HomeMy WebLinkAbout41_ J_Urban Design Regulations Guideline_230927_v1
Date: September 27th, 2023
TO: Andrew Van Gordon
City of Renton, Department of Community & Economic development
RE: URBAN DESIGN REGULATIONS
APPLICANT:
Lavina Wadhwani
Dreamliner LLC
10655 NE 4th Street
Bellevue, WA 98005
lavinaw@veerarchitecture.com
SITE INFORMATION:
Parcel Number: 722930-058002
Site Address: 511 Airport Way, Renton, WA
Lot Size: 16,000 square feet (0.37 acres)
Zoning: Commercial Arterial (CA) and Commercial Downtown (CD)
Comprehensive Plan: Commercial Mixed Use
4-3-100 URBAN DESIGN REGULATIONS:
A. PURPOSE:
1. These urban design regulaons are established in ac cordance with and to implement policies
established in the Land Use Element of the Comprehensive Plan. These standards are divided into
seven (7) areas:
1. Site design and building locaon;
2. Parking and vehicular access;
3. Pedestrian environment;
4. Recreaon Areas and Common Open Space;
5. Building Architectural Design;
6. Signage;
7. Lighng.
Our response is broken up into these 7 sevens with narra@ve and images to convey how our proposed
development meets the design code regula@ons.
1. SITE DESIGN & BUILDING LOCATION
BUILDING LOCATION AND ORIENTATION
Guidelines: Developments shall enhance the mutual relaonship of buildings with each other, as well as
with the roads, open space, and pedestrian amenies while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety so that natural light is available to buildings
an d open space. The privacy of individuals in residenal uses shall be provided for.
Response: Proposed building is oriented with the longer face along North South orienta@on, allowing for
maximum solar exposure and absorp@on of sunlight, especially the south side during winter.
This orienta@on lets you consistently harness daylight and control glare along the long faces of the
building. It also lets you minimize glare from the rising or seAng sun.
The decision to orient our building with its longer side facing North-South in SeaBle is a strategic one that
brings several significant advantages. One of the foremost benefits is the op@mized solar exposure that
this orienta@on offers. Pacific North West experiences a climate with varying seasons, and this design
choice harnesses the power of the sun to enhance energy efficiency and occupant comfort.
By having our building's longer side facing south, we take full advantage of passive solar hea@ng during the
colder months. South-facing windows receive maximum sunlight exposure, allowing us to naturally warm
the interior spaces, reducing our reliance on hea@ng systems and lowering energy costs.
While op@mizing for winter hea@ng, this orienta@on also considers our regions now frequent warm
summers. Adequate shading and window placement considera@ons can effec@vely manage excessive heat
gain during the hoBest months. This ensures that our building remains comfortable and energy-efficient
year-round.
The building is oriented facing towards the main street façade with a visual and physical connec@on to the
sidewalk at grade.
All pedestrian entries to the building for retail along Airport Way directly face the sidewalk and the 15’
front setback creates the opportunity for pedestrian oriented ameni@es all along the facade façade.
Since we are a mixed-use building and we have a mandated 15’ front setback, we have availed ourselves
of this opportunity to create a pedestrian oriented plaza space with landscape , trees, benches for sea@ng
facing the street front. This space is adorned with lush landscaping, shade-providing trees, and
comfortable benches for sea@ng. It's not just a thoroughfare; it's a place where people can relax, socialize,
and enjoy the urban environment.
For the retail spaces along Airport Way, we've taken careful measures to ensure that they are not only
easily accessible but also highly visible from the sidewalk. This design approach invites foot traffic, making
it more convenient for shoppers and ul@mately contribu@ng to the vibrancy of the neighborhood.
Beyond the street-level ameni@es, we've extended our commitment to pedestrian-oriented design to the
upper levels of the building. Here, we've created open outdoor spaces for our residents. These areas are
carefully designed with sea@ng arrangements, BBQ facili@es, and greenery. By orien@ng these spaces
towards the street facade, we aim to connect residents with the dynamic cityscape while providing them
with a tranquil retreat within the urban environment.
BUILDING ENTRIES
Intent: To make building entrances convenient to locate and easy to access and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and
shall enhance the overall quality of the pedestrian experience on the site.
Response: All primary entries have been thoughNully designed to enhance pedestrian convenience and
urban character. They exclusively face the street, ensuring visibility and accessibility from the sidewalk.
