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 Response to Review Comments CPH No. 0128 -15 -002 December 23, 2015 Page 4 of 14 Response: Groundcover spacing is listed in the Planting Legend. Otherwise, spacing is depicted by planting symbols on a scaled plan. See sheet LS-03. 14. The use of Low Impact Development (LID) techniques is required within the Shoreline Jurisdiction per TMC 18.44.070(D)(7) and (1)(4) unless infeasible. The June 19, 2015 Geotechnical Report prepared by Earth Solutions NW does not adequately demonstrate infeasibility of on-site infiltration. There are no significant flooding issues on the property and the lot is largely flat with several closed depressions. The use of pervious pavement for the parking area or other approved LID techniques is required within the shoreline zone and suggested throughout the site to decrease the required detention volume. Additionally, the city recommends the applicant consider directing the roof and footing drainage to infiltration areas to save considerable development and long- term operations and maintenance costs. Please contact Russell Betteridge, the City NPDES Inspector, who has reviewed the project and may be able to consult on recommended approaches at (206) 433-7195 or Russell.Betteridge(a)TukwilaWA.ciov. Response: Supplemental geotechnical investigation and soils testing have been performed by the project geotechnical engineer, Earth Solutions NW. The results of these efforts confirmed an effective 0.5 inch /hour design infiltration rate for the native soils. The details of the additional soils analysis are provided in the enclosed supplemental letter from the geotechnical engineer (Earth Solutions NW, LLC, December 22, 2015). Three separate bioretention facilities are proposed and each will treat a minimum of 91 % of the contributing PGIS. In addition to conforming with basic treatment requirements, these bioretention facilities also conform to Department of Ecology (and City of Tukwila) standards for enhanced water quality treatment. Two gravel dispersion trenches are also proposed to disperse approximately 7,000 sf (3.500 sf each) of building runoff into the wetland buffer. The WWHM model has been revised to account for the bioretention facilities and dispersion trenches, and have reduced the overall volume and footprint of the vault. 15. TMC 18.44.100 requires public access to the river in the form of clearly identified pathways that are separate from vehicular circulation areas (i.e. through the use of special paving materials). Public access easement(s) are required. Shared public access between developments is encouraged. Access should be connected directly to the nearest public area. Additionally, TMC 1 8.44.070(l)(3) requires the provision of pedestrian access from the parking area to the shoreline where public access to or along the shoreline exists or is proposed. Demonstrate compliance with these requirements. Response: A five-foot wide paved trail is proposed along the south boundary of the site to provide continuous public access from West Valley Highway to the open space area within the shoreline area. 16. Include building- mounted lights in the luminaire plan. Response: The luminaire plan has been updated. No exterior wall mounted light fixtures are currently proposed for the building. Building entries will be lit by parking lot luminaires as shown on the enclosed plan and /or recessed lights under canopy or awning features. 17. Demonstrate compliance with the following applicable Shoreline Design Guidelines: a. TMC 18.44.11 O(A)(I)(e) public use areas and private amenities shall be oriented to the river. b. TMC 18.44.11 0(A)(1)(g) public and non-public spaces shall be clearly defined and separated with the use of paving, signage, and landscaping. c. TMC 18.44.11 0(A)(2)(a) blank wall space on the public and river sides of the building shall be avoided to prevent building mass and shape from overwhelming the desired human scale along the river. 36