Loading...
HomeMy WebLinkAboutPlanning 2018-07-26 COMPLETE AGENDA PACKET - TRU BY HILTONCity of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director CHAIR, NHAN NGUYEN; VICE -CHAIR, DENNIS MARTINEZ; COMMISSIONERS, MIGUEL MAESTAS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, AND HEIDI WATTERS BOARD OF ARCHITECTURAL REVIEW AGENDA JULY 26, 2018 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. CALL THE MEETING TO ORDER II. ATTENDANCE III. ADOPT MINUTES - JUNE 26, 2018 IV. CASE NUMBER: L18-0029 APPLICANT: Dale Sweeney REQUEST: Design Review approval for development of a 44, 405 ft2 Tru by Hilton hotel with 92 guest rooms and related site improvements. LOCATION: Northwest corner of Minkler Boulevard and Andover Park West, APN 2623049075 V. DIRECTOR'S REPORT VI. ADJOURN Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 2 City of Tukwila PLANNING COMMISSION PUBLIC HEARING MINUTES Date: June 28, 2018 Time: 6:30 PM Location: Council Chambers Planning Commission Present: Chair, Nhan Nguyen; Vice Chair, Dennis Martinez; Commissioners, Mike Hansen, Sharon Mann, Louise Strander, and Heidi Watters Absent: Commissioner, Miguel Maestas Staff: Nora Gierloff, Community Development Deputy Director, Charlotte Archer, City Attorney, and Wynetta Bivens, Planning Commission Secretary Adopt Minutes: Commissioner Stander made an amendment to the March 8, 2018 minutes. She asked that the minutes reflect she abstained from voting. Commissioner Martinez moved to adopt the minutes as amended. Commissioner Hansen seconded the motion. All were in favor. Chair, Nguyen, opened the public hearing and swore CASE NUMBER: APPLICANT: REQUEST: LOCATION: e wishing to testify. L 18-0045 Zoning Code Amendme City of Tukwila Hold a public hearing to get community input on short term residential rentals (less than 30 days) and updates to associated regulations for boarding houses, bed and breakfast lodging and residential rental unit licensing. Citywide Nora Gierloff, Community Development Deputy Director, gave the presentation, and Charlotte Archer from the City Attorney's Office, addressed clarifying questions. Background: Over a year ago the City Council had a work session on housing policy and wanted to look at what they could to do to encourage home -ownership and affordable housing in the City. They gave staff a list of prioritized actions to address, and staff has been working on updating the Accessory Dwelling Unit (ADU) regulations. This issue was heard by the Planning Commission last October and they made recommendations in February that went to the Community Development and Neighborhoods Committee and City Council. One of the issues raised during the review was that ADUs used for short term rentals were not contributing to the housing supply, this turned into a broader look at Tukwila's short-term rental regulations. The Accessory Dwelling Unit ordinance is moving forward with a place holder prohibition on rentals of less than 30 days until the rules are decided Citywide. There are different issues for different housing types and zones. Should there be restrictions on parking, noise, or owner occupancy? And what sort of regulations or licenses would work best. A process is needed for Code Enforcement to have the tools necessary to enforce regulations. PUBLIC TESTIMONY: David Puki, citizen, is opposed to any short-term rental allowances. He said the City does not have the ability to enforce the code. He is in favor of the ADUs with owner occupancy in the main unit. He said there is currently a situation on the east side of his property, and many short-term tenants and cars coming and going, 3 which has caused him problems. He said there has been on-going Code Enforcement issues on the property. He said he hopes short-term housing is not approved until the City can manage rentals and ADUs. Roger Lorenza, citizen, is in favor of ADUs and short-term rentals. He said any restrictions placed on people who own their own home is unrealistic. And the income received from rentals is needed. He said Airbnbs in Tukwila should not be compared to Seattle or other states. He said that there should not be a policy holder for prohibition; he said yes permit the use of residential housing in mixed use zones; do not require a license to operate a short term rental; he agrees with cleaning up the existing regulations, if the present code does not address the short-term rental than do not change the code; He said it's expensive to buy a new home and if people want to rent out their home it's their right. Terrance C. Morgan, citizen, is opposed to short-term rentals. He said he has spoken to the Mayor on these issues. Garcia Queuedo, citizen, is opposed to short-term rentals. He said the quality of life would be a major issue, and there would be parking issues. As well as environmental issues. He said change is inevitable, but it doesn't have to be negative for the people who live in the community Jenny Sims, citizen, is seeking support to allow Airbnbs and short-term rentals in the community but is against boarding houses. She said her family needs to rent out their basement to help with the mortgage. She said she 1 ikes the flexibility and the control that short-term rental allows. She said the long-term tenant laws are in the tenant's favor, and it can be hard to evict problematic tenants. She said having Airbnb provide insurance is a safety net and makes her more comfortable having short-term rentals in her home. She said they would make more money with a long-term rental, but she is not doing it for just the money, but also the flexibility and convenience. She said the network is set up to weed out the problematic people, and she pointed out there are problems with both long-term and short-term rentals. She said she has had a very positive experience so far. She said even if short-term rental are denied homeowner may not be able to create more long-term rentals due to cost to meet code requirements. She said many homeowners run Airbnbs to help combat the high rise in property taxes. She is not opposed to having regulations for short-term rentals if they are easy to follow and are not prohibitively expensive. Paul Winchester, citizen, is in favor of short-term rentals and has been running an Airbnb, for the past 18 months. He said he has not experienced any parking issues. He said he has been a long-term landlord for over 30 years, and long-term tenants are much more problematic then short-term rentals. He said his property is in better shape now that he has the extra income to maintain the property opposed to having long-term rentals. He said Airbnb vets the tenants. He said when he retires he plans to live at the property in the winter and during vacations, which would not be possible with long-term rentals. He said it provides good income and it has worked out well for him. He currently participates in the rental property program and has had the property inspected through the rental permitting process. He also has a business license, is paying his property taxes, and it is generating good revenue for the government. Patricia Perry, citizen, has been an Airbnb guest in different Cities, and she likes the experience of the personal touch better than hotels. She said she has property in Tukwila and if she needed to, she could run an Airbnb. She has considered it as she gets closer to retirement, to keep up with mortgage cost and property taxes. She said it irritates her being told what she can do with her home when she is the owner. She said progress is happening and it is hard, but she thinks there is a way to meet half way with this issue. She doesn't think it has to be all or nothing. There were no additional public comments. Nora Gierloff, Community Development Deputy Director, stated this is a complex issue, and asked how do you develop regulations that allow you to enforce rules for problematic renters? Page 2 of 5 4 CLARIFYING QUESTIONS: Charlotte Archer, Tukwila City Attorney, and Nora Gierloff addressed clarifying questions for the Commission. The public hearing was closed. DELIBERATION: Commissioner Martinez said there was a lot of questions for staff and he does not want to rush into any decision without getting complete answers. He suggested staff combine all the answers and bring the information back to the Commission. He said it's tough and some of the questions still lingering are valid concerns. Commissioner Strander said she would like clarification and more info on policy decisions for rental inspections. She inquired on the process if short-term rentals are approved? She asked if units would be subject to the City rental inspection program, or would it be different if a detached ADUs is rented, or a single-family residence, or a bedroom. Ms. Gierloff said she would be concerned with applying inspections to short-term rentals. She asked if a short-term rental is an ADU would it be subject to the parking requirements for ADUs? Commissioner Mann said she feels like she could support short-term rentals with the following requirements: (1) Requiring homeowners are licensed (2) Requiring a legal process for inspections. (3) Property is owner occupied, (4 is placed on the number of rentals a property owner is allowed. (5) Requiring the owner be r the parking needs, and for accommodating at minimum one parking space. Commissioner Nguyen said he is wondering if this is a solution looking for a problem. He said the issues identified are no different than the issues identified with long-term rentals. He asked why short-term rentals are being specifically targeted and the current rules for long term rentals are satisfactory. He said he agrees with licensing, compliance, and parking, but does not necessarily agree with owner occupancy. He said Airbnb ratings should be considered as well. He