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HomeMy WebLinkAboutPlanning 2016-04-28 Item 5 - Public Hearing: Woodspring Suites - Attachment A - Applicant's Response to Design CriteriaATTACHMENT A XI I& AM R 91V CONSULTANTS July 24, 2015 City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Re: WoodSpring Suites Tukwila, CPH Project No. 0128 -15 -002 Design Consistency and Project Narrative for Design Review and Shoreline Substantial Development Permit City Staff and Board of Architectural Review, Site Planning Civil Engineering Land Use Consulting Project Management This correspondence is provided to introduce the proposed WoodSpring Suites Tukwila project as part of the accompanying applications for Design Review and Shoreline Substantial Development Permit approval. The materials provided with these two applications are intended to demonstrate compliance with applicable City of Tukwila zoning and development standards, including those of the Southcenter Subarea Plan as they relate to the specific Tukwila Urban Center (TUC) zone. PROJECT OVERVIEW AND DEVELOPMENT DETAILS The project site is comprised of portions of two contiguous real properties totaling approximately 2.4 acres within the Tukwila Urban Center (TUC) zone and Transit Oriented Development (TOD) district. More specifically, the site is located at the northwest intersection of West Valley Highway (SR -1 81) and South Longacres Way also known as 15643 West Valley Highway. The subject properties (King County tax parcel nos. 000580 -0002 and -0004) are currently owned by the Nelson Family Trust. This Trust ownership will remain with the project and the Applicant will develop the site and operate the proposed hotel under the terms of a long -term, 100 -year land lease. The project proposes to develop a new, multi -story extended stay hotel with associated surface parking and formal landscape facilities over the majority of the western 1.6 -acre property (King County tax parcel number 0005800002). The eastern property, King County tax parcel no. 0005800004, is approximately 0.8 -acre and fronts the west side of West Valley Highway. It contains a historic home and garage on its northern half, both of which will remain with the project. The southerly half of this easterly parcel is mostly pasture, trees, and an encroaching barn. These existing features on the southern area are proposed to be removed with the clearing and grading improvements for a new parking lot that will serve the hotel as well as a small office currently operating at the historic home. The WoodSpring Suites brand is new to the Pacific Northwest and the Tukwila site will be one of the first in the region. This national hotel chain caters specifically to commuters and business travelers that are in need of temporary housing with services and amenities for overnight stays typically longer than a week. The prototype program for these hotels includes in -room kitchenettes, indoor exercise facilities, and a small "market" area where food and other personal items can be purchased. The Tukwila property includes a 4 -story hotel with 126 guest rooms oriented predominantly toward the adjacent Green River at the westerly limits of the site. The building will have a modern appearance with exterior and interior finishes and materials typical of the northwest character. All building and site elements will be designed in general accordance with applicable provisions of Tukwila Municipal Code (TMC)- specifically, TMC 18.28 —as well as those of the Southcenter Subarea Plan and Southcenter Design Manual. 1 1431 Willows Road NE, Suite 120 1 Redmond, WA 1 98052 www.cl2hconsultants.com I p: (425) 285 -2390 1 f: (425) 285 -2389 29 WoodSpring Suites Tukwila CPH Project No. 0128 -15 -002 Design Consistency and Project Narrative July 24, 2015 Page 2 of 4 BUILDING ARCHITECTURE DESIGN STANDARDS The general design guidelines for the proposed hotel building are governed by TMC 18.28.130, Corridor Regulations for the Commercial Corridor zone (Figure 25) and 18.28.200, Architectural Design Standards. Architectural renderings and elevations of the proposed building are included with this Design Review package. These illustrate the proposed use of durable materials such as hardie siding, EIFS panels, and brick in neutral colors such as cedar, bronze, and ash. The building has a combination of shed and gabled roof lines of varying heights. The average building height of 42'4" achieved with these lines is less than the maximum of 45 feet. Building articulation and modulation are provided in general accordance with the Commercial Corridor standards. The modulation of the building facade at a distance of no more than 50 feet along the building facade is achieved by staggering blocks of rooms at the exterior walls. The central portion of the building contains the lobby and associated entry features which have been designed to provide the major vertical modulation required at distances no more than 200 feet along the building facade. The building has been sited at the rear the site with an orientation predominantly directed toward the Green River. This is to optimize parking as well as to accommodate the narrow width of the site at West Valley Highway that results from the preservation of the historic home. This is in accordance with TMC 18.28.130 for the Commercial Corridor zone as it does not require building orientation toward the street. The required 15 -foot minimum front yard setback is achieved with the proposed site plan. ACCESS, PARKING, PEDESTRIANS AND OPEN SPACE The site is currently accessed from West Valley Highway from a small driveway approach near to the intersection of South Longacres Way. The project proposes to maintain this primary access from West Valley Highway, but also to relocate the existing commercial driveway north (away from the Longacres Way intersection) and convert it to a right -in /right -out access condition. A secondary driveway access is also planned from the shared access easement that exists on the adjacent property immediately south of the site. This secondary access has been located per the dimensional limitations of the existing ingress /egress easement. Onsite parking has been optimized to accommodate the required use of the hotel building along with constraints of the shoreline area, onsite wetland buffer, and preservation of the historic home site. The site plan provides 128 individual parking spaces for the 126 guest rooms proposed. This ratio conforms to the one stall per guest parking required by Tukwila Municipal Code (TMC) Chapter 18.28, Table 18 -5 for the proposed lodging use. Additionally, the parking is configured to conform with the standard stall dimensions provided by TMC 18.56.040 utilizing a 2 -foot vehicular overhang depth. The location and type of onsite parking also conform with the provisions of TMC 18.28.190 and Figure 25 of the Commercial Corridor regulations (TMC 18.28.130). Pedestrian facilities in the form of concrete sidewalks