Title
Case: Hilton Garden Inn, 13-0089
Concept Design Review
Report
Owner:
Capitol Hospitality, LLC, 2200 6th Ave, Suite 200, Seattle WA 98121
Representative:
PacWest Engineering, LLC, Bridgeport Way SW, C-1, Lakewood WA 98499
Site Address:
2101 and 2201 Henderson Park Lane SE
Project Description:
Construction of a 122-room, 4-story hotel on a 3.8 acre site in the Henderson Commercial Park; surface parking for 122 vehicles; parking for 12 bicycles; and associated site improvements for utilities and landscaping.
Zoning District:
Commercial Services - High Density (CS-H)
Design Review District:
Freeway Corridor
SEPA Determination(s):
A threshold determination has not yet been made.
Public Notification:
Public meeting notice was mailed in accordance with OMC 18.78 on October 31, 2013.
Submitted By:
Cari Hornbein, Senior Planner, 360.753.8048
Existing Conditions, Adjacent Development and Project Context:
The project site is located at 2101 and 2201 Henderson Park Lane SE, within the Henderson Commercial Park. The site slopes gently from the south to the north and steepens near the northeast property line. The hotel is the first project to be constructed in the commercial park.
The site was cleared in 2002 in conjunction with site improvements for the commercial park including Henderson Park Lane SE, sidewalks, stormwater vaults, and other utilities. A portion of the Olympia Woodland Trail will eventually be constructed through the commercial park.
Surrounding land uses and zoning are as follows:
• North/Northeast - Henderson Boulevard, I-5 interchange
• East/Southeast - Henderson Park Lane, vacant land, residential development (Wildwood Neighborhood)
• South/Southwest - Residential development (Wildwood Neighborhood), vacant land
• West/Northwest - I-5, vacant land, residential development (South Capitol Neighborhood)
Description of Proposed Improvements:
The project includes the construction of a 122-room, 5-story hotel; parking for 112 vehicles and 12 bicycles, utilities and landscaping. The total area of the building will be 79,457 square feet. The hotel features an indoor swimming pool, small bar and restaurant, fitness room, small conference area, and outdoor patios.
Land Use Review:
The project is currently under review by the City’s Site Plan Review Committee (SPRC). The Committee met on November 6, 2013 to deliver initial comments to the applicant. Key issues affecting the site plan include the height of the retaining wall along the northeast property line, the width of parking lot landscape islands and perimeter landscape area, placement of a back-up generator and fuel tank for the elevators, and access into the solid waste enclosure.
Design Analysis:
The purpose of design review is articulated in OMC 18.100.040:
A. To promote those qualities in the natural environment which bring value to the community;
B. To foster the attractiveness and functional utility of the community as a place to live and work;
C. To preserve the special character and quality of Olympia by maintaining the integrity of those areas which have a discernible character or are of special historic significance;
D. To raise the level of community expectations for the quality of the built environment;
E. To encourage originality and creativity in site planning and architecture;
F. To communicate these purposes to the applicant and to assist the applicant in achieving these purposes;
G. To preserve and enhance property value;
H. To ensure that new developments maintain or improve neighborhood character and livability; and
I. To consider the applicant’s needs and goals and the broader public impact of any proposal.
Concept Design Review:
Please note that this is a Concept Design Review. Conceptual Design Review involves the major design elements of a project which include site analysis and contextual response, site development, and architectural and landscape concepts as they relate to the general Citywide design criteria and the specific design criteria of the design district.
The section called “How to Use Design Guidelines (OMC 18.100.100)” in the Olympia Municipal Code encourages creative solutions in meeting the Design Requirements as long as the solutions are equal to, or better than, the guidelines listed below the Requirement Sections.
Please note that for this project, Chapters OMC 18.110 and 18.145 apply. City staff has evaluated the project based on:
• Design requirements and guidelines checklists for OMC 18.110, Basic Commercial Design Criteria and OMC 18.145, Commercial Design Review-Freeway Corridor Design Criteria; and
• Design narrative, perspective illustrations, site section, topographic model, site plan, architectural plans, civil plans, lighting plan, landscape plan, plant photo catalog, and geotechnical report.
Key Issues:
Key issues are discussed below. For additional design issues, see the attached checklists.
1. One of the requirements for Concept Design Review is a context plan showing how the proposal relates to adjacent development. Because this project is the first one in the Henderson Commercial Park, there is no contextual frame of reference and in fact, this project will be setting the context for future development.
Because of its proximity to an established residential neighborhood on the hillside above, staff coordinated with the applicant to identify a series of images to show how the building relates to its environs. These images can be found in Attachment 4 and include: 1) a section drawing showing I-5, the building, the hillside, and homes at the top of the hill, and 2) a topographic model of the hotel as viewed from the hillside above (note: the model is extremely basic and does not show homes or vegetation).