said parking restrictions make sense to him. He said we want people to come to our City to spend money, so we should consider economic development. We want to make housing affordable for people of all social economic status and their personal situations. He said the City should consider helping with mortgages because housing is so expensive. And accountability to up keep the property, and the traffic situation. He said short-term rentals could have a better rating process then longer term rental. Commissioner Martinez said one of the conversations that has not been had is the prohibition of short- term rentals, and the individuals who have commented or sent emails stating their opposition for short-term rentals. He said they deserve some acknowledgement of their concerns. He said it is a tough situation, and at the very least we should let citizens know that we are thinking about them and do hear their concerns. He said one of biggest complaints that everyone has with municipalities is that the governing units do not listen to them. He said we are listening and have the same problems the citizens have, parking and the loud noise. Commissioner Mann said she wanted to defend her requirement for owner occupancy. She said it would be less likely to have a short-term rental who is going to party in the owner's house. And the owner will be Page 3 of 5 5 more selective about who's going to be in their house. Short-term rentals are a consideration to help first- time home buyers, or to help with high mortgages for individuals to stay in their homes. And it would be allowed for single-family residences, not for people to make money. She said investors trying to make money can take on the capital risk that comes with investing. She said there should be a cap of one rental per home, and asked how do you enforce restrictions? She said she would be more comfortable allowing Airbnbs if restrictions are in place. Commissioner Nguyen was opposed to the idea to regulating the number of rentals a home owner is allowed, He said the more people renting Airbnbs the more they pay and depending on the size of the home there is the ability to rent to more people. He said he is totally for community and livability, but he does not want to stereotype people who chose to invest in our City. He said short-term rentals should be treated equally. Commissioner Watters said is makes sense to regulate short-term biTsiness operations in a commercial enterprise. She said for single family neighborhoods the City commonly regulates what businesses are allowed in single family zoned areas. And the zoning helps to keep quality neighborhoods, so there is a lot of regulation with zoning. She said the City's role is to make sure trying to make money does not harm the quality of life in neighborhoods. She said it's typical, and it's important to protect families from investment pressure. She said she personally would not be able to compete with an investor for renting her house. She said it is important to think about families, and it's a real asset in the City and we want to try to give citizens the tools necessary to make it. She said that may mean telling investors they are not allowed to invest in an area because people need to be able to live. Commissioner Mann said as appointed public servants as well as elected ones they have a job to do, and it is not to work for a specific group but to make the best community for everyone. She said the Commission's job is to create livability for all citizens, and for single-family neighborhoods. Nora Gierloff asked how staff can help, and what the Commission would like brought back to them. ITEMS FOR STAFF TO BRING BACK TO THE COMMISSION: • A format for the rental housing inspections for the short-term rentals. (Martinez) • Information on how much revenue the City currently receives annually from short-term rentals. (Martinez) • Information on regulations from other communities the size of Tukwila such as, Bothell, Covington, Mercer Island, and Maple Valley. (Martinez) Information on whether Sea Tac has considered short-term rentals (Watters) • Information on rental inspections and a recommendation on licensing and how it would work. (Martinez) • A chart of licenses for comparison, listing the various types of licenses other jurisdictions use and how they define them. (Watters) • Information on boarding houses, and negative impacts to hotels. (Watters) • Language on how the new rules will impact problematic boarding houses (Watters) • A recommendation for off-street parking spaces. (Strander) • A definition for owner occupancy, and information on whether there will be a difference between how they will be handled compared to ADUs (Strander) Page 4 of 5 6 • A cap on the number of rentals allowed. (Strander) • Information regarding the impacts to the long-term rental market. (Nguyen) • A proposed ordinance, addressing licensing, inspections, owner occupancy, LLC limitations, parking and a cap for the number of rentals allowed, including condominiums. (Mann) also language for multi -family short-term rental potentially (Strander) enforcement implied in the ordinance, which is really a big part of this decision and continues to be his main concern (Hansen) (Nguyen) • If a cap is required for short-term rentals, or owner occupancy is required (Nguyen) wants to see how it would look for long-term rental as well. How will it be affected. • Information on other City's experiences regarding short-term rentals. (Nguyen) • Commissioners Hansen and Nguyen expressed interest in a joint work session with the City Council. Staff will request a joint work session and return with some potential dates. DIRECTOR'S REPORT: • Commissioner Nguyen talked about his attendance at the APA Conferenc ew Orleans. He expressed his appreciated for the opportunity, said it was very helpful, and th ;. ve him a better appreciation of the work done by City staff. He encouraged all the Commissione ttend when there are APA Conferences in the area in the future. • Due to a busy schedule it is necessary to hold a Work session to update the Environmental Sensitive Areas and Shoreline Codes. A tentative date is October 11, 2018. • Commissioner Martinez asked if the Commission would have the opportunity to tour project sites they have previously approved. Staff offered to provide some potential dates. ADJOURNED: 9:25 PM Submitted by: netta Bivens ening Commission Secretary Page 5 of 5 8 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director HEARING DATE: FILE NUMBERS: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN AND ZONING DESIGNATION: SEPA DETERMINATION: NOTIFICATION: STAFF: ATTACHMENTS: Staff Report Board of Architectural Review for Tru by Hilton Prepared July 16, 2018 July 26, 2018 L18-0029 Design Review Dale Sweeney, Architect Board of Architectural Review approval for a Tru by Hilton hotel of 92 rooms and related site improvements proposed at a vacant site on the northwest corner of Minkler Blvd. and Andover Park West. Northwest corner of Minkler Blvd. and Andover Park West Tukwila Urban Center — Pond District Exempt The City of Tukwila prepared a Supplemental Environmental Impact State ment (SEIS) for the Southcenter Subarea under the State Environmental Policy Act (SEPA) as set forth in RCW 43.21C.420. Project -specific development proposals within the Southcenter Subarea are not subject to individual SEPA review provided they are consistent with the subarea plan, development regulations, and the SEIS. This project is therefore exempt from SEPA review. A Notice of Application was distributed to agencies that may have an interest in the project on May 11, 2018. The Notice of Application was also posted on the project site and mailed to surrounding residences/property owners. There were no comments received in response to the Notice of Application. Lindsay Brown, Assistant Planner A. Plan Set (Site Plan ST -1, Preliminary Civil Plan P-01, Landscape Plan, Exterior Elevation- West, Exterior Elevation- East, Exterior Elevation - Entrances, Bollard lighting details) B. Materials Board (presented at hearing) C. Limestone material sample (presented at hearing) D. Urban and Workplace Corridor standards summary sheets 6300 Soghcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 Findings Vicinity/Site Description Project Description This project seeks to transform an underdeveloped vacant lot into a 44,405 ft2 five -story, 92 -unit Tru by Hilton hotel located at the northwest corner of Minkler Blvd. and Andover Park West. The project includes frontage improvements along Corporate Drive S., Andover Park West and Minkler Drive, 92 parking spaces, landscaping, and improvements to the vehicular and pedestrian circulation. The site will be accessed by one driveway on Corporate Drive and one on Minkler Blvd. (see Attachment A). Figure 1. Project location Existing Development The lot is currently underdeveloped as a parking lot with no principal use. The site typically has a few passenger cars parked during the day, and oftentimes has commercial truck cabs parked as well, presumably to provide a space for driver rest. The parcel is 1.44 acres in size and is zoned Tukwila Urban Center- Pond. Andover Park West is classified as an Urban Corridor, and Minkler Blvd. is a Workplace Corridor. Corporate Drive S. has no corridor designation in the Tukwila Municipal Code or Southcenter Design Manual. L18-0029 Tru by Hilton Page 1 2 Board of Architectural Design Review Staff Report 10 Figure 2. Existing Conditions—project site looking SE from Corporate Park Drive S. Surrounding Land Use Adjacent development and land uses include inactive railroad tracks on the south side of Minkler Boulevard and a one-story furniture store to the south of those tracks, a two-story furniture building to the west, a two-story business