HomeMy WebLinkAboutPlanning 2018-08-23 ITEM 4 - TRU BY HILTON DESIGN REVIEW - STAFF REPORTAllan Ekberg, Mayor
ent of Com unity L evel pment Jock Pace, Director
E T T E STAFF REPORT
BOARD OF ARCHITECTURAL REVIEW FOR TRU BY HILTON; L18-0029
PREPARED AUGUST 14, 2018
Background
At the Board of Architectural Review Public Hearing on July 26th 2018, staff gave a presentation and
answered questions about the Tru by Hilton hotel proposed for the northwest corner of Andover Park
West and Minkler Boulevard in the Tukwila Urban Center. Staff recommended approval of the project
with ten conditions of approval and postponing review of several exterior finish details to the building
permit stage. The Board decided not to make a decision on the project until the applicant could provide
the details required of design review and revise elevations to reflect several conditions of approval,
submitting them to the Board for consideration. Staff was directed to work with the applicant on building
design changes responding to three specific recommended conditions of approval. The public hearing
was kept open to extend the discussion of the proposed project into the August 23rd, 2018 hearing.
The Board requested the applicant and staff return after working together to present renderings
reflecting staff report conditions of approval 2, 5, and 8, and to submit the exterior finish details in the
"Informational Items" section of the staff report. Staff was also asked to return before the Board with
information about the size and spread of proposed street trees. The Board agreed with the staff
recommendation on staff report conditions of approval 1, 3, 4, 6, 7, 9 and 10 and most of these
conditions have been incorporated into the revised exhibits. Conditions 3 and 4 have not been
reflected in revised exhibits, and so are recommended remain as conditions pending Board approval.
For conditions of approval 2,5, and 8, the condition is shown in blue italics, followed by the applicant's
response, staff analysis, and finally, a revised recommendation of approval. For the informational Items
section of the staff report and the additional information on street trees, the required information is
shown in blue italics, followed by the analysis of revised materials and staff recommendation.
Condition of Approval #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.
Recommended condition of approval #2 (above) was drafted to address the architectural design
standards required of development along Urban Corridors (Andover Park West) as well as the building
materials and colors requirements of the Southcenter Design Manual.
The applicant has submitted renderings showing the addition of a new building material to break up the
uniform horizontal plane of the eastern building facade and meet recommended condition of approval
#2, above. The new material is a light taupe -colored flat stone tile finished with a 6" band of limestone;
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the limestone band is the same limestone material proposed as exterior finishing for much of the
ground floor.
Figure 1. Image of new proposed flat stone tile with 6' limestone banding
The stone is a natural, authentic building material in a warm, rich tone, and it introduces a new color to
the hotel's facades. The applicant has rendered western and eastern elevations featuring this new
stone material and pattern, shown below in Figures 2 and 3. While the standards of Urban Corridors
require a facade articulation increment minimum of 50 ft., the building materials requirements in the
Southcenter Design Manual apply to all sides of the building. Building designs should be architecturally
consistent or compatible regardless of corridor standards, and so the new stone material is featured on
both the western and eastern building facades.
In addition to the new building material treatment proposed, the applicant has added additional vertical
projections on both the western and eastern facades, which further reduce the appearance of wide,
uninterrupted planes and contribute to the pedestrian -scaled environment intended by the Design
Manual. Another improvement to the building materials and colors proposed at the July hearing is the
incorporation of western red cedar into the soffits of the pedestrian canopy along Andover Park West
and the porte cochere.
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Figure 2. Image of the proposed stone tiling on projecting portions of the eastern facade.
Figure 3. The proposed new stone material on vertical projections of the western facade.
The applicant submitted alternate renderings showing the same building massing as figures 2 and 3
(above), but with the building projections finished in a tan E.I.F.S. material instead of the stone. Staff
discussions with the applicant and internally resulted in a strong preference for the natural stone
material finishing, and a recommendation to continue the stone treatment all the way up the vertical
projections to the rooftop. Recommended condition of approval #1 has been drafted to reflect this
suggestion, which the applicant is agreeable to, subject to Board approval.
