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

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Six foot wide separated sidewalks are provided along south frontage on the site and the sidewalks along Minkler Blvd are deferred due to the location of railroad tracks. Tukwila Municipal Code (figure 18 -7) requires 146 parking stalls for a hotel building of this size. This project provides 146 stalls. A lighting plan demonstrating that there is adequate lighting onsite is included with this proposal. 2. Tukwila Urban Center (TUC) Goal 10.2 "Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment, and mixed use residential opportunities:" a) This cleveloprirentshall achieve a high- qualiry design; contribute to the creation ofhospitable pedestrian environments through site design techniques, such as integration ofarchitectural site design landscape elements and co- existence of auto, transitheclestrian traffic; should be designed tO ivaxiiniZe pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the areas Overall aesthetic, including street orientation (10.2.3). b) This developrirent is designed with an al)l)rol)riate scale an4II)rol)ortion; l)e4lestrian- orientecr features and street front activity areas, such as ground floor windows, n7odulated facades, rich details in nutterials and signage; qualirl landscaping; an appropriate relationship to adjacent sites; an Overall building qualiry; and tirith sensitiviril to irirportant features such cis Green River and Tuk" Pond. (10.2.7) The building is at an acute angle, rather than parallel, to the street which is a deviation from typical development in the area. However, the buildings directly adjacent to the west are located at the same acute angle. It will add sidewalks to the south frontage. Internal pedestrian paths will connect the parking lot to the building via concrete ivalkivays which will connect to the walking path installed under phase IL The site design disperses parking evenly around the building. CONCLUSIONS DESIGN REVIEW CRITERIA 1. Site Design The proposed site design meets the design review criteria. The site has remained vacant since platting in the 1970's, possibly due to the unusual shape of the parcel. The surrounding land use is predominately tilt -up construction. The proposed new construction will improve the immediate area. The height of the building is approximately half of the allowed height in the zone. While twice as tall as surrounding buildings, it may seiire as a transition between future, taller construction and existing one and tsvo stoic buildings. The shape of the lot defines and constrains the development on the site, yet results in an unusual but interesting and effective layout. Parking areas surround the building which minimizes the visual impact of one large parking area. A circular perimeter internal drive aisle facilitates onsite circulation. The proposed site design does not create any transition issues between adjacent properties. Access to the site is proposed through tsvo ingress /egress driveways. Pedestrian movement onsite and along Upland Drive is well planned and the creation of a walking path around the project supports the city's Walk and Roll plan. To do work within the railroad easement areas, a permit from Union Pacific Railroad will be required and should be a condition of approval. To create access from Minkler Boulevard, the subdivision plat condition will need to be removed and should be a condition of approval for phase IL Frontage improvements, including sidewalks, along Minkler Boulevard will be deferred. The applicant will enter into an LID no- protest agreement, which should also be a condition of approval. 2. Building Design. The design meets the design review criteria. The single building is a modern design and follows the prototype for a SM Page 9 of 11 04, 1.92012 Z: DCD n Clerk's PC Laserfiche Packet attachments L12 -004 Staff Report L12 -11114 DR SR (2 )does 13