park to the north across Corporate Drive S., and King County Housing Authority to the east across Andover Park West. Kitty-corner from the parcel is a two-story business park/office complex. Figure 3. Existing Conditions—office building north of the site, across Corporate Park Drive S. L18-0029 Tru by Hilton Board of Architectural Design Review Staff Report 11 Page 1 3 Topography & Vegetation The parcel's developable area is flat, though the land slopes downwards from the site along all three street frontages to the curbs. There is an existing small retaining wall along the southern frontage, between the parking lot edge and the sidewalk on Minkler Blvd. This retaining wall will be removed for the proposed development, and the landscaping strip will slope downward from the sidewalk toward the curb along Minkler. Figure 4. Existing Conditions— mature trees and gentle slope up to developable pad from Andover Park W. Design Review This project is subject to Board of Architectural Review approval under Tukwila Municipal Code (TMC) 18.28.030.D. As a large-scale project, the project is subject to the applicable district -based standards, corridor -based standards, and supplemental standards in TMC Chapter 18.28 and the guidelines set forth in the Southcenter Design Manual. This discussion below is grouped into four sub -sections: District Based Standards; Corridor Based Standards; Supplemental Standards; and Southcenter Design Manual. The standards can be found online at: http://www.tukwilawa.gov/dcd/urbanplan/TMC18.28 New Southcenter Zoning.pdf and the Design Manual can be found at: http://www.tukwilawa.gov/dcd/urbanplan/Southcenter%20Subarea%20PIan Final.pdf. I. District -Based Standards Structure Height (TMC 18.28.070): The proposed building reaches a maximum height of 59 feet for habitable areas, which is in conformance with the building height restriction of 70 feet including a height bonus granted in exchange for public frontage improvements along Corporate Drive S., Andover Park W. and Minkler Boulevard. There is a small portion of the building that is 70' in height, to provide for roof access. L18-0029 Tru by Hilton Page 1 4 Board of Architectural Design Review Staff Report 12 Maximum Block Face Length (TMC 18.28.080): The proposed building is in compliance as it is infill of a pre-existing lot; no new streets will be created with the proposal. Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100-.110): The building location on the site meets the minimum 5 -foot setback and landscaping requirement for the side and rear yards. II. 2. Corridor -Based Standards Andover Park West is classified as an Urban Corridor, and Minkler Blvd. is a Workplace Corridor. See Attachment D for Urban and Workplace Corridor standards summary sheet. Public Frontage Standards (TMC 18.28.150): Workplace Corridors are required to have at least 15 feet of public frontage improvements, split into a 6 ft. wide sidewalk and 9 feet of landscaping located at the back of the curb. The proposed improvements along Minkler Boulevard meet this standard. Because of grade changes between the developable pad area (currently paved as a parking lot) and the street, there is a retaining wall existing between the pad and the sidewalk; this retaining wall will be removed and the landscaping strip sloped with approval of the project. The sidewalk will be at -grade with the development pad. As with Andover Park West, a small concrete wall is proposed at about the midpoint of the site's Minkler frontage in order to retain existing street lighting. Figure 5. Retaining wall of 1.5' — 3' in height along Minkler frontage will be replaced by a 9' sloped landscaping strip and 6' wide sidewalk at -grade with the development pad. The proposed project meets the requirements for public frontage standards along Andover Park West, an Urban Corridor, including streetscape width and landscaping. An 8' sidewalk hugs the eastern elevation of the building, separated from the curb by a 7' wide landscaping strip with street trees, shrubs, and groundcover. The applicant proposes a small concrete cut-out wall for the midpoint of this L18-0029 Tru by Hilton Page 1 5 Board of Architectural Design Review Staff Report 13 frontage in order to accommodate the site grade changes and retain existing vehicular -scaled lighting fixtures. Along with the building permit materials, the applicant shall submit a street lighting plan to satisfy the requirements for pedestrian and vehicular -scaled lighting. Building Orientation/Placement & Landscaping (TMC 18.28.160-.190): The proposed project meets building orientation standards, which require the building to be oriented to Andover Park West. The building's endcaps will approach the east ends of the Minkler and Corporate Drive S. frontages; surface parking will be located behind the building on the west side of the lot. No parking is proposed between the building and the street, though the parking area will be visible from Minkler Boulevard and Corporate Drive S. Architectural Design Standards (TMC 18.28.2001: Urban Corridor (Andover Park W) Architectural Design Standards Design Response Acceptable Partial Unresponsive Not applicable Facade articulation Increment Commercial/mixed use maximum — 50 feet X X Major vertical modulation maximum — 200 feet X Ground level Transparency Commercial -use minimum — 60% X Comments: • It meets the vertical modulation by 5 feet of profile change between the southern bank of rooms and the southern and central portions of the eastern facade. • The hotel design does not meet the facade articulation requirement because of the 117' feet of uniform horizontal facade along the eastern frontage for floors 3- 5, and there is 90' of consistent facade appearance for the second floor without a change in style, building materials, or colors. • Incorporating a variety of building materials would increase the articulation increments and create visual interest. Table 1. Architectural Design Standards for the Urban Corridor (Andover Park West) Architectural Design Standards (TMC 18.28.2001: Workplace Corridor (Minkler Blvd) Architectural Design Standards Design Response Acceptable Partial Unresponsive Not applicable Facade articulation Increment Commercial/mixed use maximum — 140 feet X Major vertical modulation maximum — 280 feet X Ground level Transparency L18-0029 Tru by Hilton Board of Architectural Design Review Staff Report Page 1 6 14 Commercial -use minimum — 50% X Comments: • The hotel design meets both the facade articulation and the vertical modulation requirements, but the design provides 41% instead of the 50% ground -floor transparency required for Workplace Corridors. While the offices provide large windows onto the street, the emergency exit stairwell does not include fenestration due to structural requirements. • Replacing the solid wall on the south -facing corner of the dining area with a window would increase the transparency along Minkler Boulevard. Table 2. Architectural Design Standards for the Workplace Corridor (Minkler Blvd) III. Supplemental Standards Special Corner Feature (TMC 18.28.220): The building's southeast corner has a trapezoidal projection featuring the hotel brand. The projection extends 13' from the hotel's exterior wall, over the landscaped area on the south frontage. Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240): The landscaping plan includes all required information for proposed vegetation. Spacing, dimensional, species diversity, and screening/cover specifications are all satisfied. Irrigation plans have been submitted and approved by the City's Urban Environmentalist. The setbacks are planted with sufficient shrubs and groundcovers to fulfill the landscaping requirements. Perimeter and interior landscaping square footage requirements have been satisfied. The landscaping islands and trees provided within the landscape islands are consistent with the code requirements. The applicant proposes a bioretention area dividing the first two rows of parking as you exit the hotel from the western exit. The plants proposed for this area are all water -loving plants appropriate for bioretention. The bioretention area will function well to filter water and as the tupelo trees will be planted at the high point of this landscape/bioretention hybrid area, the traditional landscaping should thrive as well. The City's Urban Environmentalist has reviewed and approved proposed plant material to ensure appropriate species selection and spacing. Open Space Regulations (TMC 18.28.250): The building footprint of approximately 9,000 square feet requires 450 square feet of open space. The applicant has designed a small public plaza on the northeast corner of the site, at Corporate Park Drive S. and Andover Park West. The public plaza measures over 500 sf2 and is defined by a decorative concrete paving floor pattern and raised landscape beds. The plaza features a waste receptacle and built-in benches and can be accessed from the doors at the northern end of the building, or from the public sidewalks on Corporate Drive S. and Andover Park West streets. General Parking Requirements and Guidelines (TMC 18.28.260-.270): The proposed project provides 92 parking stalls, which meets the parking requirements for hotels in the Tukwila Urban Center (a minimum of one stall per room). The parking lot meets requirements for compact car stalls, stall dimensions, setbacks, curb cuts, access, and provision of pedestrian walkways. Along the northern and western edges of the parking lot as well as fronting the bioswale and linear landscaping divider, cars will overhang the landscaped perimeter by up to the 2' allowed by code. The pedestrian path through the parking lot will be lit by bollards located in the landscaped islands. Parking lot landscaping and layout meet