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Addendum to the Board of Architectural Design Review Staff Report
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Both the quality and appearance of the new stone material proposed and its placement in locations
emphasizing building and articulation and massing demonstrate consistency with the architectural
corridor standards of Urban Corridors and the building materials and colors requirements of the Design
8&3ff recommends approval of the revised elevations depicted /n Figures 2and 30fthe
addendum to the staff report, with the minor change of extending the stone treatment all the way up to
the roofline trim and projections.
Condition OfApproval #5:
Incorporate one Ofthe recommendations below into Grevised elevation b}create 8distinct
base and top k}the hotel:
8. Create @ distinct roof line that includes details and cornice treatment similar t0Figure Q.
b. Add 8prominent cornice molding with distinct CO/Or3in&3r/DFigure Y0.
C. Use oYff9n9nt C0/0r, material and window pattern to treat the top story different that the
npnn8/n/ng floors to create a distinct boo similar to Figure 11.
Condition ofapproval #5.above, was drafted to address the SouthcenterDesignMonua|-Bui|ding
Design requirement that buildings should have a distinct base and top.
The original elevations presented 8tthe July hearing (Figure 4. showed one section Ofprojecting
ronfineonthe eastern focodeand noprojections onUlawestmrnfmcode.withnnmo|dingdetoi|or
additional color banding emphasis. The revised elevations depicted in Figures 2 and 3 above and 5
below, show portions Ofprojecting nOOUin88ndtheOv8r8||rOOOin8Snoph@Siz8dinCO|Or8ndfiniShed
with a molding trim. The horizontal band of taupe trim emphasizing the roofline is E.F.I.S., bordered by
a darker metal trim similar to the material proposed fora anna|| portion of the ground floor building
tagadgtreatment.
Figune4. The original proposed western rooflimmhad little emphasis omthe building's "top".
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Addendum tothe Board ofArchitectural Design Review Staff Report
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r
Figure 5. The western fagade roofline features projections, molding, and color banding to
emphasize the building's "top".
The renderings and materials submitted after the July hearing reflect the Southcenter Design Manual's
requirements for distinctive, varying roof forms that visually break up building massing and add visual
interest.
Staff recommends approval of the applicant's renderings shown in Figures 2, 3, and 5 as fulfilling
condition of approval #5, requiring a distinct building base and top.
Condition of Approval #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.
Condition of approval #8 was drafted to address the Southcenter Design Manual -Building Design
requirement of prominent windows designed to enhance openings and add relief.
The elevations shown at the July hearing showed two window shapes- a smaller, squarer window for
rooms along the main, flat eastern and western facades and taller, larger, and slightly inset windows for
the hotel rooms on the projecting portions of the building. There was no window trim proposed, and
there was little ornamental emphasis on windows as part of the overall building design.
Figure 6 (L): Original elevations showed little emphasis on windows.
Figure 7 (R): Revised elevations showing windows on projections inset several inches and
smaller guest room windows finished in contrasting -color E.I.F.S.
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Figure 7 above shows added prominence of windows as a design feature. The smaller guest room
windows are finished inacontrasting-color E.|.F.S..and windows onthe projecting porUonooftha
facades are inset several inches. The contrasting color of trim around the windows and the insetting of
some windows meets the Design Manual criteria and fulfills condition of approval #8.
Staff recommends approval of the renderings depicted in Figures �3,and 7oo fulfilling nondition#8
requiring increased window prominence.
Informational Items
I. At building permit submittal, applicantshall submit astreet lighting plan tosatisfy the
requirements for pedestrian and vehicular -scaled lighting.
The revised photometricplan, lighting fixtuPB specification sheets, and exterior lighting |OC@UOnS
diagram in the attachment packet meet the Southcenter guidelines and requirements.