are provided throughout the site in accordance with TMC 18.28.250(E). These facilities connect the public right -of -way with the onsite parking lot and extend to the building entry. The centralized orientation of the primary sidewalk through the site provides for a convenient and direct route for guests /residents of the proposed hotel to the public transit facilities that exist or that are proposed in the vicinity of the site. Frontage improvements provide for a 6 -foot wide sidewalk in accordance with TMC1 8.28.150 for the Commercial Corridor. The planting strip proposed along the improved frontage is less than the 9 feet required by the Commercial Corridor standard. This variance is proposed to maintain consistency of the character of the existing sidewalk and planter area along the West Valley Highway frontage of the historic home site, which is not being redeveloped. The 15 -foot streetscape along this frontage that is required by TMC 18.28.130, Figure 25 is achieved, but with the landscape strip located at the rear of the new 6 -foot sidewalk. 30 WoodSpring Suites Tukwila Design Consistency and Project Narrative CPH Project No. 0128 -15 -002 July 24, 2015 Page 3 of 4 TMC 18.28.250, Table 4 specifies the open space requirements for the proposed lodging use within the TUC -TOD district to be 50 square feet per 1,000 square feet of building footprint. The footprint of the building is 13,404 square feet which would require a minimum of 670 square feet of open space. The current site plan designates approximately 6,680 square feet of open space on the site, not including the wetland buffer area that is proposed to be retained in their current undisturbed condition. CRITICAL AREA CONSIDERATIONS A Category III wetland encumbers the northwesterly limit of the site. This wetland requires an 80- foot buffer as shown on the attached site development plans. This buffer area and its standard 15 -foot building setback limit the siting of the building and associated parking lot areas. The 200 -foot shoreline jurisdiction of the Green River also encumbers a portion of the westerly limits of the site. The inner 125 feet of this shoreline area has been designated as an Urban Conservancy Buffer (UCB) shoreline environment per TMC 1 8.44.020 and 18.44.050. No portion of the development is proposed within the UCB and only a small portion of the paved parking lot area is planned to encroach into the outer limits of the shoreline jurisdiction. Passive open space uses are proposed within portions of the onsite shoreline area. A Critical Area Study has been prepared and is included with the Design Review and Shoreline Substantial Development applications to provide additional discussion of the impacts and any potential mitigation measures for the two onsite critical areas. STORM DRAINAGE AND UTILITIES Surface water runoff from the site currently travels primarily as sheet and shallow concentrated flows over pasture and dense overbrush areas consisting of mostly non - native blackberries toward the northwesterly portion of the site. An existing wetland buffer occupies this downstream receiving portion of the site. This wetland has a direct outlet to the Green River which bounds the westerly edge of the site. The project will provide flow control and water quality treatment of storm water runoff in general accordance with City of Tukwila surface water management standards. The proposed storm drainage concept illustrated in the enclosed Preliminary Grading and Drainage Plan shows a below -grade vault with a control riser for flow control. This vault includes a wetpool volume to provide basic water quality treatment. Enhanced water quality treatment for the site is achieved by means of a proprietary StormFilter sited immediately downstream of the vault wetpool and discharge. The ultimate outlet of this storm water system is a rock - reinforced daylight outfall within the wetland buffer area onsite. Mitigation for this temporary intrusion is discussed in the Critical Areas Report (CAR) included with this submittal. Water and sanitary sewer service to the site is proposed by extension of the existing City of Tukwila mains facilities at West Valley Highway. On -site water and sewer mains are expected to be public systems within easements over the improved parking lot areas. A conceptual layout for these utility extensions is shown on the attached Preliminary Utilities Plan. Please, feel free to contact me directly if you have questions or require additional information to complete your review and processing of these items. I appreciate your time and efforts. Our team very much looks forward to working with you through the successful completion of the WoodSpring Suites Tukwila project. Thank you. 31 WoodSpring Suites Tukwila Design Consistency and Project Narrative Enclosures Cc: Mr. Mike Nielson, Mr. Broc (West 77 VP, LLC) Copy to file 32 CPH Project No. 0128 -15 -002 July 24, 2015 Page 4 of 4 December 23, 2015 Ms. ]ohnksRaovis Senior Planner City of Tukwila 6308 Soo16center 8|v6, Suite lOO Tukwila, VY,4P8l88 Site Planning Civil Engineering Land Use Consulting Project Management RE; Wmodspring Suites Tukwila—CPH Project No. 0728-15-002 City ofTukwila PermitlFile Nos. 115-0042(Public Hearing Design L1S-0043(SSDP), and 115-0049 (Special Permission, Director) Responses to Review Comments Ms. Reavis, This letter and the following enclosed information comprise the complete ra-a/6mh+o| in response tnCity comments for the Public Hearing Design Review, Shoreline Substantial Development Permit, and Speico| Permbsion — Directoropp||cotinnsforthe Wopc6prihg Suites Tukwila project: 3 —A6ditiono/ copies of this response letter 3—City Traffic CommrrecyCertificate Application w/fee 5 — BuildinglArchitectural Plans, half-size /8RRArchitects) 5— Civil Plans, full-size (CPHConsultants; December 23,2075) 5 —S6ore&ne Site Plan and Sections, full-size (CPM Consultants; December 23 2015) 5 — Landscape plans full-size /Project Groundwork, December 23, 2075> 5-1om/noire Plans, fu//'x/za (CL/, December 22, 2076> 5—S/0noga Plans, Persona 5 —SorvoK Triad Associates, full-size (December 7, 2075) 5—LID Infiltration Evaluation (Earth Solutions NVY1LC, December 22, 2075> 4—Technical Information Report (CPHConxu/hznts, December 23, 2075) 3—City Traffic Concurrency Certificate Application 4— Cultural Resources Assessment (Co/funo/ Resource Consultants, Inc.; December 70, 2075) 7 — Half-size set of al/ plan documents 7—[D with electronic documents hnPDFformat These documents have been updated or otherwise prepared in response to the City's comments provided in your November 5, 2015 letter. Specific responses to each of the City staff review comments are as Geotechnical Report (dated June 19, 2015) l' Page 6 of the geutech report says "The surcharge fill should extend beyond the limits of the building footprint o minimum of five feet." Please include on plans the location where preload located outside the building foot print will need to be placed, so we can be sure there are no additional impacts ^o wetland cv shoreline buffers. U43l Willows Road NE, Suite] 20 ` Redmond, 0WY8052 ` Phone: M2D0}2390 ^ Fax: (425)20-238Y Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2015 Page 3 of 14 3. Show tree protection measures on the site plan for any off-site significant trees in close proximity to the construction area (Ref. TMC I 8.44.080(B)(I 0) for tree protection requirements). Response: The enclosed landscape plans show "tree protection fencing" along the site boundary adjacent to offsite significant trees. A note has also been added to the Site Plan (sheets P6.00 and P6.0) to specify that continuous silt fence and tree protection measures shall be installed at the property boundary and site perimeter. The specific details of the tree protection measures are proposed to be provided with final TESC plans that will be reviewed and approved by the City as part of the construction permit. 