code requirements. Staff recommends a small section of landscaping be L18-0029 Tru by Hilton Page 1 7 Board of Architectural Design Review Staff Report 15 removed just north of the western facade entrance vestibule for the installation of bike racks; parking for two bikes is required of the development. This is a well -lit location that is in front of windows which will provide some observational security. The sidewalk detail on the building permit will be reviewed for conformance with TMC 18.28.260.C.1.c, which requires the curb cut design for driveways to match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians (see Figure 6). Driveway With Planting Strips Planting strips allow the sidewalk to remain level and in a continuous direction. Figure 6. TMC 18.28260.C. requires driveways in the TUC to be level with the height of the sidewalk. Site Requirements (TMC 18.28.280): Pedestrian access to the hotel is accommodated by a 5' wide concrete walkway connecting the hotel's western entrance with Corporate Drive S. and Minkler Boulevard sidewalks. Additionally, the hotel's eastern entrance is flush with the Andover Park West sidewalk- building orientation to the street is a requirement of the Urban Corridor Design Standards. The pedestrian crosswalk within the parking lot will be finished with a stamped concrete to enhance pedestrian safety, comfort, and the attractiveness of the site, and help it stand out to motorists. IV. Southcenter Design Manual The Southcenter Design Manual guidelines support and complement the community vision described in the Southcenter Subarea Plan, supplement and expand upon the design requirements in Chapter 18.28 and provide a flexible tool for quality and innovation. The Design Manual is organized into two main sections: Site Design Elements and Building Design. Site Design Elements covers a number of design topic areas, including Site Design, Service Areas and Mechanical Equipment, Lighting, Walls and Fences, and Open Spaces. The section on Building Design covers Architectural Concept, Entrances and Doors, Building Facade — Base and Top, Corner Treatments, Building Massing, Building Details and Elements, Building Materials and Colors, Windows, Weather Protection, Blank Walls, and Parking Structures. For each topic area, there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Director or Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations which augment each Design Criteria, provide guidance to the project L18-0029 Tru by Hilton Page 1 8 Board of Architectural Design Review Staff Report 16 applicant, to City Staff in reviewing a project proposal, and to the decision maker in determining whether the project meets the Design Criteria. L18-0029 Tru by Hilton Page 1 9 Board of Architectural Design Review Staff Report 17 A. Site Design/Elements 1. Site Design The intent of the site design/elements criteria is to encourage site design which is easily understood, appropriate to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of the District within which it is located. The design criteria address various elements including: facilitation of traffic circulation by connecting through -streets; provision of safe, convenient, and connected pedestrian access; encouragement of harmonious visual character (where desirable); arrangement of buildings to enhance street frontages and the pedestrian environment; incorporation of open space and landscaping as a unifying feature; incorporation of screening, environmental mitigation, utilities and drainage as positive design elements; incorporation of opportunities for joint development of sites; and the use of site design to take advantage of and/or enhance views of and access to natural amenities such as the Green River. The proposal adds a sidewalk along its northern perimeter where there is currently none, thus completing the pedestrian walkway along Corporate Drive S. The hotel is placed flush against the Andover Park West street frontage improvements to be built with the project, making pedestrian access to the hotel convenient and inviting while maintaining access to cars toward the rear of the lot, accessed by a driveway on Corporate Drive S. and another on Minkler Boulevard. The public open space plaza is accessible, well-defined and inviting, and the landscape architect has incorporated a bioswale into the parking lot for natural runoff filtration. 2. Service Areas and Mechanical Equipment The intent of the service areas and mechanical equipment design criteria is to minimize the potential negative impacts of service elements through thoughtful siting and screening while meeting functional needs. Design criteria include: service element location and design; minimizing public visibility of loading docks and service bays, location and/or design of utility meters; electrical conduit and other service utility apparatus; rooftop equipment screening; and concealment and design incorporation of downspouts. The refuse and disposal area is accessible and properly screened by appropriate enclosures (concrete masonry unit wall with exterior insulation and finish system to match building exterior- dark brown) and landscaping. The doors for the trash and recycling enclosure are western red cedar, a local and high- quality building material. While there are shrubs proposed around the generator located north of the building, taller, evergreen plantings could increase the effective screening of this mechanical equipment. There will be mechanical equipment (HVAC, fans) placed on the rooftop; the applicant will be required to design appropriate screening or prove that mechanical equipment will not be visible from adjacent streets at the time of building permit submittal. 3. Lighting Site lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and landscaping. Solar -powered LED bollard lights will provide pedestrian -oriented lighting along the pedestrian walkway through the parking lot to the west entrance to the building. The lighting proposed adapts itself to the lighting levels outside, minimizing energy use while providing ample, directed lighting for pedestrians. No details or fixtures for the hotel exterior were submitted, but discussions with the applicant revealed plans for light bars to be installed underneath the weather protection along Andover Park West and L18-0029 Tru by Hilton Page 1 10 Board of Architectural Design Review Staff Report 18 under the porte cochere. This concept will illuminate the sidewalk along Andover Park W. for pedestrians without the lighting being obscured by the over -sidewalk canopy. The applicant shall submit details for the under -canopy lighting and all exterior lighting fixtures at the time of building permit submittal. 4. Walls and Fences Walls and fences shall be designed to be compatible with the building, improve the appearance of the site, and improve safety. The walls of the refuse and disposal enclosure will be coated with the EIFS finish and color of the lower level exterior of the building- a dark brown. The gate of the enclosure will be western red cedar or equivalent; the roof line is flat, matching the hotel's roofline. Maple trees and shrubs will provide screening for the sides of the enclosure. 5. Open Space Provide safe, attractive, and usable open spaces that promote pedestrian activity and enhance the setting and character of the development. The proposed design features a patio area on the northeast corner of the site, accessible to guests via the first -floor interior hallway and accessible to the public via the sidewalks along Corporate Drive S. and Andover Park West streets. The patio is defined by a stamped concrete pattern, raised landscaped beds and built-in bench seating. The landscape beds include a satomi dogwood tree which blooms dark pink blossoms in late spring, and red ace pontilla shrubs with blooms ranging from yellow to deep red in late spring through fall. The patio will serve as an inviting public space along Corporate Park Drive S., enhancing the character and functional use of the north side of the building. The applicant shall submit a stamped concrete detail/material sample for planning approval with building permit materials. There is no weather protection proposed for the patio area; please see the discussion in Building Design -Weather Protection section below. B. Building Design 1. Architectural Concept The architectural design criteria encourages building design with easily understood organization, an appropriate relationship to the site, and with a positive impact on the architectural character of the District within which it is located. Architectural design should unify the massing and components of a structure or structures on a site into a cohesive and consistent thematic or stylistic architectural character or style that is responsive to the functional requirements of the development. The hotel features tan limestone on the first floor exterior to create a ground floor distinct from upper levels and provide more protection from the elements than E.I.F.S. affords. Notable elements of modulation include a pop -out of two room's width above the entry vestibule on the western facade, small projections in facades at the hotel's corners, and a distinct base and top for the southernmost portion of the eastern facade. 2. Entrances and Doors The primary entrance should be located and designed to represent the overall style and architectural character of the building and ensure a welcoming public face to the building. The primary entrance on the western side of the building has high visibility (with a covered port cochere) and is consistent with the building' pedestrian entrance on the eastern facade in style and L18-0029 Tru by Hilton Page 1 11 Board of Architectural Design Review Staff Report 19 color (Figure 7). The entrance vestibules are brightly -colored, modern shapes consistent with the brand's modern aesthetic. Figure 7. The western fagade's porte cochere (L) is architecturally consistent with the eastern fagade's pedestrian entrance (R). 