Planning 2016-04-28 Item 5 - Public Hearing: Woodspring Suites - Attachment A - Applicant's Response to Design Criteria

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WoodSpring Suites Tukwila Design Consistency and Project Narrative CPH Project No. 0128 -15 -002 July 24, 2015 Page 3 of 4 TMC 18.28.250, Table 4 specifies the open space requirements for the proposed lodging use within the TUC -TOD district to be 50 square feet per 1,000 square feet of building footprint. The footprint of the building is 13,404 square feet which would require a minimum of 670 square feet of open space. The current site plan designates approximately 6,680 square feet of open space on the site, not including the wetland buffer area that is proposed to be retained in their current undisturbed condition. CRITICAL AREA CONSIDERATIONS A Category III wetland encumbers the northwesterly limit of the site. This wetland requires an 80- foot buffer as shown on the attached site development plans. This buffer area and its standard 15 -foot building setback limit the siting of the building and associated parking lot areas. The 200 -foot shoreline jurisdiction of the Green River also encumbers a portion of the westerly limits of the site. The inner 125 feet of this shoreline area has been designated as an Urban Conservancy Buffer (UCB) shoreline environment per TMC 1 8.44.020 and 18.44.050. No portion of the development is proposed within the UCB and only a small portion of the paved parking lot area is planned to encroach into the outer limits of the shoreline jurisdiction. Passive open space uses are proposed within portions of the onsite shoreline area. A Critical Area Study has been prepared and is included with the Design Review and Shoreline Substantial Development applications to provide additional discussion of the impacts and any potential mitigation measures for the two onsite critical areas. STORM DRAINAGE AND UTILITIES Surface water runoff from the site currently travels primarily as sheet and shallow concentrated flows over pasture and dense overbrush areas consisting of mostly non - native blackberries toward the northwesterly portion of the site. An existing wetland buffer occupies this downstream receiving portion of the site. This wetland has a direct outlet to the Green River which bounds the westerly edge of the site. The project will provide flow control and water quality treatment of storm water runoff in general accordance with City of Tukwila surface water management standards. The proposed storm drainage concept illustrated in the enclosed Preliminary Grading and Drainage Plan shows a below -grade vault with a control riser for flow control. This vault includes a wetpool volume to provide basic water quality treatment. Enhanced water quality treatment for the site is achieved by means of a proprietary StormFilter sited immediately downstream of the vault wetpool and discharge. The ultimate outlet of this storm water system is a rock - reinforced daylight outfall within the wetland buffer area onsite. Mitigation for this temporary intrusion is discussed in the Critical Areas Report (CAR) included with this submittal. Water and sanitary sewer service to the site is proposed by extension of the existing City of Tukwila mains facilities at West Valley Highway. On -site water and sewer mains are expected to be public systems within easements over the improved parking lot areas. A conceptual layout for these utility extensions is shown on the attached Preliminary Utilities Plan. Please, feel free to contact me directly if you have questions or require additional information to complete your review and processing of these items. I appreciate your time and efforts. Our team very much looks forward to working with you through the successful completion of the WoodSpring Suites Tukwila project. Thank you. 31