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HomeMy WebLinkAboutEx52_Urban Center Design Overlay District ReportKENNYDALE GATEWAY 4350 LAKE WASHINGTON BLVD. NORTH RENTON, WA MASTER SITE PLAN REVIEW 11.10.2021 URBAN CENTER DESIGN OVERLAY DISTRICT REPORT THE FOLLOWING ADDRESSES THE DESIGN DISTRICT REQUIREMENTS THAT WILL BE IMPLEMENTED IN THE DESIGN OF KENNYDALE GATEWAY, CONSISTING OF THREE SEPARATE FOUR-STORY BUILDINGS, APPROXIMATELY 385 UNITS WITH AMENITIES SUCH AS LEASING AND FITNESS AND A PROPOSED RETAIL AREA. EACH BUILDING PROVIDES LIVING OVER AT-GRADE PARKING. 1.SITE DESIGN AND BUILDING LOCATION THE ROUNDABOUT MAIN ENTRY ACCESS TO THE SITE WILL BE HEAVILY LANDSCAPED WITH A PUBLIC PLAZA SPACE AND PROPOSED PROMINENT FEATURE TO ENGAGE THE SITE. THIS IS INTENDED TO BE A GATEWAY ENTRANCE, CONNECTING THE SITE TO THE REST OF THE NEIGHBORHOOD WITH DISTINCTIVE USE OF MATERIALS, AN ACCENTUATED CORNER DEVELOPMENT AND DEEPLY SET BACK BUILDING TO PROVIDE VISIBILITY AND CLEAR CONNECTION. VISUAL PROMINENCE WILL BE ACHIEVED WITH SPECIAL LANDSCAPE TREATMENT, AN OPEN PLAZA, LANDMARK BUILDING FORM AND ARCHITECTURAL FEATURES. PROPOSED RESIDENTIAL BUILDING 1 WILL PROVIDE APPROXIMATELY 1,500 SF OF RETAIL SPACE AT THE NORTH CORNER OF THE MAIN ACCESS INTO THE SITE. PROPOSED RESIDENTIAL BUILDING 2 WILL HAVE THE MAIN LEASING AND ENTRY ALONG THE SOUTH SIDE OF THE PUBLIC STREET ACCESS. A GRAND LOBBY WITH COVERED WALKWAYS AND PEDESTRIAN-ORIENTED FRONTAGE WILL BE LOCATED DIRECTLY UPON ENTRY INTO THE SITE. MAJOR BUILDING ENTRIES ARE DESIGNATED BY BEING RECESSED AND VISIBLY MARKED WITH CANOPIES. AT THE RESIDENTIAL UNITS, THE BUILDINGS WILL BE SET BACK FROM THE SIDEWALK A MINIMUM OF TEN FEET AND FEATURE SUBSTANTIAL LANDSCAPING BETWEEN THE SIDEWALK AND THE BUILDING. FOR RESIDENTIAL PRIVACY, UNITS WILL NOT BE ABLE TO BE DIRECTLY ACCESSED AT THE GROUND FLOOR LEVEL. TO ADDRESS THE MAY CREEK TRAIL ALONG THE SOUTH SIDE OF THE SITE, AN ACCESS ROAD SNAKES THROUGH THE MIDDLE OF THE SITE BETWEEN BUILDING 2 AND 3 AND CREATES A DIRECT CONNECTION TO THE SOUTH. THIS ROAD ACCESS IS DESIGNED TO BE PEDESTRIAN FRIENDLY WITH ACCESS TO COURTYARDS FOR BOTH BUILDINGS AND LANDSCAPE AREAS WITH PEDESTRIAN FEATURS SUCH AS SEATING, LIGHTING, ETC. AT THE END OF THIS ACCESS ROAD, A GATE IN THE FENCING ALONG THE SOUTH BOUNDARY OF THE SITE WILL BE PROVIDED TO THE MAY CREEK TRAIL. THE OVERALL DESIGN OF THE BUILDING PROVIDES A MORE RESIDENTIAL SCALE PROJECT BY BREAKING UP THE FAÇADE WITH ELEMENTS SUCH AS RECESSED GROUND LEVELS, MASONRY ALONG THE FIRST LEVEL, AND AMPLE GREEN SPACE AND LANDSCAPED AREAS. THE SLOPED ROOF LINE MIMICS ADJACENT NEIGHBORHOODS BUT IS DIVIDED INTO ELEMENTS THAT POP UP TO BRING INTEREST TO SPECIFIC AREAS OF THE PROJECT. THE SERVICE ELEMENTS OF THE SITE WILL BE LOCATED WITHIN THE STRUCTURED PARKING GARAGES OR ADJACENT TO THE ENTRIES OF THE GARAGES, WHICH ARE ON PRIVATE ROADS ALONG I-405 AND THE SOUTH SIDE TO ELIMINATE IMPACT TO THE SURROUNDING NEIGHBORHOOD. 