3. Building Facade — Base & Top Create a building base where the horizontal articulation of the lower part of a building fagade's design establishes a human scale for pedestrian users and passers-by, and aesthetically "ties" a building to the ground. Create a "top" on buildings through a substantial horizontal articulation of the fagade at the uppermost floor of the building to provide an attractive facade skyline and complete the upper facade composition. Rooflines should reflect the architectural style of the building and be a distinctive design element. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof surfaces and/or to provide opportunities to daylight interior spaces. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest. The first floor facade is wrapped in tan limestone to provide horizontal articulation and a durable and distinct base. Further distinguishing the ground level on the eastern facade are wide windows and a turquoise canopy projecting from the building edge, providing weather protection for pedestrians along Andover Park West and creating a bright horizontal border between floors 1 and 2. There are very slight variations in rooflines (2' distinction in height) excepting the staircase projection for roof access, and only the southernmost portion of the eastern facade has a distinctive "top". For the majority of the building, the roof is unarticulated by profile or color from the building's exterior edge. L18-0029 Tru by Hilton Page 1 12 Board of Architectural Design Review Staff Report 20 Figure 8. East elevation rendering of proposed hotel, showing a "top" on the southern portion of the roof. Potential design modifications that would increase the distinction of the roofline include: 1) Create a distinct roof line that includes details and cornice treatment similar to Figure 9. 2) Add a prominent cornice molding with distinct color similar to Figure 10. 3) Use different color, material and window pattern to treat the top story different that the remaining floors to create a distinct top similar to Figure 11. Figure 9. Tru in Murfreesboro, Tennessee, showing a "top" with the rooflines. L18-0029 Tru by Hilton Board of Architectural Design Review Staff Report 21 Page 13 Figure 10. Tru in Hershey, Pennsylvania, featuring a color stripe and molding, plus portions of projecting rooflines Figure 11. Troy, Michigan Tru hotel, featuring a top floor distinguished from lower floors by material and color L18-0029 Tru by Hilton Board of Architectural Design Review Staff Report Page 14 22 4. Corner Treatments The design criteria serve to emphasize building corners at important intersections with a distinctive building element. The Northeast corner of the hotel site features a small patio area with integrated bench seating and raised landscaped beds. This patio will increase pedestrian activity on Corporate Drive S., an area typically not pedestrian -activated past office hours. The southeast corner of the building features a prominent projecting "wing" featuring the hotel brand sign. The projection extends 13' from the hotel's exterior wall at the tallest plane, over the landscaped area on the south frontage. 5. Building Massing The use of horizontal and vertical modulation is required to maintain the desired human scale and character for the Southcenter area. The requirements encourage the design of building facades which incorporate interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. The hotel is a large rectangular building, with exterior projections and indentations ranging from 2' at the building ends near the stairwells to 9' of projection for the western entrance vestibule on the western facade. The stepped edges of the hotel's main facades meet the vertical modulation requirements of commercial buildings on Urban Corridors (Andover Park West). While the building design differentiates the ground floor from upper floors by use of distinct finishing materials, weather protection, and increased fenestration, the design does not meet the facade articulation requirement of buildings on Urban Corridors. The maximum facade articulation increment is 50 feet, meaning that for every 50 feet of building frontage along Andover Park W., the exterior should be visually broken up by a change in building projection, design, or materials. The southern section of the western facade presents a uniform block of hotel rooms lacking modulation or distinction. Between the dark brown trapezoidal projecting wing and the northern portion of the building that projects from the main plane and has larger windows and a vertical mosaic -like stripe, there is 95' of uninterrupted, uniform horizontal facade. Any treatment to create a more pedestrian -scaled elevation on the eastern elevation should also be applied to the western elevation. Figures 9 and 10, above, use more frequent modulation increments and projections in addition to vertical striping and a change in materials to break up the building's elevations visually into smaller - scale sections as required by the Southcenter Design Guidelines. Staff recommends incorporating these techniques into the Tru design on both western and eastern elevations. 6. Building Details and Elements Detail elements are required to encourage the incorporation of design details and small-scale elements into building facades that are attractive at a pedestrian scale. The project relies on bright colors and sharp lines at the first floor vestibules, the parte cochere, and a distinctive vertical mosaic pattern runner stretching from the ground floor to the roof on the eastern facade to stand out and capture interest. Increased fenestration on the ground floor, use of natural limestone as a building material, and a bright turquoise canopy along the Andover Park West facade help break up the ground floor into smaller -scale features attractive at a pedestrian scale. The use of trellises and creeping vines should be considered at the hotel endcaps to visually break up the appearance of tall, uninterrupted walls on the exterior of the staircases. While there are shrubs L18-0029 Tru by Hilton Page 1 15 Board of Architectural Design Review Staff Report 23 proposed in the landscaping plan, vertical plants would visually break up a tall, uninterrupted flat wall space. 7. Building Materials and Colors The use of natural materials that reflect our Northwest setting such as stone, local woods like cedar and fir, and functional materials like concrete, brick, and metal are encouraged. Wall cladding materials appropriate to the architectural style and building type shall be used. Authentic materials and methods of construction should be used to the degree possible. More than two colors and materials should be incorporated into each building's design. Monochromatic schemes are discouraged. Color choices should include warm rich colors that reflect and complement the woodlands, water and open sky of the region; weathered wood and oxidized metal colors relate to industrial and agricultural influences. Tru by Hilton is a national brand marketing itself as "vibrant, affordable and young -at -heart", and the color palette is bright and modern and not reflective of the Pacific Northwest's setting. Facade materials and colors are primarily neutral (cool -white and dark brown), with Tru by Hilton brand colors (light and bright turquoise, cerulean blue, canary yellow, bright purple) used on a vertical mosaic accent stripe and to highlight the hotel entrances. The porte cochere and pedestrian entrance vestibule canopies are bright turquoise, with distinctive, modern shapes. The majority of the eastern first -floor facade is comprised of large windows into the open lobby spaces of the hotel. On the western elevation, ground floor windows are located primarily on the southern half of the facade. The second floor of the western facade is finished with E.I. F.S. in a cool white color, as are floors 3-5, through there is a slight vertical projection (2.5' deep) in the facade that starts with the second floor on the southern side of the western facade. The majority of the 2nd floor of the eastern facade is proposed as dark brown E.I.F.S.; the southernmost bank of rooms on this side of the building projects approximately 7' from the rest of the facade. Floors 3-5 on all facades of the hotel are primarily the cool -white colored E.I.F.S.. The Southcenter Design Guidelines states that E.I.F.S. should be sheltered from extreme weather by roof overhangs or other methods, and weather -exposed horizontal surfaces should be avoided. E.I.F.S. is the primary building material, but the applicant has incorporated tan limestone into the design at the building base to add some visual and textural interest at the pedestrian level and provide a more durable surface on the areas where damage is most likely- the first few feet above the ground plane. Figure 12. Tru in St. Charles, Missouri featuring brick detail L18-0029 Tru by Hilton Page 1 16 Board of Architectural Design Review Staff Report 24 Figures 9-12 show proposed and constructed Tru hotels in Murfreesboro Tennessee, Hershey, Pennsylvania, Troy, Michigan and St. Charles, Missouri and that incorporate distinct and natural building materials such as brick, stone, and tile into the hotel design. The doors for the trash and recycling enclosure are western red cedar, a local and high-quality building material. The applicant could incorporate this material as an accent into the building design (perhaps as a soffit material), which would increase the project's adherence to design standards and make the trash enclosure more architecturally compatible with the hotel. 