In staff’s opinion, these images begin to show how the building might relate to its surroundings, but that additional 3-D imagery or animation would tell a much clearer story. Staff has recommended below that such additional imagery or animation be provided for the DRB’s consideration before voting on context.
2. The building does not front the street, nor is parking located behind the building due to existing stormwater vaults and unsuitable soil conditions. OMC 18.110.020, 18.110.070
3. Limited number of pedestrian connections and directional signage. OMC 18.110.030
4. Overall building massing (including roof) needs to be reduced; additional detailing added. OMC 18.110.080, 18.110.120
5. Windows on the hotel tower lack fenestration. 18.110.100
6. The building does not provide consistent visual identity on all sides. OMC 18.110.140
7. Proposed cladding materials do not provide texture or pattern. OMC 18.110.150
STAFF RECOMMENDATION
That the Design Review Board recommend approval of the Hilton Garden Inn, File No. 13-0089 with the following conditions, with revisions enumerated below to be submitted either at the time of a second Concept Design Review or at the time of Detail Design Review. Code sections are provided in italics to establish a basis for the recommended conditions.
A. Context Plan: The applicant shall provide additional illustrations, 3-D imagery or animations to demonstrate context between the building and surrounding environs. 18.100.040.D, H, and I.
On this matter, staff seeks input from the DRB regarding a follow-up meeting to address context issues.
B. Preliminary Site and Landscape Design: Approve with conditions.
1. Additional pedestrian connections shall be provided, including: a. Pedestrian walkways from parking areas to building entrances. Where they cross drive aisles, they shall be clearly marked; and
b. A minimum 6’ wide walkway between the building entry and Henderson Park Lane SE.
c. Walkways shall be located in such a manner that they provide for the safety of pedestrians, for example through parking bays and adjacent to landscape islands.
OMC 18.110.030
2. On-site directional signage shall be provided. Examples include “main entrance”, “guest entrance”, “bike parking”, etc. OMC 18.110.030
3. Additional lighting shall be added, in particular along walkways and drive aisle crossing for pedestrian safety. OMC 18.110.170
4. The landscape plan shall be revised as follows:
a. Plant materials shall be confirmed for hardiness in Olympia’s climate and if not, be replaced;
b. Ensure that the provisions of OMC 18.36 are met.
OMC 18.110.180
6. At least half of the deciduous trees along the northwest property line shall be replaced with evergreen trees to increase screening along the I-5 corridor. OMC 18.145.020
C. Preliminary Building Design: Approve with conditions.
6. In lieu of locating parking behind the building, the applicant shall provide significant landscaping at the site entrances and along the street frontage, and plant parking lot trees that create a substantial canopy (intent is to soften the appearance of the parking lot). 18.100.100, 18.110.070
7. The applicant shall add exterior elements to reduce the apparent size of the building. Examples include facade modulation, cornices, window patterns, plazas, porches, patios, decks, covered entries, balconies, bay windows, stepped roofs, a variety of roof lines and elements, a variety of cladding materials, lighting fixtures, trellises, and multiple paint colors and building materials. The applicant is encouraged to reflect the surrounding area in developing design solutions. OMC 18.100.040, 18.110.080
8. Additional windows shall be added at the ground floor on the northeast, northwest, and southwest building elevations. If this is not feasible because of security or function of the interior space, exterior treatments such as those listed in #4 above to achieve the required relief, detail, and variation shall be used. OMC 18.110.100
9. The overall mass of the roof shall be reduced by stepping the roof, and/or using different rooflines and roof forms. The intent is to achieve greater relief, detail and variation. OMC 18.110.120
10. Windows and/or architectural detailing shall be added to the northeast and southwest elevations to achieve greater consistency with remaining elevations. OMC 18.110.140
11. The use of EIFS shall be minimized and replaced with masonry, composite materials (e.g., hardie), wood, metal, or other materials that are well suited to the local climate. The intent to provide greater texture and pattern, and to select a material with longevity. The applicant is encouraged to use high quality materials that reflect the surrounding environs. OMC 18.100.040, 18.110.150
12. The following information shall be included on plans submitted for Detail Design Review:
a. Screening details for mechanical equipment on the building;
b. The location and method of screening of all utility vaults and gas meter(s) where visible from the street; and
c. The location of the elevator backup generator and method of screening.
13. Additional detailing shall be added to the northeast, south end of the northwest, and southwest elevations to minimize blank walls. Alternately, landscape beds can be increased in size to plant tall trees in front of blank walls. OMC 18.110.200.
14. Compliance with sign standards will be determined at the time of sign permit review.