Planning 2016-04-28 COMPLETE AGENDA PACKET

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Woodspring Suites Public Hearing Design Review (1-15 -0042) April 28, 2016 Page 9 III. Supplemental Standards Landscaping Types and General Landscaping Requirements (TMC 18.28.230 - .240): The project proposes to keep the existing 8 -foot sidewalk configuration adjacent to the curb. A combination of a patterned concrete entry area and landscaping will be located behind the sidewalk at the project entry. Under 18.28.230 (4), "When there is an existing sidewalk that does not meet the Corridor standard for public frontage and the sidewalk remains in place, the required front yard landscaping width shall be measured from the back of sidewalk or edge of right -of -way, whichever is further from the road centerline." The landscape design includes a 15 -foot wide area consisting of patterned pavement and landscaping at the back of sidewalk to meet this requirement. The landscape area includes a pedestrian connection through it, and continues to the west for over 90 feet before other site improvements are proposed. Landscape sheet LS -02 in Attachment B indicates the different types of landscape treatments proposed around the site. Heavy screening is proposed along areas of the site adjacent to the Nelsen Residence. The Shoreline Jurisdiction Parking Landscape is also intended to provide screening between the parking area at the southwestern area of the site and the shoreline public access and open space area where a loop pathway and seating is proposed. The Groundcover landscape type, including shrubs and grasses, is proposed along the northern side yard. Per 18.28.230, 4.b.l.a, the Groundcover landscape type is appropriate where the adjacent uses are compatible and no screening is necessary. The adjacent use to the north is the Extended Stay America hotel. Irrigation plans have been submitted and approved by the City's Urban Environmentalist. The setbacks are planted with sufficient shrubs and ground covers tofu Ifi H the landscaping requirements. Perimeter and interior [andscapingsquare footage requirements have been satisfied. The landscaping islands and trees provided within the landscape islands are consistent with the code requirements. The City's Urban Environmentalist has reviewed and approved proposed plant material to ensure appropriate species selection and spacing. Per 18.28.240 3, soil preparation for trees planted in sidewalks and parking lots must employ structural soils. The applicant is aware of the requirement to use structural soils as part of the project, but has not yet prepared plans to meet the requirements of this section. Staff recommends plans that meet the soil preparation requirements of TMC 18.28.240 be submitted and reviewed administratively as part of the construction permit. Open Space Regulations (TMC 18.28.250): The building footprint of approximately 12,000 square feet requires 600 square feet of open space. The open space provided on site includes the pedestrian connection from West Valley Highway to a looped part of the pathway on the west side of the project site that includes seating. The amount of open space proposed exceeds the open space requirement. Eight benches, each four feet in length, are included in the project design. This equals 32 linear feet of seating which exceeds the requirement of 30 linear feet. Site Requirements (TMC 18.28.260- .280): The proposed project provides 110 parking stalls, which is sufficient to fulfill the parking requirements for the hotel (a minimum of one stall per room). The parking lot meets requirements for compact car stalls, stall dimensions, setbacks, curb cuts, access, and provision of pedestrian walkways. Parking lot landscaping, 13