4. Revise landscape sheet L2 to state that a Certified Pesticide Applicator must be used for the knotweed/blackberry control when applying chemicals. Demonstrate compliance with the use of pesticides by addressing items 1-5 of TMC 18.44.080(D)(3)(0). Response: Notes have been revised to specify manual controls of invasive vegetation for one year initially and if that fails, to apply separately for a permit to spray knotweed. 5. Biologist/ecologist must be on site during planting to ensure that species placement is appropriate in the mitigation area. Add a note to the plan sheets to indicate this. Response: Note added to sheet LS-04, General Landscape Notes #IS. 6. Please provide more detail regarding irrigation methods and how the area will be accessed if irrigated by truck. An irrigation plan must be provided prior to building permit approval. Response: See sheets LS-06, LS-07 and LS-08 for full irrigation plans, details and notes. 7. Please add an additional native perennial grass to native and herb seed mixture and indicate how the seed will be applied. Response: Per phone discussion with Jaimie Reavis, no seed mixtures will be used and instead, the Shoreline buffer will be planted with trees and shrubs. 8. Include planting details for all proposed landscaping, including mitigation area. Response: See Sheet LS-05 for Planting Details. 9. Consider alternative deciduous trees in the shoreline in addition to or instead of the proposed alder trees. Response: Alder has been removed from the planting schedule and replaced with Birch. See sheet LS- 03. 10. Address in response: Consider placement of willow stakes in the rock outf all. Response: Willow stakes have been placed at the outfall. See sheet LS-03. 11. Address in response: will soil conditions drain fast enough for success of Manzanita? If not, please consider a more appropriate species. Response: Manzanita has been removed from the planting schedule and replaced with Oregon grape. See sheet LS-03. 12. Indicate groundcover quantities on the plans. Response: Groundcover quantities are indicated in the plant legend on sheet LS-03. 13. Labeling the spacing of all landscaped areas on planting plan is suggested for ease of installation. 34 Woodspring Suites Tukwila Response to Review Comments CPH No. 0 i 28-75-002 December 23, 2015 Page 2 of 14 Response: The building foundation is a minimum of 15 feet outside of the wetland buffer edge. The preload design will be completed with the final building foundation design, and therefore the limit is not yet known. However, it is confirmed that any preload edge will not extend outside of the 15 -foot setback area and will no encroach into the wetland buffer. Additionally, the preload will be a temporary fill condition that will be removed and replace with permanent improvements and mitigation measures. As such, all impacts are considered. 2. Retaining walls are referenced on page 7. Please include the location and height of all retaining walls included in the project, if there will be retaining walls other than those associated with the storm water detention vault. Response: There are no retaining walls for the proposed development. The structural calculations for the storm water detention vault will be provided with final engineering. TIR Report Why is an HPA permit required? What work will require review by the Corps, as indicated by checked box? (p. 5) Response: No HPA permit is required. This was incorrectly reported in the Technical Information Report (TIR) provided with the initial submittal. The TIR worksheet in the enclosed, updated TIR correctly notes that no HPA is required. Topographic Survey + Verify parcel corners in the northwestern corner of the project site; there is a discrepancy between survey submitted with application materials and the Assessor's Map. I don't see a bearing or monument to show how the property lines extend all the way out to the northwestern corner as shown. Rectify this discrepancy, if needed, and revise all application materials to show the correct lot boundaries. Response: An updated topographic survey with the corrected boundary is included with this resubmittal package. Special Permission (1.15- 0049): Parks and Recreation Department 1. I did not see a plan for the thin sliver of land heading south along the Green River that is part of the proposed development parcel. Is there a plan for this? Response: There is no development planned within the referenced portion of the property as part of this project. Planning Division 1. State whether any outside sources of fill will be used and if so provide documentation to demonstrate that the fill comes from a clean source per TMC 18.44.070(1)(8). Response: Site development will require the import of structural fill material based on preliminary design estimations. This fill will come from a commercial source or, potentially, another nearby development site. The specific source of fill is not known at this time, but it is understood that documentation will be necessary to confirm that any material imported to the site is from a clean source prior to placement. This specification will also be provided on the civil /site engineering plans that will be reviewed and approved with the City's construction permit process. 2. See River Buffer Vegetation Planting Densities Table (TMC 18.44.080) for shrub and tree spacing requirements in the shoreline and adjust proposed mitigation plantings accordingly. Response: The landscape plans have been revised to reference, and conform with, the applicable criteria of TMC 18.44.080. 35 Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2015 Page 4 of 14 Response: Groundcover spacing is listed in the Planting Legend. Otherwise, spacing is depicted by planting symbols on a scaled plan. See sheet LS-03. 