8. Windows Ornamental framing and hardware should be used to provide a utilitarian opportunity for craftsmanship and decoration. Window frames and sills should be designed to be prominent and substantial in order to enhance openings and add additional relief. Figure 13. Lancaster, Pennsylvania Tru showing windows slightly inset The project's hotel room windows are neither prominent nor substantial. The window frames for hotel rooms shown in Figure 13, above, are inset slightly from the building's exterior wall. The proposed hotel's room window frames are thin aluminum; it is difficult to determine if the window frames are slightly inset such as at the Lancaster Tru location. On the Tukwila Tru proposal there are blank walls on the building ends (facing Minkler Boulevard and Corporate Park Drive S.) that are the sides of hotel rooms, but do not include windows. The second -floor guest rooms on the southern section of the eastern facade do not appear to be framed by building modulation or relief from the floors above it, but are differentiated by a darker color E.F.I.S. The lack of prominent sills or window frames is consistent with the brand's modern aesthetic but is not consistent with the intent of the Tukwila Urban Center Design Guidelines. The second -floor guest room windows on the eastern facade could be more prominent if framed by a building modulation in addition to a darker -colored fagade cladding, as shown in the Hershey Tru rendering (Figure 10). On the Hershey Tru facade, the second -floor windows appear to be installed flush with the building exterior as on floors 3-5, but the darker -colored framing of the windows juts out from the building facade a few feet, providing more architectural interest. Other modifications that would increase the conformance with the L18-0029 Tru by Hilton Page 1 17 Board of Architectural Design Review Staff Report 25 design guidelines include using higher -contrast window framing and ventilation grates (shown in Figure 12) or adding a window sill extending a few inches from the building facade. 9. Weather Protection Design buildings with non-residential ground floor uses to provide pedestrian weather protection along adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs such as porticos, covered porches and arcades. Where building orientation to streets/open spaces is required for the applicable Corridor Type, weather protection at least 6 feet in width along at least 75 percent of the facade must be provided. An eight -foot deep horizontal canopy overhangs 83% of the first -floor facade along Andover Park W. and a porte cochere and vestibule provides cover for the passenger loading zone at the main building entrance on the western facade. The northern elevation with an exterior door leading to the public open space and sidewalks does not have any weather protection proposed. A small canopy to match that along Andover Park W. would provide some weather protection for guests using the plaza, as would a canopy or sail covering over the built-in bench. 10. Blank Walls Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be designed to provide visual interest and human scale. The proposed project has tall, blank walls on the building ends where there are stairwells. On the building's southern end, the landscaping proposed are primarily small shrubs; a trellis and creeping vine plants could lessen the starkness of the wall (discussed in 6. Building Details and Elements), as would the integration of different building material colors as textured, as discussed in 7) Building Materials and Colors, above. The hotel's northern edge could increase its visual appeal at street level with the use of trellises and creeping vines; the addition of a weather -protection canopy for the door and weather protection for the bench area in the plaza would further increase visual interest and emphasize the human scale. 11. Parking Structures Design criteria do not apply as the project does not include a parking structure but rather a parking lot. V. Public Comments A Notice of Application was distributed to agencies that may have an interest in the project on May 11, 2018. The Notice of Application was also posted on the project site and mailed to surrounding residences/property owners. There were no comments received in response to the Notice of Application. L18-0029 Tru by Hilton Page 1 18 Board of Architectural Design Review Staff Report 26 Conclusions 1. District -Based Standards There is a portion of the building that reaches the 70 feet height limit of buildings in the Tukwila Urban Center- Pond District, for the stairway providing for roof access. The development may reach the max height of 70 feet because of frontage improvements to Corporate Drive S. The proposed hotel development meets the design standards of the TUC- Pond District, including structure height, setbacks, and landscape requirements. 2. Corridor -Based Standards Andover Park West is classified as an Urban Corridor in the Tukwila Urban Center, and Minkler Blvd. is a Workplace Corridor. The site design meets the public frontage standards of those corridor types and installs a sidewalk where there is none along Corporate Drive S. The small retaining wall along Minkler Boulevard will be replaced by a sloped landscaping strip, keeping the sidewalk at - grade to the development pad. If the placement of the gas line and easement prohibits the installation of landscaping adjacent to the curb along Andover Park W., the sidewalk and landscaping positions will be switched and the existing mature maple trees along that streetscape can remain, Most architectural design standards for Urban and Workplace Corridors are met, but increased articulation along the eastern elevation, incorporation of distinct, high-quality building materials, and replacing a small section of solid wall with a window will ensure a final design that meets or exceeds design standards and increases the attractiveness of the design. With recommended conditions of approval, the proposed hotel will meet all corridor -based standards. 3. Supplemental Standards The supplemental standards for the Tukwila Urban Center include requirements for special corner features, parking, landscaping, open space, lighting, and pedestrian circulation. With a recommended condition of approval to replace a small section of landscaping near the building's western entrance with bicycle parking, the site design reflects conformance with all supplemental standards including the percentage of compact spaces allowed, aisle dimensions, parking lot and perimeter landscaping, and pedestrian walkways. A small area of bioretention will provide natural filtration of stormwater, and a prominent pedestrian walkway lined with adaptive LED bollards ensures that hotel guests will have a lit path to the hotel entrance at any time of day or night. VI. Southcenter Design Manual 1. Site Design Elements The proposed development meets the minimum setback requirements and creates a pedestrian - scale environment on Andover Park West. Pedestrian amenities such as benches and shade trees are provided in the publicly -accessible plaza at the corner of Andover Park West and Corporate Drive S. The project completes and improves pedestrian access along all three street frontages. L18-0029 Tru by Hilton Page 1 19 Board of Architectural Design Review Staff Report 27 Landscape islands and stamped concrete pedestrian crossings will promote efficient vehicular circulation and access to parking spaces while providing safe and convenient pedestrian access throughout the site. The proposed site design adds one additional access point from existing off of Minkler Boulevard, which will allow hotel guests and the general public to access the hotel from two frontages and provide emergency vehicle access between the two roads. Interior parking lot landscaping and perimeter landscaping follow a coherent design concept, which will soften the built environment and create an inviting, pedestrian -friendly atmosphere. Staff recommends adding evergreen plantings to more effectively screen the generator proposed near the public plaza. The proposed bollard lighting of the pedestrian pathway matches the contemporary building design and will improve visibility at night with reduced energy use. The applicant shall submit details for exterior building lights and lighting under the pedestrian and vehicle canopy with building permit materials. The proposed public patio will enhance the pedestrian environment on the corner of Andover Park W and Corporate Drive S. through improved landscaping and amenities such as benches, shade trees, and stamped concrete. Staff recommends adding weather protection for the public plaza, over the integrated bench. Applicant shall submit a stamped concrete sample for planning approval with building permit materials. 2. Building Design The proposed hotel design uses bright accent colors and modern shapes at entrance vestibules to emphasize the fun and youthful aspects of the new brand. With minor architectural changes including adding or extending rooflines, making windows more prominent, and using a wider variety of building finish materials, the proposed Tru by Hilton could meet all design requirements. Staff recommends incorporation of these techniques to meet or exceed the Building Design- base and top, building massing, and building materials and colors requirements of the Southcenter Design Manual. Adding a trellis and creeping vines at the northern and southern building ends would visually break up the appearance of tall, blank walls and increase the hotel's attractiveness at a pedestrian scale. Recessing the hotel room windows slightly or adding a projecting window sill would make the windows more prominent and substantial, and adding weather protection for the northern exit door and over a portion of the public plaza would increase their utility in the winter months and meet the weather protection requirements. Recommendations Staff recommends the approval of the Design Review application with the following conditions: 1. Replace the solid wall on the south -facing corner of the dining area with a window to increase the transparency of the facade facing Minkler Blvd. The Workplace Corridor standards require 50% transparency for Minkler Boulevard. 