaping is in compliance with all TUC -TOD requirements. The City's Urban Environmentalist has reviewed and approved proposed plant materials to ensure appropriate species selection and spacing. A maintenance agreement for all landscaping installed as part of the development (within and outside of the subject parcel) shall be provided by the applicant as required by the development agreement. L15 -0027 — Tukwila Holiday Inn Express Board of Architectural Design Review Staff Report Page 113 17