Planning 2016-04-28 COMPLETE AGENDA PACKET

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Woodspring Suites Public Hearing Design Review (1-15 -0042) April 28, 2016 Page 6 Design Review This project is subject to Board of Architectural Review approval under Tukwila Municipal Code (TMC) 18.28.030.D. As a large scale project, the proposal is subject to the applicable district -based standards, corridor -based standards, and supplemental standards in TMC Chapter 18.28 and the guidelines setforth in the Southcenter Design Manual. The following discussion of project consistency with the standards is grouped into five sub - sections: District Based Standards; Corridor Based Standards; Supplemental Standards; Southcenter Design Manual; and Shoreline Design Guidelines (TMC 18.44.110). The standards can be found online at http: / /www.tukwilawa.gov /dcd /urbanplan /TMC18.28 New Southcenter Zoningpdf and the Design Manual can be found at http: / /www.tukwilawa.gov/ dcd / urbanplan /Southcenter %20Subarea %20Plan Final.pdf. I. District -Based Standards Structure Height (TMC 18.28.070): Maximum allowable height (without incentives) is 45 feet. The International Building Code defines building height as the vertical distance from grade plane to the average height of the highest roof surface. The highest roof surface in the proposal is a pitched -roof section on the building's southeast corner. The elevation at the top of this roof section is just over 150 feet. On pitched roofs, the average height is located at the mid -point of the roof pitch. In this case, the average finished grade plane elevation is 100 feet 4 inches, and the elevation of the average height of the highest roof surface is 144 feet 7 inches, amounting to a building height of 44 feet. The parapet wall exceeds the 45 -foot height limit but is lower than the top of the roof of the highest roof section, thus meeting the IBC building height requirements. Maximum Block Face Length (TMC 18.28.080): The project is proposing to complete a Boundary Line Adjustment to reconfigure the property line between the Woodspring Suites site and the Nelsen Residence. The proposed BLA will move the eastern property line farther east and north to provide more room for parking, landscaping, signage, and a pedestrian connection to the hotel from the intersection of West Valley Highway and Longacres Way. The amount of frontage the Woodspring Suites is proposing to have as a result of the BLA is approximately 28 feet, well below the maximum block face length of 900 feet that applies on a Commercial Corridor. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100 - .110): The project meets the minimum setback requirements for the side and rear yards. Per the District Standards contained in Table 18 -3, side and rear yard setbacks and landscaping requirements may be waived as part of design review in the TUC -TOD District if Building and Fire Code requirements are met. Along the south property line in the area west of the entrance driveway for the Woodspring Suites, a sidewalk is proposed within the five -foot side yard landscape area. A five -foot planting strip located in between the sidewalk and the Woodspring Suites parking lot serves the function of perimeter landscaping in this area. In other areas of the site outlined in red in Figure 4e, the perimeter landscape does not meet the five -foot width for side yards. The Tukwila Urban Center (TUC) District regulations, section 18.28.030, A. 2 state that the regulations and provisions of the entire Tukwila Municipal code apply when not specifically covered by the TUC District regulations. Chapter 18.52 is the landscaping chapter of the zoning code and contains general landscaping 10