2. Incorporate an additional building material to visually break up the 95' of uniform horizontal plane on floors 3-5 on the eastern building facade. Building material shall be consistent with the figures incorporated into the staff report as examples and meet the requirements of the Southcenter Design Guidelines. 3. Remove a small section of landscaping north of the entrance vestibule on the western building facade and install bike racks that will accommodate at least 2 bicycles. L18-0029 Tru by Hilton Page 1 20 Board of Architectural Design Review Staff Report 28 4. Revise landscape plans to incorporate evergreen plantings around the proposed generator to increase screening of the mechanical equipment. 5. Incorporate one of the recommendations below into a revised building elevation to create a distinct base and top to the hotel: a. Create a distinct roof line that includes details and cornice treatment similar to Figure 9. b. Add a prominent cornice molding with distinct color similar to Figure 10. c. Use different color, material and window pattern to treat the top story different that the remaining floors to create a distinct top similar to Figure 11. 6. Incorporate a vertical modulation or projection and/or a new natural building material such as brick, stone or tile to visually break up the areas of uniform building planes into smaller -scale sections. 7. Add trellises and creeping vines to the blank staircase exterior walls at the northern and southern ends of the hotel, at ground level. 8. Create a more substantial window appearance by insetting the windows, adding a projecting window sill, or installing a darker -colored window frame or grate. 9. Add a weather -protection canopy over the building's north exit; canopy should match the materials and design of the canopy along Andover Park West. 10. Install a sail or other weather protection for the public plaza. Informational Items 1. At building permit submittal, applicant shall submit a street lighting plan to satisfy the requirements for pedestrian and vehicular -scaled lighting. 2. At building permit submittal, applicant shall submit exterior building and under -canopy lighting specs and details for conformance with corridor -based standards. 3. At building permit submittal, provide cross-sections of the sidewalk grades along all frontages to be reviewed for ADA compliance and to ensure the grades of sidewalks stay at a consistent grade for pedestrians, even across driveway cuts. 4. Submit details for the stamped concrete pattern, integrated benches, weather protection, and waste receptacle proposed for the public plaza at time of building permit submittal. 5. All mechanical equipment must be screened or not visible from adjacent streets. At time of building submittal, show adequate screening or viewpoint diagrams for rooftop mechanical equipment. L18-0029 Tru by Hilton Page 1 21 Board of Architectural Design Review Staff Report 29 30 r _,r r Tf jl{ �.r._. 1000 ft. VICINITY MAP DRIVEWAY 26'-0" 2' PARKING OVERHANG r'ROPERTY LINE 2' PARKING OVERHANG RP RATE J RIVE S EXISTING CURB AND GUTTER OPEN SPACE - MIN. 500 SQ FT. SEE LANDSCAPE PLANS 5' LANDSCAPING STRIP DUMPSTER ENCLOSURE WITH ROOF LANDSCAPING C Z L U cfi 0 z J r 24'-0" i 5' WALK LANDSCAPING c) O c) O LANDSCAPING 111 ) 24'-0" c) LANDSCAPING 1�. CD c) O LANDSCAPI NG Q w z O STAMPED MI CONC LANDSCAPING /i LIGHT BOLLARDS LANDSCAPING • LANDSCAPING N LIGHT STANDARDS • �■■i■■■■■■■■■■ mo■■■■■■■■■milEMINNIIIME MEI ■■■1 IIIIIIIIIIIIIIIII'11111111I1111I111 *ii»i'i' —l:■1 �IIIIIIIIIIII' 111011111111 i■■■■ ■■■■■■1) '�'�''•'11111111 •.•�•.■■■■■ ■■■1 :�:•:,;!iiiiii111 'MEM .■■I l .ii:::::::i::I PDRTE CDC WEST•ENTRA 26' WIDE FIRE LANE A r. 1111L9=11 ■Ir% ■ L G' WALK -J RE/ CE' LANDSCAPING GENERATOR 0 LANDSCAPING LANDSCAPING LANDSCAPING N LANDSCAPING — RE '° LAND e,CAPING STRIP I RIGHT-IN/RIGHT-OUT EXISTING CURB AND GUTTER 2' PARKING OVERHANG EXTRUDED CURB N VI\ <LER SITE PLAN 92 PARKING SPACES I " = 20'-0" PROPERTY LINE LV", / FROJCT DATA JOB ADDRESS: PROJECT DESCRIPTION 395 CORPORATE DRIVE S PROPOSED DEVELOPMENT OF A 5 -STORY, WOOD FRAMED, 92 UNIT HOTEL. TUKWILA, WA 98003 LANDSCAPE AND SITE IMPROVEMENTS ARE INCLUDED. SEE SEPARATE LANDSCAPE AND CIVIL PERMIT FOR SITE RELATED PARKING, GRADING AND DRAINAGE, AND ARCA/CECT: LANDSCAPE FEATURES. DALE SWEENEY — ARCHITECT 5715 143RD PLACE S.E. BELLEVUE, WA 98006 BUILDING AREA PH: 425,260,8969 9,022 SF EMAIL: DALE,DESIGN3D@GMAIL,C❑M 9,098 SF - -- -- - - - -- - - ._ 9,098 SF 4TH FLOOR GROSS AREA = 9,098 SF ZONING: TUC -P 9,098 SF TOTAL GROSS FLOOR AREAS = 44,4 14 SF SITE AREA 62,597 5Q. FT. - 1 .44 ACRES PARKING STANDARD - 58 COMPACT - 30 ADA - 4 TOTAL - 92 SPACES PROVIDED 7' LANDSCAPING STRIP PROPERTY LINE EXISTING CURB AND GUTTER LLJ ry LLJ EST ENTRANCE 31 ti 0 O 0 00 O co N w N co z D co U z W 0 W U di 7>QI-Z0 ww�OOj ooaZO0- LTON - TRU HOTEL Z J 0 W C1) PRINT DATE: 7/1/2018 11:05:50 PM SHEET NO. ST -1 PROJECT NO.: 17053 ISSUE DATE: 6-29-2018] ` DRAWN BY: AJL SHEET REV.: REVISIONS: INSTALL FLOOR DRAIN W/ P -TRAP. SLOPE FLOOR AREA SO ANY DRAINAGE IN DUMPSTER ENCLOSURE GOES TO FLOOR DRAIN (SS) A PORTION OF THE NW 1/4 OF THE SE 1/4 OF SECTION 26, TOWNSHIP 23 N., RANGE 4 E., W.M. TRU BY HILTON (PROJECT NO. 17053) CONNECT TO EX. SIDEWALK EG 24.98 \. EG %4 25.48 /CATCH BASIN STAlIar RD - RIA PORTION OF EX. SIDEWALK TO BE REMOVED • 16 \Jr, . / -SD 18" UUNC 31 -IE LADDER NORTH 12" STORM a DUMPSTER LOCATION 10' STORM DRAINAGE EASEMENT PER SHORT PLAT, FILED UNDER RECORDING N0.199711069009 ALL EX. ON SITE CURBS AND ASPHALT PAVING TO BE REMOVED 2' PARKING OVERHANG (TYP) 60' X 60' INGRESS / EGRESS AND PARKING ESMT AS SHOWN ON SHORT PLAT, FILED UNDER RECORDING NO.199711069009 SMALL RETAINING WELL FOR EX. STREE HEIGHT - 4 CONNECT TO EX. SIDEWALK WALL TO CREATE T LIGHTS (2' MAX LOCATIONS) (TYP) EG i /25.8 FG 1® 26.0 26.0 26.0 C.O. PEDESTRIAN PATH FG 26.0 26.0 • r 1 EG STORM DRAINAGE MANHOLE RIM 24.28 \ 18" CONC N 17.84 IE 18" CONC W 18.04 IE SOUTHEAST CORPORATE DRIVE SOUTH 23.76 CB #4 5' SIDEWALK FG 25.36 CD n CD s 0 0 => 0 Jr EXTEND NEW 12" D.I. WA TO MAIN IN ANDOVER PARK W. EG 25.25 EG 24.75 w - FLOW DIRECTION ARROW (TYP) a'e EG 24.04 FG FG 26.0 FG 25.7 FG 25.3 FG 24 5' PLANTER 24.54 FG 44 26.0 EG 24.34 FG 24.84 CONNECT TO EX. WATER MAIN 24.57 FG �r 15' PUBLIC UTILITY AND LANDSCAPING ESMT AS SHOWN ON SHORT PLAT, FILED UNDER RECORDING NO. 199711069009 25.07 EG 24.63 E" D.I.P. WA FG C C 26.0 FIRE HYDRANT IRRIGATION METER WATER METER 4" OR 6" SPRINKLER LINE FG /41( qFG FG / 24.3 25.1 FG CURB CUT (TYP) 24.8 LP 24.0 Z\ FG 24.8 REMOVE EX.-�� CATCH BASIN FG 24.8 6" PERF. PVC FG 25.3 C CB #2 CB #3 25.0 7 FG 24.8 LP 24.5 \ FG Z\ 24.0 FG 24.9 CB #1 RIM=23.8 FG 24.8 j FG FG 24.8 24.3 -BIORETENTION SWALE REMOVE EX. -/#'' STORM FG FG 25.3 .4 OPEN SPACE I W FG 25.17d FDC FG 25.8 0 0 otk 25.8 HP 24.8 WFST/MAIN FG 23.8 12" STORM 96" DIA. STORMFILTER MANHOLE FG ENTRANCE FG FG 25.5 FG �� 25.3 25.34A. 25.5 Aiik FG 1?G 25.2 25.2 EG 25.14 EG 24.64 - 6' NEW SIDEWALK - 9' PLANTER - EG 25.2 a d 4. p a FG 4 25.5 FG 25.5 d �. a IMF FG 9' CLEAR 25.2 FG 25.9 4.636\. GENERATOR FG 24.8 LOCATION OF FIRE FG SPRINKLER ROOM IN 251 NORTHWEST CORNER OF BUILDING FG 25.3 PROPOSED HOTE (5 -STORY) FF=26..0 44,405 S. FG t-- FG 25.01 EG , EG 24.72 1 EG 24.51 24.22 MINKLER BLVD MI FG 25.2 EG 24.54 EG 24.04 25.5 FG 25.5 25.9 FG 4 d 4 EG 24.28 7.0% RAMP FG 24.7 FG 25.5 2A - FG EAST 25.9 ENTRANCE FG 25.9 FG 25.9 FG 23.5 SS CLEANOUT REMOVE EX. ATCH BASIN FG 25.0 FG 24.9 EG 24.43 EG 23.93 1, 1 INSTALL DRIVEWAY APRON PER C.O.T. STANDARDS CONNECT TO EX. SS MAIN -REMOVE EX. SIDEWALK ALONG MINKLER BLVD CONNECT TO EX. CATCH BASIN FG 25.9 a FG 24.5 FG 24.33 EG 23.83 25.7 1 i HANDICAP RAMPS TO CITY STANDARDS REMOVE EX. SIDEWALK ALONG ANDOVER PARK W. 1 8' NEW SIDE ALK -7' PLANT FG CONNECT TO 25.8 EX. SSMH FG III 25.8 Fsi 6:2 VC SS 40Y" EG cn 22.94 / 7.7% RAMP FG FG 23.4 23.5 �. R G 23.08 10' -CLEARJ REMOVE EX. STORM ROOF DOWNSPOUT CONNECTION 20 (PARCEL NO. 2623049075) 0 10 20 40 GRAPHIC SCALE SCALE: 1'-20' SHEET INDEX P01 - PRELIMINARY CIVIL SITE PLAN GENERAL NOTES: PROJECT WILL REQUIRE WA DOE NOTICE OF INTENT (N01) - WATER PERMIT. SEE CONCEPTUAL LANDSCAPE PLAN FOR NEW LANDSCAPING S., ANDOVER PARK W., AND MINKLER BLVD. CONSTRUCTION STORM ALONG CORPORATE DRIVE RELOCATE UNDERGROUND UTILITIES TO RUN UNDER SIDEWALK (POWER/PHONE/GAS) ALONG STREET PLANTERS AS NECESSARY. (CORPORATE DRIVE S., ANDOVER PARK W., AND MINKLER BLVD) STRUCTURAL SOIL PLANTING IS REQUIRED FOR ALL TREES. SEE LANDSCAPE PLAN FOR DETAILS. EXISTING RAILROAD TIE RETAINING WALL ALONG MINKLER BLVD TO BE REMOVED. HANDICAP RAMPS TO CITY STANDARDS (EXISTING HANDICAP RAMP AT THIS LOCATION) NEW 12" D.I. WA CONNECT TO EX. WATER MAIN WATER NOTES: A DCVA IS REQUIRED FOR THE FIRE SERVICE AND SHALL BE PLACED OUTSIDE IN A FIRE VAULT OR INSIDE THE BUILDING. A RPPA BACKFLOW SHALL BE PLACED OUTSIDE THE BUILDING INSIDE A HOT BOX/ROCK OR EQUAL FREEZE PROTECTION ENCLOSURE ANCHORED INTO A MIN. 4" THICK CONCRETE PAD IS REQUIRED FOR THE DOMESTIC WATER SERVICE. -co cri co 11 00 >° 0 co Q� N � 0 �W ooWU UJ co ~Z 4-4 Ct CA 50 toW-0 5 0 U J> OCC 0 ccWp 0-10 IL P=Q 0-01 =z UdQZw QNoz et 0 Wo7W2 u_ co o PRELIMINARY CML SITE PLAN 32 PLANT SCHEDULE LS -01 TREES BOTAN I GAL NAME ry--- AGER RUBRUM 'FRANKSRED' RED SUNSET MAPLE AGER TRUNCATUM X A. PLAT. 