HomeMy WebLinkAboutPlanning 2012-04-12 Item 4 - Tukwila Home2Suites - Attachment A - Applicant's ResponseAttachment A
Hotel, Motel and Multi Family Design Review Criteria
Please respond to how the project complies with the following criteria:
1. SITE PLANNING.
a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the
neighborhood building scale, natural environment, and development characteristics as envisioned in the
Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with
adjacent single family structures if that existing single family use is designated as "Commercial" or "High- Density
Residential" in the Comprehensive Plan. However, a "Low- Density Residential" (detached single family)
designation would require such harmonious design integration.
b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum
extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees,
wetlands, streams, and significant topographic features.
c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale
streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using
architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an
integrated linkage from pedestrian and vehicular facilities to building entries.
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d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes and
landscaping. Such a feature establishes a physical transition between the project and public areas, and
establishes the initial sense of high quality development.
e. Vehicular circulation design shall minimize driveway intersections with the street.
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g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of-
way, to common areas, to individual residences. This can be accomplished through the use of symbolic and
actual physical barriers to define the degrees of privacy appropriate to specific site area functions.
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h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of
large paved areas;
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i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long -term
structures.
2. BUILDING DESIGN.
a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its
ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood.
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b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony with those existing
permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This
will be especially important for perimeter structures. Adjacent structures that are not in conformance with the
Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required
should be consistent with the nonconforming structure's anticipated permanence.
c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the
overall building design. Particular emphasis shall be given to harmonious proportions of these components with
those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated
life of the structure.
d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural
environment.
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e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting
shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual
buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building
developments shall use siting and additional architectural variety to avoid inappropriate repetition of building
designs and appearance to surrounding properties.
3. LANDSCAPE AND SITE TREATMENT.
a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they
contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place.
b. Landscape treatment shall enhance existing natural and architectural features, help separate public from
private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved
areas, and break up visual mass.
c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and
stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent
public recreation areas shall be provided.
d. Appropriate landscape transition to adjoining properties shall be provided.
4. MISCELLANEOUS STRUCTURES.
a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape.
Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings
and surroundings, and structure proportions shall be to scale.
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b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service
yards and other places that tend to be unsightly. Screening shall be effective in winter and summer.
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c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view.
Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under
roof) and landscaping.
d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building
architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over.
Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building
architecture.
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