HomeMy WebLinkAboutPlanning 2018-08-23 ITEM 5 - ELEMENT BY WESTIN DESIGN REVIEW - STAFF REPORTAllan Ekberg, ayor
Depart ent of Community Development - Jack Pace, Director
Staff Report
Board of Architectural Review for Element by Westin
Prepared August 14, 2018
HEARING DATE:
FILE NUMBERS:
APPLICANT:
REQUEST:
LOCATION:
COMPREHENSIVE PLAN
AND ZONING
DESIGNATION:
SEPA DETERMINATION:
NOTIFICATION:
STAFF:
ATTACHMENTS:
August 23, 2018
L18-0022 Design Review
Will Ralph, Braxton Development
Seth Terry, Johnson Braund
Board of Architectural Review approval for an Element Hotel by Westin,
proposed for the vacant site at 515 Industry Dr. The hotel will be five
stories, with 177 hotel rooms.
515 Industry Dr (APN 0223400070)
Tukwila Urban Center —Transit Oriented Development
Exempt — SEPA Urban Center Project
A Notice of Application was distributed to agencies that may have an
interest in the project on April 9, 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.
Max Baker
A. Plan Set
B. Materials Board (presented at hearing)
C. Element Westin Exterior Lighting Models
D. Element Westin Outdoor Furniture Models
E. TMC 18.28.130 Neighborhood Corridor and Workplace corridor
summary sheet
F. Suggested Landscaping Revisions
Tukwila City Hall • 6200 Sou thcenterBoulevard • Tukwila, WA 98188 • 206-433 ,t800 • Website: TukwilaWA.gov
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FINDINGS
VICINITY/SITE DESCRIPTION
Project Description
This project seeks to transform a vacant lot into a 114,212 sq. ft. five -story, 177-unit Element by Westin
hotel located at 515 Industry Dr. (the SE corner of Tukwila Parkway and Andover Park East). The project
includes frontage improvements along Andover Park E and Industry Drive, 178 parking spaces, and
landscaping. The site will be accessed by one driveway on Andover Park East and one on Industry Dr.
(see Attachment A).
Figure 1. Project Location
Existing Development
The lot is currently vacant and has no existing development. Previous structures on this site consisted of
single -story office buildings. All structures associated with the previous use were demolished in 2008.
The parcel contains 3.22 acres and is zoned Tukwila Urban Center -Transit Oriented Development (TUC-
TOD). Andover Park E is classified as a Workplace Corridor along the western stretch of the property,
and Industry Dr. is classified as a Neighborhood Corridor along the northern stretch.
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Figure 2. Existing Conditions — Project site looking SE from Andover Park E and Industry Dr. intersection
Surrounding Land Use
Adjacent development and land uses include a one-story warehouse to the south, two one-story office
buildings to the north (across Industry Dr.), and two one-story office buildings to the southeast (across
unutilized BNSF railway parcels). West of the site across Andover Park E is a one-story structure housing
a small deli and restaurant, and a two-story office/industrial building occupied by Fatigue Technologies.
To the northwest across the intersection of Andover Park E and Industry Dr. is a one-story Wells Fargo
bank with associated drive -through kiosks.
Topography & Vegetation
The parcel is generally flat. No significant vegetation exists onsite.
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.
I. District -Based Standards
Structure Height (TMC 18.28.070): The proposed building reaches a maximum height of 68 feet, which
is in conformance with the building height restriction of 70 feet with a height bonus granted in exchange
for public frontage improvements along Andover Park E and Industry Dr.
Maximum Block Face Length (TMC 18.28.080): The proposed building is in compliance as it does not
exceed the 700 foot maximum block face length.
Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100-.110): The building meets the
minimum 5 foot setback and landscaping requirement for the side and rear yards.
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II. Corridor -Based Standards
Andover Park East south of Industry Dr. is classified as a Workplace Corridor while Industry Dr. is
classified as a Neighborhood Corridor. See Attachment E for Neighborhood Corridor standards summary
sheet.
Public Frontage Standards (TMC 18.28.150):
The proposed project meets the requirements for public frontage standards along both Andover Park
East and Industry Dr., including streetscape width and landscaping. Ornamental pedestrian- and
vehicular -scale street lights shall be installed along the frontage per the Department of Public Works
standard. Applicant shall submit a street lighting plan to satisfy this requirement with the building
permit materials.
Building Orientation/Placement & Landscaping (TMC 18.28.160-.190):
The proposed project meets building orientation standards (Industry Dr. requires building orientation
while Andover Park East does not). The building will be oriented to Industry Dr. as well as Andover Park
East, and parking will be provided on the rear of the building. Along Andover Park E, no parking is
proposed between the building and the street.