For retail entries, we've incorporated a con@nuous canopy that spans the en@re storefront facade. This
canopy provides shelter, incorporates well-designed light fixtures, and prominently features signage,
making these entries both func@onal and easily iden@fiable. To encourage social interac@on, the retail
Example of Pedestrian oriented space created outside retail
spaces are set back 15 feet from the sidewalk, crea@ng a pleasant, landscaped area that complements the
pedestrian experience.
All canopies are minimum 6’ wide and 10’-6” above grade level and cover more than 75 % of the facade.
There are no residen@al units are grade level.
The residen@al lobby entry, while not directly opening onto the sidewalk, is strategically posi@oned to be
clearly visible and accessible from the sidewalk.
The entry is dis@nc@on is visible both from grade level by a pedestrian as well as by vehicular traffic.
To accentuate the residen@al lobby entry, we've implemented several design elements:
· Dis"nct Paving Pa’ern: A special ground paving paBern has been introduced, crea@ng a clear
transi@on zone between the sidewalk and the residen@al lobby.
· Canopy Elegance: The entry canopy boasts a combina@on of glass and metal at an elevated height,
seAng it apart from the retail canopies.
· Material Contrast: Different brick veneer and a higher parapet wall have been thoughNully
selected for the residen@al lobby entrance, further accentua@ng its prominence and unique
character.
· Signage Placement: Building signage has been strategically relocated to avoid obstruc@ng the
sidewalk or street, ensuring both safety and visual appeal.
Image showing residen@al entry being highlighted- paving – roof forms
3d view showing differen@a@on in building entries and direct pedestrian access from sidewalk.
TRANSITION TO SURROUNDING DEVELOPMENT
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
exisng neighborhoods are preserved.
Guidelines: Careful sing and design treatment shal l be used to achieve a compable transion where ne w
buildings differ from surrounding development in terms of building height, bulk and scale.
At least one of the following design elements shall be used to promote a transion to surrounding uses :
1. Building proporons, including step-backs on upper levels in accordance with the surrounding
planned and exisng land use forms; or
2. Building arculaon to divide a larger architectura l element into smaller increments; or
3. Roof lines, roof pitches, and roof shapes are designed to reduce apparent bulk and transion with
exisng development.
Addionally, the Administrator may require increase d setbacks at the side or rear of a building in order to
yards.
Response: The proposed new building will be taller than the buildings currently surrounding it.
Our design has followed op@ons 1 & 3 to promote transi@on to the surrounding area.
"Our proposed new building indeed stands taller than the exis@ng structures in the vicinity, and we are
commiBed to ensuring a harmonious by following points 1 & 3 above.
To achieve this, we have implemented the following design strategies:
Building Propor"ons and Roof Design:
· To alleviate concerns about building mass and bulk, we have thoughNully stepped back the
residen@al upper levels from the retail facade. This step-back aligns seamlessly with the
surrounding planned and exis@ng land use forms, contribu@ng to a more balanced transi@on.
· Our approach to roof design is equally deliberate. It encompasses a combina@on of flat roofs with
varying parapet heights and crea@vely shaped sloping roof elements. These design elements serve
to break up the roofline silhoueBe, enhancing visual appeal and integra@on with the
neighborhood.
Building Ar"cula"on:
· Building ar@cula@on has been employed as a key element in our design strategy. It effec@vely
divides larger architectural elements into smaller, more complementary increments, reinforcing
compa@bility with the neighboring structures.
Exterior Colors and Theme:
· Our selec@on of exterior colors was not arbitrary. Rather, it was me@culously chosen to establish a
visual connec@on with the surrounding buildings. Furthermore, we drew inspira@on from the
colors of the Dreamliner Boeing plane, crea@ng a dis@nct and aBrac@ve aesthe@c that @es our
design to the broader context.
Deep Recessed Courtyard Space:
· A notable feature of our design is a sec@on of the building facade that is visibly stepped back even
further in the North and South direc@ons. This strategic design choice serves mul@ple purposes:
· It creates a generously propor@oned, shaded courtyard space, enriching the residen@al
experience.
· This step-back substan@ally reduces the perceived building mass and geometry,
contribu@ng significantly to a seamless transi@on with the surrounding area.
· Importantly, it minimizes the impact of shadows, thereby preserving the quality of the
pedestrian environment and ensuring the comfort of all community members.