14. The use of Low Impact Development (LID) techniques is required within the Shoreline Jurisdiction per TMC 18.44.070(D)(7) and (1)(4) unless infeasible. The June 19, 2015 Geotechnical Report prepared by Earth Solutions NW does not adequately demonstrate infeasibility of on-site infiltration. There are no significant flooding issues on the property and the lot is largely flat with several closed depressions. The use of pervious pavement for the parking area or other approved LID techniques is required within the shoreline zone and suggested throughout the site to decrease the required detention volume. Additionally, the city recommends the applicant consider directing the roof and footing drainage to infiltration areas to save considerable development and long- term operations and maintenance costs. Please contact Russell Betteridge, the City NPDES Inspector, who has reviewed the project and may be able to consult on recommended approaches at (206) 433-7195 or Russell.Betteridge(a)TukwilaWA.ciov. Response: Supplemental geotechnical investigation and soils testing have been performed by the project geotechnical engineer, Earth Solutions NW. The results of these efforts confirmed an effective 0.5 inch /hour design infiltration rate for the native soils. The details of the additional soils analysis are provided in the enclosed supplemental letter from the geotechnical engineer (Earth Solutions NW, LLC, December 22, 2015). Three separate bioretention facilities are proposed and each will treat a minimum of 91 % of the contributing PGIS. In addition to conforming with basic treatment requirements, these bioretention facilities also conform to Department of Ecology (and City of Tukwila) standards for enhanced water quality treatment. Two gravel dispersion trenches are also proposed to disperse approximately 7,000 sf (3.500 sf each) of building runoff into the wetland buffer. The WWHM model has been revised to account for the bioretention facilities and dispersion trenches, and have reduced the overall volume and footprint of the vault. 15. TMC 18.44.100 requires public access to the river in the form of clearly identified pathways that are separate from vehicular circulation areas (i.e. through the use of special paving materials). Public access easement(s) are required. Shared public access between developments is encouraged. Access should be connected directly to the nearest public area. Additionally, TMC 1 8.44.070(l)(3) requires the provision of pedestrian access from the parking area to the shoreline where public access to or along the shoreline exists or is proposed. Demonstrate compliance with these requirements. Response: A five-foot wide paved trail is proposed along the south boundary of the site to provide continuous public access from West Valley Highway to the open space area within the shoreline area. 16. Include building- mounted lights in the luminaire plan. Response: The luminaire plan has been updated. No exterior wall mounted light fixtures are currently proposed for the building. Building entries will be lit by parking lot luminaires as shown on the enclosed plan and /or recessed lights under canopy or awning features. 17. Demonstrate compliance with the following applicable Shoreline Design Guidelines: a. TMC 18.44.11 O(A)(I)(e) public use areas and private amenities shall be oriented to the river. b. TMC 18.44.11 0(A)(1)(g) public and non-public spaces shall be clearly defined and separated with the use of paving, signage, and landscaping. c. TMC 18.44.11 0(A)(2)(a) blank wall space on the public and river sides of the building shall be avoided to prevent building mass and shape from overwhelming the desired human scale along the river. 36 Woodspring Suites Tukwila December 23, 2015 Response to Review Comments Page 5 of 14 CPH No. 0128 -15 -002 d. TMC 18.44.11 O(A)(2)(b) buildings must not "turn their back" to the river. e. TMC 18.44.11 O(A)(2)(f) lunchrooms and other common areas shall open out onto the water -ward side of the site to maximize enjoyment of the river. f. TMC 18.44.11 O(A)(3)(b) additional landscape features may be required where desirable to provide public /private space separation and screening of utility, service, and parking areas. g. TMC 18.44.11 O(A)(3)(c) context- appropriate outdoor furniture shall be provided in public access areas. h. TMC 18.44.11 O(A)(3)(e)(2) natural elements such as logs, grass, shrubs, and elevation separations are encouraged as means to define the separation between public and private space. Response: a. The benches located in the open space area are oriented towards the river. The Fitness Room has been designed to occupy a room facing the shoreline /river along as is the guest laundry facilities. The only other major public area is registration and functionally that needs to be located directly off of the main entry at the parking area. b. Public and Non- public spaces are separated by landscaping. Public space on -site is defined by a sidewalk. c. Reference the revised rendering package for updated designs on the river side elevations. d. Reference the revised rendering package for updated designs on the river side elevations. e. The guest public spaces (Fitness Room) faces the river and has an abundance of glass and natural light. f. Utility areas are not placed near public space. Parking is screened from the river with evergreen trees. g. Outdoor benches are placed facing the river. h. The existing landscape area on the adjacent property south of the site provides a buffer from the proposed pedestrian trail. Additionally, a 2 -foot minimum landscape area along the north edge of the trail is also proposed to buffer and define this public pedestrian route from the onsite parking areas. A patterned concrete crosswalk at the site entry drive also defines the formal pedestrian route. Public Works 1. Provide a completed Traffic Concurrency Certificate Application as part of this Shoreline permit. Test Fee based on (`Other Uses' between 50,001 sq. ft. and 70,000 sq. ft. gross floor area) is $2,500.00. (see enclosed application) Response: The completed Traffic Concurrency Certificate Application and a check in the amount of $2,500.00 are included with this resubmittal package as requested. Public Hearing Design Review (L15- 0042): Building Division 1. It appears at least one van accessible parking shall be required to meet 2009 ANSI Chapter 5 and IBC SECTION 1106. Only 5 ADA parking spaces are required, b are shown, therefore one could be revised to meet Van parking requirements. 37 Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2015 Page 6 of 14 Response: The revised site plan provides 5 ADA parking spaces including 1 van accessible ADA stall. Fire Department 1. Applicant shall contact the Fire Marshal's Office to review site plan for fire code compliance issues. Current site plan would be rejected when building permit is applied for due to inadequate fire department access. Site should be designed to meet Tukwila Municipal Code 16.16.070, (D): "Fire apparatus access road(s) shall be required when any portion of an exterior wall of the first story is located more than 150 feet from Fire Department vehicle access." The rear side of the building does not meet this requirement. Response: The parking lot drive has been widened to 26 feet minimum along the east, sough, and southwesterly elevations to provide to provide aerial apparatus access as discussed with the Fire Marshall. A turning analysis was also performed using AutoTurn software and the ladder truck dimensionsJcriteria provided by the Fire Marshall to confirm that adequate access through the site is available for the desired emergency vehicles. The current site plan (i.e., curb radii and entry alignment) were adjusted to facilitate the emergency design vehicle requested. 