2. At building permit submittal, applicantshall submit exterior building and under -canopy lighting
specs and details for conformance with corridor -based standards.
The revised lighting fixture specification sheets include information on under -canopy lights, and
the applicant has prepared a diagram showing the spacing and locations of under -canopy
lighting fixtures.
3, At building permit submittal, provide cross -sections of the sidewalk grades along all frontages to
b8reviewed for ADA complianceand k)ensure the grades Ofsidewalks stay 8t8consistent
grade for pedestrians, even across driveway cuts.
Staff recommends including this requirement as an informational item, pending Board approval
of Design Review.
4. Submit details for the stamped concrete pattern, integrated benches, weather protection, and
waste receptacle proposed for the public plaza at time 0fbuilding permit submittal.
The applicant has submitted oplan sheet and renderings depicting the stamped concrete
patterns proposed for the pedestrianwalkway through the parking lot and the public plaza, and
a specification sheet for the public plaza bench. The revised renderings show the weather
protection proposed for the plaza; staff recommends Board approval of the public plaza weather
protection ShOvvn in the renderings, with staff review Of8 vv8SL8 nSC8pt8de at building permit
submittal included aGaninformational Item.
5. All mechanical equipment /nu8tb8GCneeDedOyn0t visible from adjacent streets. /\ttime 0f
building submittal, show adequate screening 0rviewpoint diagrams for rooftop mechanical
equipment.
Staff recommends including this requirement as an informational itHrD. pending Board approval
of Design Review.
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Trees
At the July 26th hearing, Commissioner Nguyen asked for more information regarding the street trees
proposed; specifically, their height and canopy size. Pacific sunset maple, red sunset maple, forest
green oak, and chancellor linden trees are shown along the project's three street frontages; additional
information on those tree species is below.
• Pacific sunset maples are medium-sized street trees, and are included on the City's Approved
Tree List. At maturity, red maples grow to be 45' tall with a canopy spread of 20'. The
landscaping plan proposes to plant three pacific sunset maples along Minkler Boulevard, four
along Andover Park West, and two on the Corporate Park Drive S. frontage.
• Red sunset maples aren't on the City's Street Tree List, but can be considered a large tree. At
maturity, red sunset maples grow to be 45' tall with a canopy spread of 35'. Red sunset maples
aren't proposed directly on street frontage landscape strips, but adjacent to the driveway
entrances and in landscape planters inside the parking lot.
• Forest green oak trees are large trees, growing to a height of 50' and a canopy spread of 30'.
The applicant proposed four forest green oak trees for Corporate Drive S. and two along
Andover Park West.
• Chancellor lindens are medium-sized trees, with a height of 35' and a canopy spread of 20'.
There are four chancellor linden trees proposed for the Minkler Boulevard frontage.
RECOMMENDATION
Planning staff recommends approval of the proposed Tru by Hilton project and attachments to this staff
report addendum, with the following conditions of approval and informational items:
Conditions of Approval:
1. Extend the flat stone tile with limestone banding (shown on the vertical projections on the
revised eastern and western elevations) up to the roofline trim and projections.
2. 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.
3. Revise landscape plans to incorporate evergreen plantings around the proposed generator to
increase screening of the mechanical equipment.
Informational Items:
1. 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.
2. Include a product specification sheet for the required waste receptacle in the public plaza with
the building permit submittal.
3. 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.
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ATTACHMENTS:
A. Revised Elevations: East, West, North and South Elevations
B. Plan sheets: Site Plan, Landscaping Plan, Civil Plan, Photometric Plan
C. Public plaza: Rendering, photo of brick pattern for plaza floor, bench details sheet
D. Cornice specification sheet
E. Lighting details sheets: LED vehicular lighting, pedestrian bollards, under -canopy lighting, on -
building facade lighting, locations of exterior building lighting, diagram with pattern of under -
canopy lighting
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