In summary, our design solu@on employs a thoughNul combina@on of these elements to not only
accommodate the height of our proposed building but also enhance the exis@ng neighborhood's character.
Image showing building step and recess from Street facade.
SERVICE ELEMENT LOCATION & DESIGN
Intent: To reduce the potenal negave impacts of s ervice elements (i.e., waste receptacles, loading docks)
by locang service and loading areas away from pede strian areas, and screening them from view in high
visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other
abu<ng uses are minimized. The impacts of service elements shall be migated with landscaping and an
enclosure with fencing that is made of quality materials. Service areas not adjacent to streets, pathways, or
pedestrian-oriented spaces are encouraged to implement vegetave screening in addion to or as part of
service enclosures.
Response: service element is located and designed to minimize any nega@ve impacts on pedestrians and
the surrounding environment.
Trash Room and Chutes:
· Our building includes a designated trash room on each floor, equipped with trash chutes for
residents' convenience.
· To ensure safety, we have installed 45-minute fire-rated self-closing doors for each trash room,
ac@vated by smoke detec@on systems, in full compliance with Sec@on 716.5.9.3 of the Washington
State Building Code. Addi@onally, the trash chute door itself is a robust 90-minute rated hopper
door, providing further fire protec@on.
· All the trash chutes in the building are connected to a central trash enclosure room located at
grade level, with its entrance facing Tillicum Avenue.
· It is accessible through a 12-foot-wide overhead door and a secondary 3-foot-wide man door,
ensuring secure and efficient trash disposal opera@ons.
Storage and Collec"on:
· To keep the trash and recycle containers out of sight and away from pedestrian areas, we have
designed the building so that all containers are stored within the secure trash room at ground
level.
· On collec@on days, a designated, hard-paved area located just outside the trash room allows for
easy servicing of containers. This area ensures minimal disrup@on to pedestrian and vehicular
circula@on and maintains a clear separa@on between service ac@vi@es and public spaces.
Landscaping and Screening:
· In accordance with the guidelines, we have incorporated landscaping around the trash enclosure,
effec@vely concealing it from view and enhancing the aesthe@cs of the site.
· This landscaped area, situated outside the enclosure and away from the paved loading zone, adds
to the overall greenery and aBrac@veness of the property.
2. RMC 4-3-100 E2 PARKING & VEHICULAR ACCESS
STRUCTURED PARKING GARAGES
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured
parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of
parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abu<ng buildings. They shall be sited to complement, not subordinate,
pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to
enhance garages.
Response: To align with the goals of efficient land use and visual integra@on, we have thoughNully
designed the parking facili@es for this project.
Access and Site Planning:
· Vehicular access to the development is routed through the alley off Tillicum Avenue, priori@zing
convenience for residents and visitors.
· To meet the safety requirements of the city's Fire Department, we've incorporated a 20-foot-wide
fire lane access from Airport Way, a bustling arterial street.
Parking Arrangement:
· To op@mize land coverage and be able to maintain 2 curb cuts for our small site, all parking spaces
for both commercial and residen@al units are housed within the building structure. This design
choice eliminates the need for on-street parking.
· The parking garage, situated on Level 2, has been seamlessly integrated into the building's facade.
The mature, prominent trees within the Right of Way further contribute to concealing the garage
level from the street below.
Visual Integra@on:
· Our commitment to visual harmony is evident in the design details. We've extended the color
scheme used for the residen@al siding to the garage structure, ensuring a cohesive appearance.
· Addi@onally, we've aligned the metal grill openings on the garage level with the window openings
of the residen@al level. This thoughNul design not only maintains consistency but also cleverly
disguises the presence of the parking level, enhancing the visual appeal of the structure.
3. PEDESTRAIN ENVIROMENT
PEDESTRIAN CIRCULATION
Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the
pedestrian environment, and provides a way for pedestrians to walk from one locaon to another without
having to drive their vehicle.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas.
Providing pedestrian connecons to abu<ng properes is an important aspect of connecvity and
encourages pedestrian acvity and should be conside red. Pathways shall be easily idenfiable to
pedestrians and drivers.
Response: To fulfill the objec@ves of crea@ng a pedestrian-friendly environment and ensuring safe and
convenient access, our design priori@zes pedestrian circula@on with the following features:
Segrega"on of Pedestrian and Vehicular Circula"on:
· We have taken deliberate steps to segregate pedestrian circula@on from vehicular access within
the site.