2. Fire Hydrant water delivery system shall be looped, current design has 2 dead end water main runs one at 633 feet, the second at 455 feet. Response: The onsite water main has been "looped" as directed in the attachments provided in a subsequent email correspondence from Ms. Jaimie Reavis (1211412015). 3. One Fire Hydrant shall be located within 50' of the Fire Department Connection for the fire sprinkler /standpipe system. Response: Fire hydrant locations have been revised based on discussion withJdirection provided by the Fire Marshall at the December 2, 2015 coordination meeting. Additionally, at least one hydrant is located within 50' of the Fire Department Connection. Planning Division Zoning Code Review: Chapter 18.28 18.28.230 Landscaping 1. Groundcover shall be revised to be planted more densely. TMC 18.28.230 requires groundcover to be planted with a minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1 gallon pots. Groundcover proposed is all 4 -inch pots on sheet L3, spacing ranges from 18" OC — 30" OC. Please increase the number of groundcover plantings to meet the spacing requirements. Response: The planting legend has been revised. All groundcover is spaced at 12- inches on center with 4 -inch pots. 18.28.250 Open Space Regulations 1. Required amount of space is 50 SF per 1000 SF of building footprint; areas counting toward this requirement should be called out on the plans and labeled with the square footage. The open spaces proposed do not meet the Pedestrian Space Design Requirements, specifically related to visible, easily accessible to the public from adjacent sidewalks, connected to public sidewalks and abutting public rights -of -way on at least one side. A pedestrian connection from West Valley Highway to the Shoreline area would meet this requirement. Plans shall also show how seating area requirements (1 seat/60 SF of plaza area or open space) are met within the open space Woodspring Suites Tukwila Response to Review Comments CPH No. 0128- 7 5 -002 December 23, 2015 Page 7 of 14 Response: The proposed building footprint is approximately 12,150 sf which requires approximately 608 sf of open space. The current site plan provides over 7,500 sf of open space. This open space area includes a public access trail for pedestrians to access from West Valley Highway and benches that face the shoreline area. 18.28.260 Parking 1. Required number of stalls is 1 stall/guest room. Only 119 stalls are proposed for the 126 -room project. Response: The revised building and site plan provides 110 rooms and 1 1 1 parking spaces respectively. 2. The general parking requirements of the zoning code contained in 18.56.040(2) allow a two-foot landscaping overhang to count towards the parking stall length. Many of the standard-size stalls are 17' long (requirement is 19% and many of the compact stalls are 14' long (16' required); the two foot allowance allows these stalls to meet sizing requirements, except where the parking is adjacent to walkways. Per, 18.28.260 (D,3,d) Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the public right-of-way, walkways, off the parking lot or strike buildings. Wheel stops shall be two feet from the end of the stall of head-in parking. Parking stalls adjacent to walkways which do not include the full length required are not able to make use of the two foot overhang allowance, since wheel stops will need to be installed. Please revise plans in these areas to meet the requirements. Response: The site plan has been revised to provide either wheel stops with full-depth stalls or widened sidewalk areas to accommodate a minimum 4-foot clear pedestrian path with the proposed 2-foot vehicle overhang. Per 18.28.260 (D,5,b), trees and pedestrian-scaled lighting (max. 15' in height) shall be used to clearly define pedestrian walkways or other pedestrian areas within parking areas. Include pedestrian-scaled lighting and explain how trees are used to define the pedestrian walkways through parking areas. Response: The designated pedestrian routes are clearly designated and framed with site landscaping. Existing, established trees along the landscape strip on the property adjacent to the south boundary frame the south edge of the public trail. The north edge of this trail is demarcated by landscaping at the parking lot edge, including some small tree elements. Separate pedestrian lighting elements are not proposed, but these facilities are sufficiently lit by the adjacent parking lot lighting—existing offsite and proposed onsite. This is illustrated in-part by the enclosed illumination plan. 4. Indicate on plans that the pedestrian crossings through paved areas will be the same material/pattern as what is used for the sidewalk, per 18.28.260 (D,5,c). Response: The pedestrian crosswalks at the parking and drive entry areas are proposed to be a patterned concrete while the parking lot surfacing will be asphalt cement (AQ. The concrete crosswalk materials match the onsite sidewalks. A detail of the patterned concrete crosswalk will be provided with final engineering /construction plans. 5. Interior parking lot landscaping: minimum of 20 SF/parking stall. Indicate on Sheet L3 the width and square footage of each interior landscape island, and provide a total for the amount of interior parking lot landscaping provided. Please note that required perimeter landscape areas cannot be counted towards interior parking lot landscaping. Response: Each interior parking island is dimensioned and square footage noted on sheet 15 -03. See sheet LS-02 for interior parking lot calculations and total provided landscape. W Woodspring Suites Tukwila Response to Review Comments CPH No. 0 128- i 5 -002 December 23, 2015 Page 8 of 14 b. For a parking lot with 126 spaces, 5 spaces need to be accessible. 1 of the 5 spaces is required to be van - accessible. None of the accessible spaces as designed meet the size requirements for a van - accessible space. Please revise. Response: The revised site plan provides 5 accessible spaces including 1 van accessible stall. 