Planning 2013-07-25 COMPLETE AGENDA PACKET

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DESIGN REVIEW CRITERIA The project is subject to a Public Hearing Design Review under Tukwila Municipal Code (TMC) Chapter 18.28.070. The Board of Architectural Review evaluates the project under the criteria established in TMC 18.60.050 C. The design criteria explain requirements for development proposals. They are the decision criteria from which the Board will evaluate whether to approve, condition, or deny this project. The applicant's response to the design review criteria is Attachment A. Below is the staff analysis and response. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High - Density Residential" in the Comprehensive Plan. However, a "Low- Density Residential" (detached single-family) designation would require such harmonious design integration. The proposed project lies in the Tukwila Urban Center. The City's Comprehensive Plan envisions the area as a regional urban center with a desire for development as a high density, regionally oriented and a mixed use center. The proposed restaurant maintains the development pattern that was established on this site in the 1960's with a building set back from the street edge surrounded by parking. Since the project is being developed over the existing foundation, this pattern will not change. However, the new restaurant is oriented to the north, facing Tukwila Parkway. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. There are no natural features on the site. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. The site design is pre- existing. The new building will be built on the existing foundation. d. Pedestrian and vehicular entries shall provide a high - quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. The site design is pre- existing. The new building will be built on the existing foundation. When the site was redeveloped in 2010, a pedestrian connection was created from Andover Park West along the south side of the site where it connected with a new pedestrian connection that runs from the building to the south toward Seafood City and the mail Mall building. e. Vehicular circulation design shall minimize driveway intersections with the street. The site design is pre- existing. The new building will be built on the existing foundation. f Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site SM Page 3 of 9 Z:ADCD n C1erk's\PC Laserfiche Packet\L13 -012 Buffalo WW DR SR.docx 07/17/2013