2.PARKING AND VEHICULAR ACCESS PRIVATE ACCESS TO THE RESIDENTIAL BUILDING IS CREATED THROUGH THE MIDDLE OF THE SITE WITH A PRIVATE STREET THAT CONTINUES SOUTH TO LOOP THE FULL SITE. ALL REQUIRED PARKING FOR THE PROJECT WILL BE PROVIDED AT GRADE ALONG THE PRIVATE ROADS AND WITHIN THE FIRST LEVEL GARAGE OF EACH BUILDING. THE PARKING STRUCTURES WILL BE CLAD IN BRICK WITH OPENINGS FOR VENTILATION THAT WILL BE SCREENED WITH METAL FENCING SYSTEMS. ALL PARKING AREAS WILL RECEIVE HEAVY LANDSCAPING FOR ADDITIONAL SCREENING. 3. PEDESTRIAN ENVIRONMENT PEDESTRIAN CIRCULATION FOR THE TENANTS AROUND THE PROJECT WILL NOT BE IMPEDED BY VEHICULAR ACCESS AND WILL BE PROVIDED AROUND THE SITE TO REDUCE VEHICULAR TRAFFIC. BUILDINGS WILL BE CONNECTED BY CLEARLY DELINEATED PATHWAYS, DESIGNED APPROPRIATELY FOR ALL-WEATHER AND TO ACCOMMODATE THE USES AND PEDESTRIAN ACTIVITY OF THE SITE. BUILDING ENTRANCES WILL BE COVERED WITH CANOPIES AND RECESSED. PAVING AND LANDSCAPING WILL VARY TO DEFINE PEDESTRIAN AREAS AND CREATE PUBLIC OUTDOOR SPACES. 4. PEDESTRIAN AMENITIES PEDESTRIAN ACTIVITY AREAS FOR THE TENANTS PROVIDED WILL CONSIST OF A MAIN LEASING AND LOBBY SPACE WITH GRAND ENTRY AND GATHERING SPACES. MAIL AND PACKAGING ROOMS ADEQUATE FOR THE USE OF THE PROPERTY. A FITNESS AND CLUB THAT ENGAGE THE MAIN INTERIOR COURTYARD OF BUILDING 2 WHILE CONNECTING USERS BACK TO THE MAY CREEK TRAIL. LOUNGE AND SITTING AREAS THROUGHOUT THE PROJECT. ADEQUATE LOADING, TRASH, RECYCLING AND OTHER SERVICES FOR THE PROJECT. APPROXIMATELY 42,000 SF OF LANDSCAPED COURTYARDS WILL BE PROVIDED AROUND THE RESIDENTIAL UNITS, PROVIDING LIGHT EXPOSURE, OPEN SPACE AND RECREATION. SOME OF THE RESIDENTIAL UNITS ABOVE THE GROUND FLOOR WILL RECEIVE PRIVATE BALCONIES. 5. BUILDING ARCHITECTURAL DESIGN THE BUILDING FAÇADE WILL BE MODULATED AND ARTICULATED TO REDUCE THE APPARENT SIZE OF THE BUILDING. THE FAÇADE WILL BE BROKEN UP AND HAVE VISUAL INTEREST TO ENHANCE THE CHARACTER OF THE NEIGHBORHOOD. A SENSE OF SCALE IMPORTANT TO RESIDENTIAL BUILDINGS WILL BE DEFINED BY ARTICULATION AND MODULATION AT INTERVALS OF NO MORE THAN FORTY FEET. SETBACKS AND RECESSES OF AT LEAST TWO FEET IN DEPTH AND EIGHT FEET IN WIDTH WILL CREATE VARIATION ALONG THE FAÇADE. PROMINENT BUILDING FEATURES INCLUDE BUT ARE NOT LIMITED TO THE FOLLOWING: DEFINED ENTRIES WITH CANOPIES AND RECESSES, PRIVATE RESIDENTIAL BALCONIES, AND DEFINED ROOF FEATURES WITH HIGH PARAPETS IN DESIGNATED AREAS. MATERIALS PROPOSED FOR THE PROJECT ARE MASONRY ALONG GROUND LEVEL AND IN KEY AREAS ALONG THE FAÇADE, HORIZONTAL WOOD SIDING, AND PANEL BOARD. MATERIALS WILL BE DURABLE, HIGH QUALITY AND CONSISTENT WITH URBAN DEVELOPMENT. ARCHITECTURAL INTEREST WILL BE CREATED WITH DETAILING, COLOR, AND VARIATIONS IN DECORATIVE PATTERN AND TEXTURAL CHANGES. LANDSCAPING WILL INCLUDE DECORATIVE PAVING, PLANTING BEDS, AND PUBLIC ART AND FEATURES. TRANSPARENT WINDOWS AND DOORS WILL COMPRISE AT LEAST 50% OF VISIBLE FACADES. SIGNAGE WILL BE PROVIDE PER CITY STANDARDS. LIGHTING WILL BE PROVIDED TO ENSURE