7. Location of bike parking is good in terms of visibility. Provide details for the bike rack that will be used: a minimum of two bike parking spaces required which can be met with one upside -down U rack designed with space on both sides for parking. Response: Bike rack details are provided in the architectural rendering package. General design comments 1. How does the project design (both site design and architectural) respond to the adjacent historic Nelsen Family Historical Residence, which is listed on the State register of historic places. Response: The proposed public access trail south of the Nelsen Family Historical Residence will contain an interpretive sign that describes the home and its history. Additionally, art elements in the open space area may be installed and may incorporate elements of the barn which is to be demolished if suitable elements can be located. The details of the interpretive sign and determination whether or not art elements in the open space will be provided will occur with the site improvement construction plan review and permit approval process. 2. Building Design: a. Explain the design objective of the roof line. The combination of the ridge roof and modern shed roof elements seem like a mish -mash of styles. One of these styles should be selected: either a modern design with a flat roof incorporating shed -roof modulation, or a ridge roof incorporating peaked -roof modulations. b. Highlight the entrance to make it more prominent. Some options include integrating the brick used for the entry feature into the rest of the building design (including use to create a "base" at the pedestrian level), development of the entry feature into a porte cochere, and /or use of a pavement treatment between the front entry area and the parking area to signify a shared pedestrian /vehicle/luggage loading and unloading area. c. Provide dimensioned and scalable building elevations. We typically receive a full -sized black and white set, and either a full -sized or 11 x17 colored elevation set. You may submit both, or only provide full -sized colored elevations that are to scale and dimensioned. Response: a. The main pitched roof is merely a backdrop to the shed and flat roof accents. The roof has a 4:12 pitch which is fairly low and would only be seen from a distance. It is our opinion that the 4:12 pitched main roof will not be seen often and the shed and flat roof accents will be the visible and dominant roof features. b. Reference the updated architectural rendering package for improvements to the entrance on the front and rear elevations. C. Color elevations have been provided to scale on 24x3$ sheet size. Overall dimensions have also been added. Floor plans have also been adjusted to scale on 24x36. 3. The purpose and design of open space areas should be clear; the space at the northeastern corner seems like leftover space since there are no site furnishings or other designed areas. The City's priority for open space is to have a publicly - accessible area providing views of the shoreline, with a pedestrian connection to the space from the sidewalk along West Valley Highway. This pedestrian connection should incorporate landscaping and design treatment that could be carried over into the Woodspring Suites design. Please see requirements for pedestrian- .e Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2075 Page 9 of 14 oriented open space in the Southcenter Design Manual, as well as the Shoreline Design Guidelines in chapter 18.44 of the Tukwila Zoning Code. Response: The site plan has been revised and the open space area near the northeast corner of the site has been removed. The open space area location in the southwest portion of the site will contain public access, public seating, and views of the shoreline as well as landscaping per TMC standards. 4. If the parcel having frontage along West Valley Highway will be used for parking and access, what instrument will need to be recorded to allow this? — BLA, BSIP? Where will access and parking be located for the Nelsen House? The City is supportive of the alternate site plan submitted by email, which shows access to the site and shared parking from the hotel property to the south. Response: The site plan has been revised and incorporates the alternate site plan submitted by email. Access to the site and shared parking will be provided via the access easement to the south. The Nelson house and existing driveway will be maintained. Southcenter Design Manual 1) Site Design 1. Incorporate screening, environmental mitigation, utilities, and drainage as positive design elements. Response: The majority of the site, including the shoreline area, is pasture. The wetland buffer area is pasture and blackberry or invasives. The project proposes to remove invasive species, improve /enhance buffer plantings, and provide a landscaped open space areas adjacent to the shoreline. The sparse pasture areas that exist today will be improved with landscape areas adjacent to parking areas. Vertical landscape elements are proposed adjacent to the public trail where sufficient area is available. Most of the utilities for the project will be below grade and not visually impacting. Surface utility features such as hydrants, meter boxes, fire department connections, power transformers, and the such will be located within landscape areas where plantings can be provided to "soften" their visual impact. No specific landscape screening is proposed or expected to be required from the adjacent land uses. 2. Complement visual character of adjacent activities Response: The majority of the site, including the shoreline area, is pasture. The wetland buffer area is pasture and blackberry or invasives. The project proposes to remove invasive species, improve /enhance buffer plantings, and provide a landscaped open space areas adjacent to the shoreline. The properties north and south of the site are both hotels, similar to this project proposal. As such, the visual character of the site is consistent with and complementary to those uses. The historic home located on the easterly limits of the property will be sufficiently screened from the projects as shown on the enclosed landscape plans. An interpretive sign explaining the history of the homesite is planned along the public trail route. 2) Service Areas and Mechanical Equipment 1. Is it possible to integrate the trash and recycling enclosure into the building? If not, provide details on the color and materials used for the enclosure structure. The enclosure height shall be a minimum of 6 feet. Acceptable materials for the enclosure include brick, concrete block or stone, and should be consistent with materials and detailing used on the hotel structure. Response: The current site design does not allow for the relocation of the trash and recycling enclosure on the site and the owner does not wish to anchor the enclosure to the building. Design of the trash enclosure is shown in the architectural rendering package. 2. Check to make sure the enclosure gate will not swing out in a way that will obstruct vehicle traffic 41 Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2015 Page 10 of 14 Response: Measures will be taken to ensure vehicle safety; bollards will be added as needed to ensure gates will not open onto parked vehicles. 