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

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around the site perimeter 'within the railroad easement. Additional site perimeter design consists of the required perimeter landscaping along the north and south, frontage improvements along the south and deferred frontage improvements along the north. g. 1'arying degrees ofprivacl for the imliviclual res0ents shall be provicrCe 1, increasing from the public right- oftival., to eonrnron areas, to incliviclual resiclenees. This can be aeeonil)lishecl through the use ofsynrbolie aml actual physical barriers to define the degrees ofhrivacy appropriate to ,tipecific site area functions. Privacy is afforded to the hotel guests via locating the building in the center of the lot and placing parking between the building and the public streets. There are areas of shared outdoor spaces for the hotel guests, including a barbeque patio and dog lawn that are directly adjacent to the building. Beeping the common private spaces adjacent to the building defines the spaces as private for guests only. The walking trail at the site perimeter is intended for hotel guests however, the applicant has verbally agreed to allow the public to use the path along the north and west spurs. These tivo spurs are identified in the City_ 's Walk and Roll plan as a mixed use trail. h. Parking aml service areas shall be locatM, cIesignecl aml screened to internil)t aml reduce the visual inil)aet of large jmvecl areas; The building is surrounded by surface parking with landscape islands between every ten stalls. Surface parking is evenly distributed over the site which minimizes the visual impact of the 146 parking stalls and allows for vehicular circulation around the entire building. Trash collection is located in the southwest corner of the site; the trash enclosure is clad in the same stone used on the building and screened with landscaping. i. The height, bulk, footprint am/ scale of each builcing shall be in har'rnony tivith its site and acr'jacent long- ter'rn structures. The size and bulk of this building are determined by the corporate prescriptive design standards for a Home2 Suites such as a four stoic wood -frame building with beacon element. The building size is also constrained by the parking requirements for hotels in Tukwila. Additional rooms would require additional parking but there is no room for additional surface parking on the site. The four- stoi hotel is surrounded by one and two story structures. This is the last remaining vacant parcel to be developed; the surrounding development occurred in the late 1970's following subdivision of this plat. The surrounding structures range from 5,0u00 to 67,000 square feet. At 76,000 square feet, the buildings mass is larger than the buildings that immediately it. The height of the hotel is between forty_ -six and fifty_ -five feet. 2. BUILDING DESIGN. a. Architectural srlde is not restrietecl; evaluation of a project shall be based on the qualirl^ of its design aml its abilirl^ to harnronize builcing texture, shape, lines aml n7ass with the surroumling neighborhood. This proposal is for a four stoic modern style building. The building reflects the prototypical model for a Home2 Suites with some customized design elements for the Citv of Tukwila. While taller than the surrounding development, the massing of this building and the surrounding buildings are generally more horizontal than vertical. The building uses modern design elements including EFIS (faux stucco), stone and metal which have an industrial appearance; the surrounding construction is primarily concrete tilt -up. b. Builclings shall be o f appropriate height, scale, am/ design shape to be in har'rnon with those existing per'rnanent neighboring clevelopnwnts which are consistent with, or envisioned in, the C'oniln- ehensive Plan. This will be e.tipecially irnpor'tant for' per'irneter' structures. Acr acent structures that are not in conformance with the C Plan shoulcl be consiclerecl to be transitional. The clegree ofarchitectural har'rnony require4l shoulcl be consistent with the noneonf n'n7ing structure's antieipate4l pern7anenee. SM Page 5 of 11 04, 1.92012 Z: DCD n Clerk's PC Laserfiche Packet attachments L12 -004 Staff Report L12 -004 DR SR (2 )does X