Planning 2012-04-12 ITEM 4 - TUKWILA HOME2SUITES - STAFF REPORT

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Hilton Home2 Suites. All four sides of the building are fully designed Nyith ii planes broken iyith modulation, projections and surface treatments. The use of dark, cool colors and light, white color increases the sense of depth on the building. The front and rear of the building are both punctuated by ground level projections. The front of the building has a portico for vehicle loading /unloading supported by stone columns. Directly opposite at the rear of the building, an enclosed swimming pool and barbeque area extends off the ground floor. As part of the corporate branding, the highest point of the building is a "beacon" element, Ni-hich is fifty -six foot tall. The proportions of all the building components are appropriate for the building and the adjacent structures. 3. Landscaping and Site Treatment. The proposed landscaping and site treatment meet the design review criteria. The site is level. A plant palette of drought resistant species was chosen to be environmentally responsible. The trash collection area is screened in materials that match the main building and the exterior lighting fixtures match the metal features of the building. The walking path proposed as part of phase II is shown partially off the property lines to the north and does not address landscaping impacted by the trail. A landscape plan showing displaced landscaping replaced onsite and the path located completely- ii -ithin the property- lines shall be a condition of phase II development. Groundcover is shown along the east and west sides of the property within the railroad easement. This landscaping is not a code requirement but does require permission from UPRR to install within their easement. Some of the required perimeter landscaping on the north side is ii -ithin the railroad easement and required by code. It also requires permission from UPRR to install within their easement. 4. Miscellaneous Structures. The light fixtures reflect the modern style architecture of the building. The rooftop mechanical equipment is located aiyay from the edge of the roof and is screened from vieiy by the height of the building and the proposed screen. The ground mounted HVAC units are screened with landscaping The freestanding sign location meets code. A second freestanding sign on the site iyill only be alloyed as part of phase II, ii -hen the site will be accessed from Minkler Boulevard. In order to qualify- for building mounted signs on the north and south Nyall faces, the entrances on those sides Nyill need to remain open to the public. Allowing public access at night to these doors is a safety Allowing these walls signs should be conditioned upon providing daNlime public access to the building. The final size of the signs will be reviewed for code compliance when a sign permit is submitted for approval. COMPREHENSIVE PLAN GUIDELINES. 1. Commercial Areas Goal 1.7 The project meets the Commercial Areas Goal. The project is going through design revieiy. Sideiyalks along Upland Drive are included as a part of the site development. Adequate lighting is proposed and the proposed parking meets code. 2. Tukwila Urban Center Goal 10.2 The project meets this goal. The building is a high quality- design. The ability to create pedestrian features is limited by the railroad easement. Locating the building at an acute angle should create a visually engaging site. The parking areas surround the building which minimizes the appearance of one large paved parking area. RECOMMENDATION Staff recommends that the BAR adopt the Findings and Conclusions of the staff report and approve the request subject to SM Page 10 of 11 04, 1.92012 Z: DCD n Clerk's PC Laserfiche Packet attachments L12 -004 Staff Report L12 -004 DR SR (2 )does IM,