Architectural Design Standards (TMC 18.28.200):
Neighborhood Corridor
Architectural Design Standards
Design Response
Acceptable
Partial
Unresponsive
Not applicable
Facade articulation Increment
Commercial/mixed use maximum — 50'
X
Major vertical modulation maximum —
120'
X
Ground level Transparency
Commercial -use minimum — 50%
X
Table 1. Architectural Design Standards for the Neighborhood Corridor
Workplace Corridor
Architectural Design Standards
Design Response
Acceptable
Partial
Unresponsive
Not applicable
Facade articulation Increment
Non-residential Maximum 140'
X
Major vertical modulation maximum —
280'
X
Ground level Transparency
Commercial -use minimum — 50%
X
Table 2. Architectural Design Standards for the Workplace Corridor
III. Supplemental Standards
Special Corner Feature (TMC 18.28.220): The building is located on the corner of Andover Park E and
Industry Dr. The northwest corner of the hotel from the second floor to the roofline features a
modulated facade set a few feet from the plane of the rest of the building. The ground floor at the
corner is set further away from the floors above it, and includes an awning over the sidewalk and
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entrance into the building. These features differentiate the northwest corner from the other corners of
the building, creating a feature that draws attention to the entrance and corner.
Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240):
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
majority of landscaping islands and trees provided within the landscape islands are consistent with the
code requirements. The City's Urban Environmentalist has reviewed and approved proposed plant
material to ensure appropriate species selection and spacing.
In working to accommodate required pedestrian pathways through the parking area, the southwest
portion of the parking lot traded out a landscape island with a tree for a landscaped pathway without a
tree. TMC 18.28.240.B.6.b(3) provides for such accommodation: "Flexibility is allowed for the layout of
parking lots and landscaped areas, but the goal is to provide shade from trees that are evenly distributed
throughout the parking lot." In working to meet the intent of providing shade throughout the parking
lot, the DCD recommends conditioning the following alterations (see Attachment F for a notated site
plan):
1. Removal of pedestrian pathway islands along the perimeter of the parking lot and replacement
with a landscape island containing a tree. The pathway islands in these locations provide little
utility and can be easily reconfigured to provide additional shade trees in the parking lot.
2. An addition of two to three large trees along the southern perimeter landscaping area. These
trees should be staggered with the aforementioned landscape island trees. Locating additional
trees along the southern side yard will provide significantly more shade within the parking area.
Irrigation plans have not been submitted nor approved by the urban ecologist as part of this design
review. Applicant will need to provide irrigation plans with the development permit as a condition of
approval.
Open Space Regulations (TMC 18.28.250):
The building footprint of approximately 22,500 square feet requires 1,125 square feet of open space.
The open space provided on site includes the patio (2,600 sq. ft.) and lawn area on the western portion
of the lot. 32 individual movable seats have been provided.
It appears that gates are proposed separating the patio space from Andover Park E. TMC 18.28.250
require that "Pedestrian spaces shall be publicly accessible during the hours of operation of the use.
Pedestrian spaces, except for passages, shall be a minimum of 500 square feet or the required amount
of open space (whichever is less) in size, contain seating areas, and open on to pedestrian generators
such as entrances to offices, stores, or restaurants." Planning staff recommends conditioning the
removal gates from patio area along Andover Park E.
General Parking Requirements and Guidelines (TMC 18.28.260-.270):
The proposed project provides 178 parking stalls, which is sufficient to fulfill the parking requirements
for the hotel (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. Parking lot
landscaping, layout, and bicycle parking are provided per code requirements.
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TMC 18.28.260.D.5.b. requires that pedestrian pathways be separated from vehicular parking and travel
lanes by use of contrasting paving material, curbing, or landscaping and may be raised above the
vehicular pavement. Staff recommends conditioning the installation of contrasting paving materials for
pathways through drive -aisles.
Site Requirements (TMC 18.28.280):
Pedestrian pathways through the parking area have been provided to facilitate pedestrian circulation
and reduce plant damage from pedestrian traffic. The pedestrian crosswalks within the parking lot shall
be finished with the same stamped concrete as that used in the plaza in order to enhance pedestrian
safety, comfort, and the attractiveness of the site.
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
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
applicant, to City Staff in reviewing a project proposal, and to the decision maker in determining
whether the project meets the Design Criteria.
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 project meets the design criteria.
