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HomeMy WebLinkAbout41. 230116 Urban Design Regulations Narrative_AND SEE ARCH SET55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 1 January 16th, 2023 City of Renton Department of Community & Economic Development Planning Division 1055 South Grady Way, 6th Floor Renton, WA 98057 RE: Conditional Use Permit – Urban Design Regulations Project Narrative Address: 720 Rainier Avenue S Project Name: ARB Flagship Store – Tenant Improvement & Change of Use PROJECT NARRATIVE & CONTEXT ARB is an established and well-known retail brand of 4x4 accessories, headquartered in Australia. ARB is looking to open its first US location in Renton at 720 Rainier Avenue South. The lot size of this site is approximately 37,702 SF (0.87 acres) per KC Assessor and located on parcel #1923059053. This flagship store will sell 4x4 accessories (equipment for offroading, such as bumpers, racks, and interior storage) and offer incidental installation of these accessories onsite. The primary use of the building will be retail sales. Zoning designation of the site and adjacent properties are located within the located in the Commercial Arterial (CA) zoning classification, Auto Mall Area B, Urban Design District D, and Commercial Mixed Use comprehensive plan designation (per pre-application meeting 9/30/21). The existing building is 1- story with a mezzanine, type VB construction, and a building area summary of 9,570 SF per Cushman & Wakefield sales sheet. The building was constructed in 1965, with existing improvements which include a garage addition constructed in 1986, and most recently housed Walker’s Renton Mazda. In 2014, the building was remodeled from a showroom / service facility to an auto sales / dealership / showroom facility as the current use of the site. 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 2 1. SITE DESIGN AND BUILDING LOCATION Landscaping (RMC 4-4-070, accessed 8/20/21) Required if the improvements are >50% of the assessed property valuation (4-4-070B.1.f). This will include parking lot and street frontage landscaping. Screening (RMC 4-4-095, accessed 8/20/21) Screening required for surface-mounted utility equipment, rooftop equipment, and outdoor storage / loading / repair areas. Applies only if: (1) cost of alterations >50% of assessed value of structure (4-4- 095.B.2), and (2) exterior modifications are made. We confirm that the BUILDING LOCATION AND ORIENTATION adheres to Urban Design Regulations and Standards which include the following required: 1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. 2. Buildings shall be oriented to the street with clear connections to the sidewalk. 3. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. We confirm that the BUILDING ENTRIES adheres to Urban Design Regulations and Standards which include the following required: 1. The primary entrance of each building shall be: a. Located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements; and b. Made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (Recess Overhang with Architectural trim). 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. 3. Building entries from a parking lot shall be subordinate to those related to the street. 4. Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian- oriented space; otherwise, screening or decorative features should be incorporated. We confirm that the TRANSITION TO SURROUNDING DEVELOPMENT adheres to Urban Design Regulations and Standards which include the following required: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. a. Through the various use different exterior materials, architectural trim details, and paint finishes and murals, we can divide larger architectural elements into smaller increments 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 3 We confirm that the SERVICE ELEMENT LOCATION AND DESIGN adheres to Urban Design Regulations and Standards which include the following required: 1. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. 2. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors (illustration below). 3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). 4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. 2. PARKING & VEHICULAR ACCESS: Parking (RMC 10-10-13 & 4-4-080, accessed 8/20/21) Vehicle service & repair 2.5 stalls per 1000 NSF (min & max) = 29.13 stalls, round up to 30 stalls 31 Parking stalls Proposed (24 in parking lot + 7 in garage) Access (RMC 4-2-120A & 4-3-100, accessed 8/20/21) Vehicular Connection required for site-to-site access where topographically feasible For a change of use, required to comply if the required number of stalls exceeds what is provided (4-4- 080A.1.b.iv). More stalls are provided than required, so likely will not need to comply, unless the City determines some stalls need to be removed. Also, bicycle parking appears to apply only to new developments (4-4-080F.11) and not applicable to our project. We confirm that the SURFACE PARKING adheres to Urban Design Regulations and Standards which include the following required: 1. Parking shall be located so that no surface parking is located between: a. A building and the front property line; 2. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. We confirm that the VEHICULAR ACCESS adheres to Urban Design Regulations and Standards which include the following required: 1. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. 2. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 4 3. PEDESTRIAN ENVIRONMENT Access (RMC 4-2-120A & 4-3-100, accessed 8/20/21) Pedestrian Requirements governed by urban design regulations We confirm that the PEDESTRIAN CIRCULATION adheres to Urban Design Regulations and Standards which include the following required: 1. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or appropriate permeable walking surface material, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. 2. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials (illustration below). Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. 3. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: a. Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot (8') minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). 4. (Not applicable) 5. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. We confirm that the PEDESTRIAN AMENITIES adheres to Urban Design Regulations and Standards which include the following required: 1. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 2. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. a. Site furniture shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. 3. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 5 4. RECREATION AREAS AND COMMON OPEN SPACE We confirm that the design standards stated under RECREATION AREAS AND COMMON OPEN SPACE do not apply to this project because it is not mixed use residential nor attached housing development. And this project is not over thirty thousand (30,000) square feet of nonresidential use. And not located in an identified intersection listed per Urban Design Regulations. 5. BUILDLING ARCHITECTURAL DESIGN We confirm that the BUILDING CHARACTER AND MASSING adheres to Urban Design Regulations and Standards which include the following required: 1. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. We confirm that the GROUND LEVEL DETAILS adheres to Urban Design Regulations and Standards. See sheet A2.2 “FAÇADE CALCULATIONS” for respective façade diagrams and calculations. We confirm that the south façade (560 SF, 65.5%), west façade (321 SF, 97.0%), and southwest entry façade (62 SF, 62.5%) are all comprised of at least 50% transparent windows and doors for at the portion of the ground floor façade that is between 4’ and 8’ above ground. And confirm our compliance which include the following required: 1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 2. Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). 3. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Display racks and fixtures may not obscure more than fifty percent (50%) of the window space. 4. Window coverings, such as blinds and curtains, must be functional, they may not be affixed so that they cannot be open and/or closed. We acknowledge all the following are prohibited: 1. Tinted and dark glass, highly reflective (mirror-type) glass and film. 2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways. a. A wall (including building facades and retaining walls) is considered a blank wall if: i. It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or ii. Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 6 architectural detailing. b. If blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the wall and use one or more of the following (illustration below): i. A planting bed at least five feet (5') in width abutting the blank wall that contains trees, shrubs, evergreen ground cover, or vines; ii. Trellis or other vine supports with evergreen climbing vines; iii. Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; iv. Artwork, such as bas-relief sculpture, mural, or similar; or v. Seating area with special paving and seasonal planting. And the following are also required: 1. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). 2. Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. We confirm that the BUILDING ROOF LINES adheres to Urban Design Regulations and Standards which include the following required: At least one of the following elements shall be used to create varied and interesting roof profiles: 1. Extended parapets; (Applicable to project) 2. Feature elements projecting above parapets; 3. Projected cornices; (Applicable to project) 4. Pitched or sloped roofs. 5. Roof-mounted mechanical equipment shall not be visible to pedestrians. (Applicable to project) We confirm that the BUILDING MATERIALS adheres to Urban Design Regulations and Standards. See sheet A2.0 “EXTERIOR ELEVATIONS” for revised color-rendered drawings. The existing awning will remain and be integrated into the overall design. Façade textures include the following: new prefab. metal panels, gray powder-coated paint finish along the awning and new signage above extending up to the top of the new parapet wall; Vertical corrugated exterior metal panels, gray painted finish; New ALUCOBOND ® PLUS Exterior panel system in signature ‘ARB’ red painted finish; Gray painted stucco exterior finish; gray metal trim details; new metal awnings over garage doors also in signature ‘ARB’ red painted finish; 3’-0” high dark exterior stone panels; and white painted graphics along north CMU wall. And confirm our compliance which include the following required: 1. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. 2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. 3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. 4. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast- in-place concrete. 5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. 55 South Atlantic Street, Suite 301 • Seattle, WA 98134 • (206) 682.7525 7 6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. The following is also required: 1. All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. 6. SIGNAGE Existing sign located in the front yard setback to be removed. See sheet A4.1 “EXTERIOR SIGNAGE DETAILS” for proposed exterior signage to comply per Section 4-4-100 Sign Regulations - G. Signs within the Urban Design Area - 4 General Requirements - c. Size: Corporate logos and signs shall be sized appropriately for their location. We confirm this complies & adheres to the Intent & Guidelines stated in the Urban Design Regulations and adheres to District D Site Standards which include the following required (Per RMC 4-4-100): 1. Signage to be integral part of the building’s design. 2. Logos and signs shall be “appropriately sized”. 3. Corporate signage shall not be garish in color nor overly lit. Creative design, strong accent colors, and interesting materials are encouraged. Some leeway allowed to avoid alteration of trademarks. Per RMC 4-4-100 we acknowledge and adhere to the following signage allowed: 1. One sign per street frontage (freestanding, ground, or projecting) a. Max 1.5 SF for each lineal foot of frontage = 245 SF i. For multi-faced sign, half of max allowed area is allowed on each face b. Freestanding sign max 5’ above finished grade. There’s an exception to this height limit for “primary entry signs”. c. Freestanding signs shall include decorative landscaping. Or may incorporate stone, brick or other decorative materials approved by the City. d. Front-lit, ground-mounted monument signs are preferred. 2. Wall signs: total copy area max 20% of façade to which it is applied. No max on number of wall signs. 3. Under marquee / under canopy signs: one per entrance a. Max 12”h x 72”L x 12” thick b. Min 8’ above walkway. 4. Back-lit logo signs, with only the individual letters back-lit. Must be <10 SF. 6. LIGHTING We confirm that the LIGHTING adheres to Urban Design Regulations and Standards which include the following required: 1. Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. 2. Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. 3. Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian-scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way lighting, etc.).