'WARREN RED' A PACIFIC SUNSET MAPLE tt CORNUS KOUSA 'SATOMI' SATOMI DOGWOOD � NYSSA SYLVATICA 'HAYMAN'S RED' HAYMAN'5 RED TUPELO OSTRYA V I RG I NI ANA AMERICAN HOPHORNBEAM QUERCUS FRAINETTO 'SCHMIDT' FOREST GREEN OAK ,:; `;s`: • ee� 'i-- .' V� SYRINGA RETICULATA 'IVORY SILK' IVORY SILK JAPANESE TREE L I LAG TI L I A CORDATA 'CHANCOLE' CHANCELLOR LINDEN TSUGA MERTENSIANA MOUNTAIN HEMLOCK SHRUBS BOTANICAL NAME CAREX AUREA GOLDEN SEDGE OD CORNUS STOLONIFERA 'KELSEY'' KELSEY DOGWOOD FESTUGA IDAHOEN515 'SI SKIYOU BLUE' 5ISKIYOU BLUE FESCUE 0 HEMEROCALL I5 X 'HAPPY RETURNS' HAPPY RETURNS RAYL I LY ILEX GRENATA 'SKY PENG I L' SKY PENCIL JAPANESE HOLLY ILEX GRENATA 'SOFT TOUGH' SOFT TOUGH JAPANESE HOLLY • MAHON I A AQUI FOLIUM 'COMPACTA' COMPACT OREGON GRAPE `• • $1 MAHON I A REPENS CREEPING MAHONIA I/ MISCANTHUS SINENSIS 'MORNING LIGHT' EULAL I A GRASS POTENT ILLA FRUTICOSA 'RED AGE' RED ACE POTENTILLA SARGOGOGGA HOOKER I ANA HUM I L I S CREEPING SWEET BOX CD SPI RASA JAPONICA 'MAGIG CARPET' MAGIG CARPET SP I REA GROUND COVERS BOTANICAL NAME -7 ARGTOSTAPHYLOS UVA—URSI 'MASSACHUSETTS' MASSACHUSETTS K I NN I K I NN I OK BIORETENTION MIX PLANTINGS BIORETENTION PLANTING MIX COTONEASTER DAMMERI 'LOWFAST' LOWFAST BEARBERRY COTONEASTER EUONYMUS FORTUNE I WI NTERCREEPER -411111110.- -411111.110- '4110111' '41101/' SCJ ALLIANCE CONSULTING SERVICES CORPORATE DRIVE SOUTH •p�1ly0y1?It " tti1gang KKp 1►z1 a-pps1 y1 {M•s s1 'Raga oy0,i{lioa1MS lS1A s;i 1 1 0. * 0 HILTON TRU HOTEL MINKLER BLVD TUKWILA, WA LANDSCAPE PLAN JULY 2018 0 NORTH 16 32 SCALE: 1" = 16' W D.. cc W 0 D z 48 feet 33 TUKWILA HILTON TRU HOTEL VIEW FROM THE WEST 1 11 11 ALUM. WINDOW AND GRILLE COLOR 2 11 11 IT 11 COLOR 6 COLOR 1 1 COLOR 4 TUKWILA HILTON TRU HOTEL VIEW FROM THE EAST 1 ALUM. FRAM WINDOW & GR-ILENN COLOR 9 1 COLOR 1 11 A fl A I I COLOR 1 COLOR 3 COLOR 2 1 i 1 COLOR 6 1 COLOR 7 COLOR 1 1 COLOR 3 West Entrance (parking lot side) Tukwila Tru Hotel Entrances East Entrance (Andover Park W. side) 36 .ter. FIRSTLIG HT TECHNOLOGIES • MIa Project: Type: SOLAR POWERED LED BOLLARD Quantity: The PLB series solar powered LED bollard is ideal for architectural and commercial pathway applications. The self-contained, stylish, contemporary design combined with high quality construction and unequalled solar powered performance make the PLB series an excellent fit where quality Lighting is required. Utilizing solar power and LED lighting the PLB bollards are fully self contained and offer significant benefits over typical wired bollards: • Low installed costs and minimal site impacts with no trenching, cabling or wiring • Minimal ongoing costs with no electricity bills or bulbs to change • Immune from power outages • A sustainable choice without recurring carbon emissions All of our solar powered lights are enabled by our innovative Solar Lighting Controller (SLC). The SLC in each light is "self -learning" and allows the lights to predictively adapt to their surroundings, providing a level of Lighting performance and reliability unavailable in other solar Lighting products. TECHNICAL SPECIFICATIONS Solar Module: High impact, UV resistant encapsulation High -efficiency mono -crystalline cells Integrated into bollard housing Used for day/night detection (no photocell required) Solar Lighting Controller (SLC): LEDs and Optics: High efficiency Maximum Power Point Tracking (MPPT) charge controller Micro -controller based technology Mechanical Construction: Includes high -efficiency LED driver Integrated into bollard housing Designed to automatically manage lighting performance based on environmental conditions and lighting requirements Patent pending Battery: High performance Lithium (LiFePO4) Exceptional 8 — 10 year life cycle High temperature tolerance Contained within bollard post Designed for easy battery changes when required Factory Set Lighting Profiles: • High output Cree LEDs • 100,000 hour L70 lifetime • Warm (3000K) and neutral (4500K) white color temperatures available • Type 111 and Type V high efficiency, cut-off optics • Typical lumen output of 160 lumens • Cast, low copper aluminum housing • Extruded, Low copper aluminum post • Stainless fasteners with security fastener option • High strength mounting base • Architectural grade, super durable, TGIC powder coat • Four standard colors with custom colors available • On at dusk, off at dawn • On at dusk, turn off after 6 hours • On at dusk, dim to 30% after 6 hours till dawn • On at dusk, off after 5 hours, on 1 hour before dawn • On at dusk, dim to 30% after 5 hours, on 1 hour before dawn First Li_ht Tec7 ogies Ltd. www.firstLighttechnologies.com B: 70-0004 19/0 info©firstlighttechnologies.com 1.844.279.8754 amu.._ FIRSTLIG HT TECHNOLOGIES PHOTOMETRICS (IES files available on request) I i you leave any questions, please don't hesitate to call us toll free at 1-844-279-8754 (USA & Canada). ORDER MATRIX 10' SOLAR POWERED LED BOLLARD 14in [36.7cm] 10in [24.7cm] e PLB — 101 0 6in [15.2cm] 10in I� [24.7cm] H \\. I/ 35in [88.1 cm] I� I 0 6in [15.2cm] PLB — 102 10' 8 8' 6' 4' 2' 0' 2' 4' 6' 6' 4 2' 0' 2' 4' 8' 10' 1 0.5 1.5 0.2 PLB102 - Type 3 ■■■■■■■..■■■■■■■ ■■■■•�i����u■■■■ ■E%IAIMPE !\\\E■■ ■UMEAI M■■■\\►\ I N ■IIITIFWE■■■■■f ii w ii■ IIIN ■IIIIuIiiI■■fu■■iI BIM ■1111\\\■■■■■■�I/IIIII ■ ■LWEN\\■■■■ i I %%I■ ■\\�\\\u��C�uII/I/,I ■ ■■em\ aRimewI ra■■ ■■■\\\���i%!2■■■ ■■■■E\_ --■■MEM PLB102 - Type 5 Series Height Finish Distribution LED Color Lighting Profile Options PLB 101 - 14" 102 - 36" BK - Black BZ - Bronze ASM - Type 3 SYM - Type 5 SV - Silver WH - White CC - Custom WW - 3000K 00 - Dusk till dawn NW - 4500K 01 - Dark +6 hours then off 02 - Dark +6 hours then 30% WOB - Ship Without Battery SEC - Security Fasteners 03 - Dark +5 hours, off, Dawn -1 hour 04 - Dark+5 hours, 30%, Dawn -1 hour (DEFAULT) Notes: - Specifications subject to change without notice - ALL light levels in foot candles (fc) with 4500K color temperature and 160 lumen output - To convert to lux multiply Light Level by 10.7 PA - Pre -Ship Anchor Bolts 5 IlluminatingENGINNG SOCI ETV COMPLIANT glia nts g fac• A First Light Technologies Ltd. www.firstLighttechnologies.com 1 info©firstlighttechnologies.co 1.844.279.8754 milik70-0004 opyright First Light Technologies Figure 18-24: Urban Corridor Standards Urban Corridor Intent: To provide safe and supportive pedestrian facilities and an attractive streetscape along the crossroads in the urban center that provide greater capacity for transit and auto traffic. APPLIED TO: Existing Streets: Andover Park W. (Tukwila Pkwy S. to Minkler), Longacres Way, Strander Blvd New Streets: As Indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. HOROUGHFARE CROSS-SECTION (See 18.28.140) Existing street No change New street See new cross-section 'PUBLIC FRONTAGE STANDARDS (See 18.28.150) Total required width 15 ft Sidewalk width minimum 8 ft Landscaping Trees in a continuous landscaped strip 7 ft wide located at back of curb on existing streets; trees in wells on new streets. Also see 18.28.240 General Landscaping Street tree spacing Lighting BUILDING ORIENTATION/PLACEMENT LANDSCAPING (See 20-30 ft, Pedestrian street lighting. depending on species. and vehicular -scale decorative 18.28.160-.190) & Building orientation to street Required Front yard setback minimum 15 ft On-site surface parking locations Side or rear of building. Street Front: 1 double -loaded aisle of parking between building and primary street (max 63 ft in width). Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of Streetscape RCHITECTURAL DESIGN STANDARDS Facade articulation increment Commercial/mixed-use maximum Residential maximum 50 ft 30 ft Major vertical modulation maximum 200 ft Ground level transparency Commercial -use minimum 39 60% Back of sidewalk sidewalk planting I strip 15.0' Public frontage I 1 1 I 7.5' 6,0' 11.0' 11.4' 6.0' ZS' parking hike Pave! lane travel lane bike parking New thoroughfare cross-section ,rticulanon §0' max Transparency 60%mln Facade articulation and ground level transparency ATTACHMENT D Figure 18-27: Workplace Corridor Standards Workplace Corridor Intent: To provide safe and supportive pedestrian facilities along streets serving truck loading and parking access for primarily warehouse/distribution uses in the southern part of the Southcenter area. APPLIED TO: Existing Streets: Minkler Blvd (Southcenter Pkwy to APW, Costco Dr), Upland Dr, Midland Dr, Triland Dr, N./W. between Costco Dr and S. 180th St, Andover Park W. (Minkler to S. 180th St), Andover Park E. (Trek to S. 180th St), Sperry Dr New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to 2.10 for supplemental details. THROUGHFARE CROSS-SECTION (See 18.28.140) Existing street New street No change See new cross-section PUBLIC FRONTAGE STANDARDS (See 18.28.150) Total required width 15 ft Sidewalk width minimum 6 ft Landscaping Street trees in a continuous landscaped strip 9 ft wide located at back of curb. Also see 18.28.240 General Landscaping. Street tree spacing 30-50 ft, depending on species. Lighting Vehicular -scale street lighting. BUILDING ORIENTATION/PLACEMENT LANDSCAPING (See 18.28.160 - .190) & Building orientation to street Not required Front yard setback minimum 15 ft On-site surface parking locations Front, side or rear of building Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of streetscape ARCHITECTURAL DESIGN STANDARDS Facade articulation increment Non-residential maximum 140 ft Residential maximum 30 ft Major vertical modulation maximum 280 ft Ground level transparency Warehouse/light industrial buildings minimum 20% Commercial -use minimum 50% Back of sidewalk 1A-60 90 '1 'sidewalk granting strip, I< is.o�l Public frontage ]S BO 13.4 7.5' Whin trrvd law Imre Wm pN:g New thoroughfare cross-section Facade articulation and ground level transparency ATTACHMENTL1