Frontage improvements along both Andover Park E and Industry Dr. provide a significantly improved
pedestrian environment. Weather protection in the form of awnings and building overhangs provide an
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area of refuge for passersby which also helps to direct traffic and visual interest to the entrance along
Industry Dr. A patio area and lawn along the southern portion of Andover Park E provides open space for
the hotel while engaging the public realm along the street's edge. Additional sidewalks between the
parking lot and the hotel provide a continuous pathway around the entirety of the building.
Protected and marked pathways within the hotel's parking help to provide safe travel routes for
pedestrians. However, some pathways through drive aisles do not appear to be marked. TMC
18.28.260.D.5.b. requires that pedestrian pathways be separated from vehicular parking and travel lanes
by use of contrasting paving material, curbing, or landscaping and may be raised above the vehicular
pavement. Staff recommends conditioning the installation of contrasting paving materials for pathways
through drive -aisles.
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 project meets the design criteria, with conditions.
The refuse and disposal area is accessible and properly screened by appropriate enclosures and
landscaping. Waste Management has confirmed that the proposed site design provides sufficient access
to this area. Appropriate vegetative screening has been indicated on the landscaping plan to obscure
mechanical equipment. Rooftop equipment is set in center of structure, eliminating its visibility from the
streetscape.
No elevations have been provided to show materials for trash enclosure at this time. Recommend
conditioning applicant to provide elevations for waste area enclosure with building permit. Enclosure
will need to be designed in accordance with the Southcenter Design Manual and utilize materials and
detailing consistent with primary structures on -site.
3. Lighting
Site lighting should be designed to promote safety as well as enhance the nighttime appearance of
buildings and landscaping.
The project meets the design criteria.
The style of the exterior lighting fixtures fits the more contemporary building design, and the fixtures are
appropriately spaced. Two different types of building -mounted fixtures are proposed. Gray, downward
facing sconces will be used to provide lighting for walkways, entrances and public areas adjacent to
building. Recessed LED lighting will be used on the ceiling of the porte cochere to enhance visibility of
the main entrance.
Upward facing lights will be used to cast lights on the flagpoles adjacent to the patio along Andover Park
E. Bollards with LED lights along the top will provide additional lighting along walkways. 185 W area
lights will be utilized to provide lighting within the parking lot (see Figure 3 and Attachment C).
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Figure 3. Proposed Lights. Fixtures left to right: upward flag pole light, downward sconce, LED bollard,
parking lot area light, recessed porte cohere light.
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 proposed building meets the design criteria, with conditions.
The entrance facing the parking area features pilasters that help announce the "gateway" to the hotel.
Design plans for enclosure of waste collection area were not provided; walls and fences enclosing the
waste enclosure will need to be designed to match the overall design of the hotel as a condition of
approval.
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 building meets the design criteria, with conditions.
The proposed design features a patio area adjacent to the lobby/dining area along Andover Park E.
Landscaping and stamped concrete will improve the aesthetics of the area. The patio will serve as an
inviting public space along Andover Park E, enhancing the character of the western sides of the building.
It appears that gates are proposed separating the patio space from Andover Park E. TMC 18.28.250
require that "Pedestrian spaces shall be publicly accessible during the hours of operation of the use.
Pedestrian spaces, except for passages, shall be a minimum of 500 square feet or the required amount
of open space (whichever is less) in size, contain seating areas, and open on to pedestrian generators
such as entrances to offices, stores, or restaurants." Planning staff recommends conditioning the
removal of patio gates adjacent to Andover Park E.
The applicant shall submit stamped concrete detail/photo for planning approval with building permit
materials.
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.
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Project meets the criteria.
The facades include notable elements of modulation, a distinct base and top, variation in the roofline,
and elements of detail such as weather -protection awnings which satisfy the design criteria (see
Attachment A).
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 project meets the design criteria.
The primary entrance on the eastern side of the building has high visibility (with a covered port cochere)
and is consistent with the building's architectural details (Figure 4). A secondary pedestrian -oriented
public entrance is located on the north side of the building to provide access from Industry Drive (Figure
5). The western facade features an additional keyed entrance for hotel guests that is visually consistent
with the other entrances but more discrete.
Figure 4: Main entrance on eastern elevation. Figure 5: Building Entrance on Industry Dr.
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 facade 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.
Building design meets design criteria.
The first floor facade is finished with a brick veneer to provide horizontal articulation and a durable and
distinct base. Metal awnings on the first floor along Andover Park E and above the entrance along
Industry Dr. further establish a pedestrian scale experience. The top floor and eves are finished with a
lighter beige E.F.I.S., which distinguishes the top of the building and contrasts with the black metal
banding along the top of building. The roof is significantly modulated at the corner and includes a wood
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soffit that matches the soffit of the pedestrian overhang along the first floor of the building. Significant
vertical modulation elements are set significantly higher than adjacent roof lines, breaking up the roof
line and providing visual interest that is reflected in the corner element.
