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

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c. The site plan shall use lanc/scahing and builcing shapes to jorIn an aestheticallvhleasing ancr'he(lestr °ian scale streetsealy. This shall inch0e, but not be linnlecl to faeilitating jve lestrian travel along the street, using architecture aml lamiscaTrng to In ovOe a desirable transition f on7 streetscape to the builcing, amlj)rovi&ng an integrated linkage fi °ornheclestr °ian MAI vehicular facilities to buikling entries. Typically-, a pedestrian scale streetscape is created by locating a building at the back of sidewalk and providing visual interest along the ground floor through features such as vvindovvs allowing pedestrians to look into the building and architectural details. The north property line is approximately 2(_) feet from the right of s-,-as and the railroad spur prevents sidewalk development. The odd shape of the parcel and the setbacks created by the railroad spurs limit the ability to create a pedestrian scale streetscape or to facilitate pedestrian activity along Minkler Boulevard. Further, ground floor guest suites iulubit the use of significant amounts of glazing along the ground floor exterior walls. With these limitations, site improvements to meet the pedestrian streetscape requirement include the following: a) perimeter landscaping along Upland Drive and Minkler Boulevard; b) a separated sidewalk with landscaping and street trees is created along Upland Drive; c) pedestrian paths surround the building and connect with pedestrian crossings that lead to both the north and south property lines and the exterior rosy of parking, and d) concrete is proposed for the pedestrian crossings within the asphalt parking lot to better define and highlight the crossings. With the railroad spur between the property- line and Minkler Boulevard, frontage improvements along Minkler swill need to be deferred. The City's Public Works Department swill require the applicant enter into a no- protest local improvement district (LID) to defer improvements including sidewalks until the railroad spurs are removed. The LID will allow the City to construct frontage improvements in the fixture and pass the costs to the applicant through monthly assessments. This requires a vote of affected property owners and this property owner swill be agreeing vote in favor (i.e. not to protest) the creation of the LID. Regardless of when a sidewalk may be developed along Minkler Boulevard, phase II improvements will create a pedestrian path around the entire site within the railroad easements. cr'. Pecr'estr °ian ancr'vehicular° entr °ies shall hrovicr'e ahigh- quality visual focus using buikr'ing siting, shapes ancr' lamiscaj)ing. Such a feature establishes aI)hvsreal transition between the In olect an llniblic areas, aml establishes the initial sense of high quality cr'evelohrnent. The tsvo phase I entries along Upland Drive are lined with landscaping. The sidewalk created along Upland Drive includes a separated landscape strip with street trees. The eastern -most entrance leads directly to the front of the building. The phase II entice from Minkler Boulevard swill be adjacent to the monument sign surrounded by landscaping. e. 1 ehreular circulation design shall nrrnrnrrze ivewav intersections with the street. Tvvo vehicle access points will be created. In phase I, tivo points will be created along Upland Drive. During phase II, the western -most access on Upland Drive swill be closed and a new access point swill be created from Minkler Boulevard. f. Siteher °irneter° design (i.e., lan(r'scahing, structures, and horizontal tivic1th) shall be coorclinatecl with site clevelovnwnt to ensure a harnlonious transition between acriacent j)roiects. Perimeter landscaping adjacent to the public right of ivay is required by code and helps reduce the visual impact of parking. The proposed building is located in the center of the site. The adjacent properties to the east and west are separated by a thirty foot railroad easement. Tuk vila Municipal Code (18.52.020) does not require side yard landscaping but groundcover will be added to the areas of vehicle overhang along the east and west side yards within the railroad easement if permission is obtained by the railroad. Phase II swill also create a svallcing path SM Page 4 of 11 04, 1.92012 Z: DCD n Clerk's PC Laserfiche Packet attachments L12 -004 Staff Report L12 -004 DR SR (2 )does 51