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Woodspring Suites Public Hearing Design Review (L15 -0042) <br />April 28, 2016 <br />Page 11 <br />reviewing a project proposal, and to the decision makers in determining whether the project meets the Design <br />Criteria. <br />Site Design /Elements <br />1. Site Design <br />The intent of the site design /elements criteria is to encourage site design which is easily understood, appropriate <br />to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of <br />the District within which it is located. The design criteria address various elements including: facilitation of traffic <br />circulation by connecting through- streets, provision of safe, convenient, and connected pedestrian access, <br />encouragement of harmonious visual character (where desirable); arrangement of buildings to enhance street <br />frontages and the pedestrian environment, incorporation of open space and landscaping as a unifying feature, <br />incorporation of screening, environmental mitigation, utilities and drainage as positive design elements, <br />incorporation of opportunities for joint development of sites, and the use of site design to take advantage of <br />and /or enhance views of and access to natural amenities such as the Green River. <br />The project meets the design criteria. Due to the fact that the site must comply with both the Tukwila Urban <br />Center and the Shoreline Jurisdiction criteria, the applicant had to strike a balance between the two codes, <br />with priority given to the meet the requirements of the Shoreline Jurisdiction, which is state - mandated. <br />Therefore, the site is designed to orient the building views, public access, and private amenities to the Green <br />River per TMC 18.44.110.1.d. and e. Landscaping at the entrance to the site helps soften the transition from <br />the Nelsen Residence to the hotel development. Landscaping along the eastern boundary between these two <br />properties also acts to screen the parking lot from the Nelsen Residence. Landscaping also acts to screen the <br />parking lot from the shoreline and open space areas on the west side of the site. The wetland buffer <br />mitigation plantings and bioretention storm drainage features have been incorporated as positive design <br />elements, enhancing views of the river, complementing open space areas on the west side of the site, and <br />helping to soften the paved areas of the parking lot. <br />The vehicle entrance to the site is via a shared driveway with the Ramada property that acts as an extension <br />of Longacres Way. Use of the shared access easement has eliminated a new curb cut from West Valley <br />Highway to access the project site, allowing for an enhanced pedestrian entrance to the site and preservation <br />of site elements on the Nelsen Residence property, including a hedge planted by Helen Nelsen and the access <br />driveway for the Nelsen Residence, which were proposed to be altered in previous design iterations. <br />2. Service Areas and Mechanical Equipment <br />The intent of the service areas and mechanical equipment design criteria is to minimize the potential negative <br />impacts of service elements through thoughtful siting and screening while meeting functional needs. Design <br />criteria include: service element location and design; minimizing public visibility of loading docks and service <br />bays, location and /or design of utility meters, electrical conduit and other service utility apparatus; rooftop <br />equipment screening; and concealment and design incorporation of downspouts. <br />15 <br />