SAFETY AND SECURITY AND MEET STANDARD CODES AND REQUIREMENTS. A-0.4 DESIGN GUIDELINES 3. PEDESTRIAN ENVIRONMENT PEDESTRIAN CIRCULATION FOR THE TENANTS AROUND THE PROJECT WILL NOT BE IMPEDED BY VEHICULAR ACCESS AND WILL BE PROVIDED AROUND THE SITE TO REDUCE VEHICULAR TRAFFIC. BUILDINGS WILL BE CONNECTED BY CLEARLY DELINEATED PATHWAYS, DESIGNED APPROPRIATELY FOR ALL-WEATHER AND TO ACCOMMODATE THE USES AND PEDESTRIAN ACTIVITY OF THE SITE. BUILDING ENTRANCES WILL BE COVERED WITH CANOPIES AND RECESSED. PAVING AND LANDSCAPING WILL VARY TO DEFINE PEDESTRIAN AREAS AND CREATE PUBLIC OUTDOOR SPACES. 4. PEDESTRIAN AMENITIES PEDESTRIAN ACTIVITY AREAS FOR THE TENANTS PROVIDED WILL CONSIST OF A MAIN LEASING AND LOBBY SPACE WITH GRAND ENTRY AND GATHERING SPACES. MAIL AND PACKAGING ROOMS ADEQUATE FOR THE USE OF THE PROPERTY. A FITNESS AND CLUB THAT ENGAGE THE MAIN INTERIOR COURTYARD OF BUILDING 2 WHILE CONNECTING USERS BACK TO THE MAY CREEK TRAIL. LOUNGE AND SITTING AREAS THROUGHOUT THE PROJECT. ADEQUATE LOADING, TRASH, RECYCLING AND OTHER SERVICES FOR THE PROJECT. APPROXIMATELY 42,000 SF OF LANDSCAPED COURTYARDS WILL BE PROVIDED AROUND THE RESIDENTIAL UNITS, PROVIDING LIGHT EXPOSURE, OPEN SPACE AND RECREATION. SOME OF THE RESIDENTIAL UNITS ABOVE THE GROUND FLOOR WILL RECEIVE PRIVATE BALCONIES. 5. BUILDING ARCHITECTURAL DESIGN THE BUILDING FAÇADE WILL BE MODULATED AND ARTICULATED TO REDUCE THE APPARENT SIZE OF THE BUILDING. THE FAÇADE WILL BE BROKEN UP AND HAVE VISUAL INTEREST TO ENHANCE THE CHARACTER OF THE NEIGHBORHOOD. A SENSE OF SCALE IMPORTANT TO RESIDENTIAL BUILDINGS WILL BE DEFINED BY ARTICULATION AND MODULATION AT INTERVALS OF NO MORE THAN FORTY FEET. SETBACKS AND RECESSES OF AT LEAST TWO FEET IN DEPTH AND EIGHT FEET IN WIDTH WILL CREATE VARIATION ALONG THE FAÇADE. PROMINENT BUILDING FEATURES INCLUDE BUT ARE NOT LIMITED TO THE FOLLOWING: DEFINED ENTRIES WITH CANOPIES AND RECESSES, PRIVATE RESIDENTIAL BALCONIES, AND DEFINED ROOF FEATURES WITH HIGH PARAPETS IN DESIGNATED AREAS. MATERIALS PROPOSED FOR THE PROJECT ARE MASONRY ALONG GROUND LEVEL AND IN KEY AREAS ALONG THE FAÇADE, HORIZONTAL WOOD SIDING, AND PANEL BOARD. MATERIALS WILL BE DURABLE, HIGH QUALITY AND CONSISTENT WITH URBAN DEVELOPMENT. ARCHITECTURAL INTEREST WILL BE CREATED WITH DETAILING, COLOR, AND VARIATIONS IN DECORATIVE PATTERN AND TEXTURAL CHANGES. LANDSCAPING WILL INCLUDE DECORATIVE PAVING, PLANTING BEDS, AND PUBLIC ART AND FEATURES. TRANSPARENT WINDOWS AND DOORS WILL COMPRISE AT LEAST 50% OF VISIBLE FACADES. SIGNAGE WILL BE PROVIDE PER CITY STANDARDS. LIGHTING WILL BE PROVIDED TO ENSURE SAFETY AND SECURITY AND MEET STANDARD CODES AND REQUIREMENTS. PRE-FAB METAL CARPORTS ARE CURRENTLY PROPOSED FOR APPROXIMATELY 30 PARKING SPACES ALONG THE EAST (I-405) SIDE OF THE SITE. THEY WILL VARY IN LENGTH FROM 50 TO 80 FEET TO SPAN THE PARKING AREA COVERED. THEY WILL BE APPROXIMATELY 8 FEET IN HEIGHT AND ARE INTENDED TO BE AS MINIMAL AS POSSIBLE TO NOT IMPACT THE DESIGN FEATURES OF THE BUILDINGS OR SITELINES.