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Woodspring Suites Public Hearing Design Review (1-15 -0042) <br />April 28, 2016 <br />Page 8 <br />II. Corridor -Based Standards <br />The Corridor - Specific Standards section of the code (18.28.120) defines a corridor as consisting of both the <br />street (including both the thoroughfare and public frontage) and the private frontage. Public frontage is <br />defined as "the portion of a property between the curb face and back -of- sidewalk, including the sidewalk and <br />anysidewalk landscaped areas. Public frontage is also associated with pedestrian walkways and open <br />spaces, such as Tukwila Pond and the Green River." West Valley Highway is considered a Commercial <br />Corridor. A discussion of project consistency with applicable Corridor - Specific Standards follows. <br />Public Frontage Standards (TMC 18.28.150): The proposed project will have less than 30 feet of public <br />frontage along West Valley Highway. Total required width of public frontage along West Valley Highway is 15 <br />feet, made up of a six -foot wide sidewalk and a 9 -foot wide landscaped strip located at the back of curb. The <br />existing configuration of the public frontage is an eight -foot sidewalk at the back of the curb, with continuous <br />landscaping located at the back of the sidewalk. Per TMC 18.28.150 A.3, "In instances where existing public <br />frontage areas already contain features that are sufficiently similar to those required in the Plan, all or part of <br />the required public frontage requirements may be waived by the Director." The eight -foot sidewalk width and <br />the continuous landscaping width in the existing configuration are greater than the widths required by the <br />Public Frontage Standards. <br />Building Orientation /Placement & Landscaping (TMC 18.28.160- .190): Development along Commercial <br />Corridors is not required to be oriented to streets, and therefore weather protection is not required. The <br />project site is located adjacent to the Green River and Tukwila's Shoreline regulations require the building to <br />be oriented to the river. On -site surface parking is proposed in the front (east) and south sides of the building. <br />Architectural Design Standards (TMC 18.28.200): <br />Commercial Corridor <br />Design Response <br />Acceptable <br />Partial <br />Unresponsive <br />Not applicable <br />Architectural Design Standards <br />Fagade articulation Increment <br />Commercial /mixed use maximum - 50 feet <br />X <br />Majorvertical modulation maximum - 200 <br />X <br />feet <br />Ground level Transparency <br />Commercial -use minimum - 50% <br />X <br />Comments: <br />• The 50 -foot articulation maximum is met on the front of the building and the design <br />vocabulary of the frontfa�ade is carried on the other sides of the building, including <br />portions of the building facing the Green River. <br />• The building length is less than 200 feet, so a majorvertical modulation requirement is not <br />required. <br />• The building is not located adjacent to the street. Per the Commercial Corridor standards, <br />the building is not required to be oriented to the street and so the ground -level <br />transparency requirements do not apply. <br />Table 1. Architectural Design Standards for the Commercial Corridor <br />12 <br />