3. Check with Waste Management to ensure that design, size and location will work for service pick up. Response: Coordination and approval from Waste Management will be made prior to final approval. 4. Indicate where utility meters, electrical conduit, and other service utility apparatus will be located, and explain or show on plans how they will be screened with vegetation or architectural features. Response: An area for utility meters is shown on the perspective renderings in the architectural rendering package and shows possible vegetation screening. When final meter locations are identified the screening will be fully coordinated and we will ensure views of the meters are obstructed. Site vegetation will be used to screen the transformer. 5. Will the project require rooftop equipment? How will it be screened? Response: Rooftop equipment is limited to 3 small units which will be hidden on a flat roof where the main entry is located. Parapets will be designed to be taller than the equipment is screens. 6. Provide information on the location, spacing, materials, and colors or exposed downspouts, gutters, scuppers, and other visible roof drainage components unless they will be concealed within walls. Response: Architectural renderings have been updated to show the downspouts; these are located on the inside corners of building areas where they can be more easily hidden from the eye. 3) Lighting 1. Provide details on building-mounted lighting and bollard/walkway lighting, including fixture design and locations Response: The updated photometric plan does not show any building mounted lights. At this time no bollard or walkway lighting is being proposed unless specified on the landscape design. 4) Walls and Fences 1. Provide details on any walls or fences that will be used in the project, and explain how they have been designed to meet the design criteria. Note that providing a low seating/planter wall can have the effect of adding a base to the building at the lower level, while also adding required seating spaces to the project Response: No walls or fences are proposed for this project. 5) Open Spaces 1. Provide more design detail within open spaces on the project site. Where will seating be located? Explain how the design of the spaces meet the criteria in the Southcenter Design Manual and the Shoreline regulations. Response: Per Section 18.28.250 of the TMC, the required amount of open space is 50 sf per 1,000 sf of building footprint. The proposed building footprint is approximately 12,150 sf which requires approximately 608 sf of open space. The current site plan provides over 7,500 sf of open space. This open space area includes a public access trail for pedestrians to access from West Valley Highway and benches that face the shoreline area. 6) Architectural Concept: 1. Explain architectural concept in discussion of how the project meets the design criteria in the Southcenter Design Manual. 42 Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2075 Page I I of 14 Response: Due to the unique site and the curving river behind the design called for an asymmetrical composition. The material organizations were kept cohesive across the entire building la5ade. Contextual materials were utilized to provide a nice contrast to the darker tones. We feet this provides a modern aesthetic to the vernacular of the area. 7) Entrances and Doors 1. Make the entrance to the hotel more prominent, and incorporate entrance design into the rest of the building (including materials and architectural form). This can be done with both site design (pavement treatment in vehicle drop- off /unloading area) and with building design (use of materials and modulation). Response: Feature areas of the hotel have been accented with brick and faux cedar siding. The main entrance utilizes these materials along with a flat roof to emphasize its dominance. No other area except for the front and rear entry areas have this flat roof. The faux wood and brick is used in other areas but only areas in which building entry is possible. The main entry also has an entry canopy that further emphasis the area. 8) Building Fagade: Base and Top 1. It is unclear how these criteria are addressed. Describe and provide information on dimensioned and scalable building elevations. Response: The base is provided as brick which is only used on the first story of the building. The brick band lowers at secondary 165ade areas and then raises back up and more prominent areas. Horizontal sunshades are also provided at the pedestrian level to emphasize the base. The top is formed by the roolline and accent cornices on the front and rear flat roof areas. 9) Corner Treatments: N/A Response. NIA 10) Building Massing 1. Describe how these criteria are addressed, and provide information on dimensioned and scalable building elevations. Response: Vertical blocks of color are mixed with horizontal elements to break up the long facades and present an appealing view of the building. Long areas have been broken up with modulation anywhere from i'-4' depending on the location of the modulation. 11) Building Details and Elements 1. Need details for this section; the project does not appear to have included this yet. One of the details from each of the 3 categories needs to be included in the design, for each modulation interval/increment. Response: 1. Distinctive window treatments have been provided emphasizing the base and top where possible. The lower level has standard window trim accented with a lower brick band while the upper level windows have vertical trim elements connecting them together by means of detailed trim work or EIFS joints. 2. Sunshade type trellis have been provided in accent areas to provide further detail and interest along the fagade. This was done above the first level to provide a human scale and interest to the base. Window detailing further supports the fagade detailing. 3. Brick was utilized on the lower level fa5ade with cast stone caps to emphasize the detail of the 165ade detail at the pedestrian level. Soldier course window head details and possible stacked courses will be considered to further detail the window areas as the design develops. 43 Woodspring Suites Tukwila Response to Review Comments CPH No. 0728-75-O02 December D3,2U76 Page l2ofl4 l2) Building Materials and Colors l' See section related to EIFS —finishes should be sheltered from extreme weather by roof overhangs or other methods and weather exposed horizontal surfaces should be avoided. EIFS should not extend below two feet above the ground plane — what treatment will be used in these areas? 8IFS is not used except for above the first floor. Brick and/or fiber cement siding is proposed for the entire first floor exterior finish. 2. EIFS finishes are acceptable finishes for upper stories only at street exposures on commercial buildings. They should not be used at storefronts. They may be used at ground floor portions of rear or side service and parking exposures and in such cases should be specified with high- density material, with the ground floor st,eetfogodm cladding mo/edu|s continuing to be used oso building base and accent material. Response: EIFS is not used except for above the first floor. Brick aod/or fiber cement siding isproposed for the entire first floor exterior finish. 