4. Corner Treatments
The design criteria serve to emphasize building corners at important intersections with a distinctive
building element.
The project meets the design criteria.
The northwest corner of the hotel features a 1-story area housing an indoor pool (Figure 6). Adjacent to
this area is an indoor dining area that is also set closer to the ROW than the rest of the building. The
stepped back nature of the building at this corner differentiates it from the other corners of the
building, opening the area up and creating an inviting, human -scale public space. Above the first story
the corner of the building features a modulated metal band set approximately three feet away from the
building wall which connects to an overhanging roof element that includes a wood -grain soffit,
reminiscent of the pedestrian overhang along the ground floor. This helps to further set the corner of
the building apart and draws attention to this area, especially at the intersection of Andover Park E and
Industry Dr.
Figure 6: Corner Treatment
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 project meets the design criteria.
The project utilizes decorative awnings, roofline differentiation, variation in materials, vertical and
horizontal modulation, and architectural details including weather -protection awnings and metal
banding to reduce the perceived scale and add visual interest. While the Neighborhood Corridor of
Industry Dr. is the only right-of-waythat requires Major Vertical Modulation (MVM), both street -facing
elevations incorporate a MVM in the form of a 41' wall section that pulls materials utilized in the base of
the building up to the roofline, providing a change in materials and colors in the upper floors (see Figure
7). A black metal band set 3' from the wall plane wraps the entirety of these two elements, further
breaking up the facade.
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Figure 7: Major Vertical Modulation Elements
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 meets the design criteria.
The project employs recessed window frames, custom -designed metal awnings, decorative building -
mounted light fixtures, an interesting assortment of building materials, and brick design elements to
provide texture and sculptural relief.
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.
The project meets the design criteria.
Fagade materials and colors will be neutral and subdued. A variety of building materials are
incorporated in the design, including E.F.I.S, painted metal, glass, cherry wood -look panels, and building -
brick (see Attachment B).
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.
The project meets the design criteria.
Windows along ground floor utilize window frames and sills that add textural relief and detailing to the
facade (Figure 8). The project includes metal awnings above windows adjacent to the patio area and a
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covered area with wood -look soffit above the first -floor windows along the walkway. Upper floor and
hotel room windows are set back from wall plane to provide additional articulation to the windows.
Figure 8: Window treatments along Andover Park E
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.
The project meets the design criteria.
A continuous overhang is provided for the entrance from Industry Dr., the corner of the building, and
along Andover Park E to the patio/open space on the western side of the building (Figure 9). Additional
decorative awnings are provided within the patio area. No weather protection is provided along the
remainder of the building facing Industry Dr. due to the location of hotel rooms on the ground floor. A
porte cochere provides cover for the passenger loading zone at the main building entrance on the
eastern facade.
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Figure 9: Covered areas at corner of Andover Park E and Industry Dr., patio
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 project meets the design criteria.
The proposed project includes a pattern of windows and trellises to cover blank walls and is consistent
with the blank wall requirements (Figure 10).
Figure 10 : Trellises covering blank walls between windows along Industry Dr.
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 April 9,
2018. The Notice of Application was also posted on the project site and mailed to surrounding
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residences/property owners. There were no comments received in response to the Notice of
Application.
CONCLUSIONS
1. District -Based Standards
Structure height, length, and setback requirements are in compliance with the Tukwila Urban Center -
Transit Oriented Development standards.
2. Corridor -Based Standards
Public frontage, building orientation and landscaping, fagade articulation, blank wall, and transparency
requirements have been fulfilled in accordance with the Neighborhood Corridor and Workplace Corridor
standards.
3. Supplemental Standards
Landscaping is largely in compliance with TUC-TOD requirements. The City's Urban Environmentalist has
reviewed and approved proposed plant materials to ensure appropriate species selection and spacing.
However, in working to accommodate required pedestrian pathways through the parking area, the
southwest portion of the parking lot traded out landscape islands with a tree for landscaped pathway
islands without a tree. TMC 18.28.240.B.6.b(3) provides for such accommodation: "Flexibility is allowed
for the layout of parking lots and landscaped areas, but the goal is to provide shade from trees that are
evenly distributed throughout the parking lot." In working to meet the intent of providing shade
throughout the parking lot, staff recommends replacement of pathway at the perimeter with landscape
islands that can accommodate a tree, and the addition of three trees along the southern side yard
landscape area to provide additional shade within the parking lot (see Attachment F).
TMC 18.28.260.D.5.b. requires that pedestrian pathways be separated from vehicular parking and travel
lanes by use of contrasting paving material, curbing, or landscaping and may be raised above the
vehicular pavement. Staff recommends conditioning the installation of contrasting paving materials for
pathways through drive -aisles.
An irrigation plan has not been provided at this time. An irrigation plan will need to be provided with
submittal of a building permit that meets the requirements set forth in Tukwila Municipal Code 18.52.
and 18.28.240.
The site design mostly provides sufficient open space, parking, and pedestrian access to meet code
requirements. Additional features, such as a cut -through path in the middle of the landscape island
within the parking lot, serve to increase the utility and durability of the site. It appears that gates are
proposed separating the patio space from Andover Park E. TMC 18.28.250 requires that "Pedestrian
spaces shall be publicly accessible during the hours of operation of the use. Pedestrian spaces, except
for passages, shall be a minimum of 500 square feet or the required amount of open space (whichever is
less) in size, contain seating areas, and open on to pedestrian generators such as entrances to offices,
stores, or restaurants." Planning staff recommends conditioning the removal gates from patio area
along Andover Park E.
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4. Southcenter Design Manual
A. Site Design Elements
The project meets the design criteria.
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. Proposed lighting
matches the building design and will improve visibility of the building at night by illuminating areas of
the facade and site features, without causing off -site light pollution.
The proposed development meets the minimum setback requirement and creates a pedestrian -scale
environment on Andover Park E. Applicant shall submit stamped concrete detail/photo for patio area for
planning approval with building permit materials.
The refuse and disposal area is accessible and properly screened by appropriate enclosures and
landscaping. However, no elevations have been provided to show materials for trash enclosure at this
time. Staff recommends that applicant provide elevations for waste area enclosure with the building
permit. Enclosure will need to be designed in accordance with the Southcenter Design Manual and
utilize materials and detailing consistent with primary structures on -site.
B. Building Design
The proposed building achieves a contemporary architectural design that is in harmony with nearby
buildings such as the Fatigue Technology building, helping to continue the improvement of the
architectural character of the TUC-TOD District. The renderings demonstrate a cohesive style and high -
quality design with ample modulation, articulation, and attention to detail. The color palette features
saturated warm neutral hues with wood accents and darker metal awnings. Materials are varied, adding
visual interest. The black metal banding, modulated roofline, and dramatic overhang at the corner will
create a strong but harmonious "top" to the building.
The scale of the proposed five -story building is larger than neighboring structures, however recent
developments in other areas of the TUC-TOD district (e.g. Washington Place and Marvelle along Andover
Park E to the north) have steadily increased the overall height of the district, making the Element by
Westin appropriately scaled to modern-day developments.
RECOMMENDATIONS
Staff recommends the approval of the Design Review application with the following conditions:
1. Applicant shall submit stamped concrete detail/photo for planning approval with the building
permit application.
2. Applicant shall provide elevations for waste area enclosure with the building permit. Enclosure
will need to be designed in accordance with the Southcenter Design Manual and utilize
materials and detailing consistent with primary structures on -site.
3. Gates between patio area and sidewalk along Andover Park East shall be removed.
4. Pedestrian pathway along the perimeter of the parking lot shall be removed and replaced with a
landscape island containing a tree.
5. Three large trees shall be added along the southern perimeter landscaping area. These trees
should be staggered with parking lot landscape island trees.
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6. Contrasting paving materials shall be used for pathways through drive -aisles and revised civil
plans submitted with the building permit.
Informational Items
1. Any signage for the property shall be reviewed through submittal of a separate sign permit
application.
2. This project will have to comply with Tukwila Municipal Code 16.46 (Fire Protection in Mid -Rise
Buildings) and/or 16.05 (Five -Story Type V-A Buildings).
3. The Porte-cochere will need to have a minimum of 13'6" of vertical clearance if this drive lane is
to meet Aerial Access requirements.
4. Applicant shall fill out Traffic Concurrency Certificate Application and pay $2,500.00 fee to the
Public Works Department.
5. Project is subject to Transportation Impact fees at the time the building permit is being issued.
6. Underground detention vault shall be designed to maintain loads of FD apparatus outrigger.
7. A separate building permit is required for the underground vault.
8. Parking pavement markings "UG Vault Below -No Outrigger Placement". Exact wording and letter
sizing shall come from the Fire Dept.
9. Construction Storm Water (NOI) from WA DOE required since over 1 acre will be disturbed
during construction.
Element Westin Design Review
64/2018 16