3. Dark brown hordi-pkznkis primary color, light color ofBFS used os secondary color, orange- brown as accent at entry and building 600k-en6s. How will light-color BFShold op overtime? Respmnse/A fine grain finish (to avoid trapping dirt) will 6e specified for fBFS and while cleaning may be required every 3-f years the integral color will hold op well and has m proven track record om compared h» older EIFSassemblies. 13) Windows 1' Need details on how project is designed tomeet these criteria. Response: Windows /n brick and EIfS will 6e recessed between 4`�-6&' from the main &xcode. N/inco*v scale &appropriate for the use and oversized windows in guestrooms should be avoided especially at ground level. Trim and EIFS joints have been utilized toemphasize windows in each fa5ade material. 74Q Weather Protection l' Provided at hotel entrance; not required elsewhere because building orientation is not required. However, this would help with the criteria related toproviding o base tothe building. Response: A canopy has been provided mf the main entrance and rear entrance of substantial stature hm emphasize the entry. Small roofs have been provided mn secondary entrances fm aid /n rain protection. 15) Blank Walls l. Blank walls meeting the definition are likely located on all elevations. Please look at the criteria related to blank walls and o66veo' Detailed, dimensioned and scalable building elevations are necessary |n order hz determine compliance with this criteria. Response: Blank walls have been avoided by the use of windows and window detailing along with vertical and horizontal ElFS joints. Material and color changes help break op areas into smaller blocks of color with detailing hz give the feet ofmn overall design scheme. Informational Notes: Fire Depaltment l' The proposed structure will be equipped with a full fire sprinkler system per Tukwila Municipal Code l6~42' Response. Acknowledged. �� ���" Woodspring Suites Tukwila Response to Review Comments CPH No. 0128 -15 -002 December 23, 2075 Page 13 of 14 2. The proposed Structure will be equipped with a full fire alarm system per Tukwila Municipal Code 16.40. Response: Acknowledged. 3. The new site address will be assigned by the Fire Marshal's Office. Response: Acknowledged. Planning Division 1. In the Geotechnical report, the engineer incorrectly states that the City of Tukwila will maintain their private system. The hotel owner will be responsible for maintenance of the drainage system and an operation and maintenance agreement shall be recorded against the property. Response: The TIR states that the proposed drainage system will be maintained by the property owner. 2. Permanent fencing with signage identifying the sensitive area is required per TMC 18.44.090(E)(6). Consider including a photo of the historic Nelson House barn on a historic marker sign mounted to the fence. Response: Permanent fencing and sensitive area signage is shown and called out on the updated landscape plan provided with this resubmittal. An interpretive sign is proposed adjacent to the public trail near the site entry to provide a history of the Nelsen homestead. No photo or historic marker information is proposed on the sensitive areas fencing. Public Works 1. Transportation Impact Fee shall apply to the future Building Permit in the amount of $97,260.80 (56 new PM peak-hour trips x $1,736.80 per trip other uses) based on a trip generation study by Bibson Traffic Consultants, Inc., dated June 17, 2015. — see Bulletin A3 on City of Tukwila web-site. Response: The Traffic Impact Fee is understood. 2. Project to comply with Geotechnical Engineering Study, by Earth Solutions NW, LLC, dated June 19, 2015; and subsequent geotechnical reports/evaluations. Response: The construction of all site improvements, including below-grade vault and building foundations, will comply with all project geotechnical engineer recommendations as provided in the referenced June 19, 2015 report and any subsequent, supplemental reports. 3. Apply for a Food Control Zone Permit (FCZP) — see Bulletin A7 on City of Tukwila web-site. Response: A Flood Control Zone Permit will be submitted separately and subsequent to this resubmittal. 4. Project is greater than one acre and therefore requires a Notice of Intent (NOI) application form — Construction Storm water General Permit to the Washington State Department of Ecology. Response: An NOI application form will be submitted to the DOE and the General Permit will be provided with final engineering. 5. Public Works will prepare and Owner shall sign with Notary, a Storm Water Easement and Maintenance Agreement. City will sign with Notary and have the document recorded at the King County Office of Records. Response: It is understood that a standard Storm Water Easement and Maintenance Agreement will be executed with the City prior to construction plan and permit approval for the project. 45 Woodspring Suites Tukwila Response to Review Comments CPH No. 0128-15-002 December 23, 2015 Page 14 of 14 6. Street infrastructure within Public Right-of-Way and Public Utilities on Private Property (as determined by the City) are to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms, for the Owner(s) signature. Response: It is understood that any public facilities installed with this project will require execution of the City's standard "turnover" forms prior to acceptance of said facilities. 7. Show and label 'flap gate signage marker' on future Building permit storm drainage plan sheet. Response: Specification and details for the storm outfall flap gate will be provided with the subsequent construction plans and permit package for the site improvements for City review and permit approval. 8. All utilities are required to be underground, per City ordinance. Response: All proposed water, sanitary sewer, and storm drainage utilizes are proposed to be underground. 9. NOTE: Public Works permit information, plan submittal criteria, standards, and specifications; are available on the City's Web-Site. Go to the City Web-Site then click on City Department Directory / Public Works Department / Development & Permits. Then under Public Works Topics click on Customer Assistance Bulletins (CAB) and Development Guidelines and Design & Construction Standards and other topics as applicable. Response: All City of Tukwila design standards and details will be referenced in final engineering. Please contact me directly at (425) 285-2391 or by e-mail at matt (.5-cphconsultants.com if you have questions or need any additional information to complete your review and approval of the project. Your prompt response is appreciated. Thank you. Sincerely, Cc: Mr. Broc Henderson (West 77 Partners) copy to file M.