· Pedestrian entry to both the retail and residen@al sec@ons of the building is exclusively from the
sidewalk along Airport Way. This ensures that all foot traffic can directly access the retail and
residen@al levels from the sidewalk.
· Vehicular entry is facilitated through the alley, separate from pedestrian pathways.
· Upon arrival, motor traffic is directed to designated parking areas. From there, individuals can
easily walk to either the retail area or the residen@al lobby.
· A dedicated two-way parking ramp provides access to the residen@al parking level, dis@nc@vely
separated from the retail parking area by an overhead garage door.
· The separa@on of pedestrian and vehicular circula@on not only enhances safety for pedestrians but
also ensures a secure environment for residents.
Connec"vity and Material Choice:
· As part of our commitment to connec@vity, we have considered pedestrian connec@ons to
neighboring proper@es. These connec@ons encourage pedestrian ac@vity and foster a sense of
community.
· To make pathways easily iden@fiable to pedestrians and drivers, we have opted for permeable
concrete pavers at the ground level. This choice aligns with the Surface Water Design Manual and
enhances the overall aesthe@cs of the site.
Our design priori@zes pedestrian access and safety by segrega@ng pedestrian and vehicular circula@on. The
use of permeable concrete pavers not only ensures safe and visually dis@nct pathways but also aligns with
sustainable design principles."
PEDESTRIAN AMENITIES
Intent: To create a?racve spaces that unify the bu ilding and street environments and are inving and
comfortable for pedestrians; and provide publicly accessible areas that funcon for a variety of year-round
acvies, under typical seasonal weather condions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenies that encourage pedestrian use and enhance the pedestrian experience shall be included.
Response: To align with the intent of fostering an invi@ng and comfortable pedestrian environment, we
have incorporated carefully designed pedestrian ameni@es within our project.
Plaza Open Spaces:
· To enhance the overall pedestrian experience, we have created two separate plaza open spaces,
each strategically posi@oned outside the commercial areas. These plazas serve as focal points that
unify the building and street environments.
· The pedestrian amenity space outside the retail area has been thoughNully designed to encourage
year-round use. It features a combina@on of elements aimed at enhancing its vibrancy and
usability.
Pedestrian-Focused Ameni"es space includes:
· Plants: Lush greenery and well-placed plants not only contribute to the aesthe@cs of space but
also provide a sense of natural tranquility amid urban surroundings.
· Benches: Comfortable sea@ng op@ons, such as benches, have been incorporated to encourage
pedestrians to linger, relax, and engage with the space.
· Awnings: Awnings provide shade and protec@on from the elements, ensuring that the space
remains invi@ng even under varying weather condi@ons.
· Large Storefront Windows: The inclusion of large storefront windows allows for a visual
connec@on between the indoor retail areas and the outdoor plaza, crea@ng a seamless and
dynamic atmosphere.
4. RMC 4-3-100 E4 RECREATION AREAS AND COMMON OPEN SPACE
Plaza area at grade level with pedestrian ameni@es
Intent: To ensure that areas for both passive and acve recreaon are available to residents, workers, and
visitors and that these areas are of sufficient size for the intended acvity and in convenient locaons . To
create usable and inving open space that is access ible to the public; and to promote pedestrian acvi ty on
streets parcularly at street corners.
Guidelines: Developments located at street intersecons should provide pedestrian-oriented space at th e
street corner to emphasize pedestrian acvity (illu straon below). Recreaon and common open space
areas are integral aspects of quality development that encourage pedestrians and users. These areas shall
be provided in an amount that is adequate to be funconal and usable; they shall also be landscaped an d
located so that they are appealing to users and pedestrians.
Response: The combina@on of plants, benches, awnings, and large storefront windows creates an
aBrac@ve and comfortable seAng that encourages pedestrian use and enhances the overall pedestrian
experience at grade.
At Level 3, residen@al level we have created an outdoor plaza meant to be an extension of the clubroom
room and exercise room to count as part of the 1500 SF of required open amenity space to be enjoyed by
the residents.
The outdoor terrace will include sea@ng, BBQ, play area, informal lunch tables. It is directly above the
pedestrian open space at grade and faces Airport Way.
We do have pedestrian ac@vity below in the retail plaza space and then this amenity open space above,
making this a focal element of the project.
Indoor amenity and outdoor plaza above plaza below at grade level
5. RMC 4-3-100 E5 BUILDING ARCHITECTURAL DESIGN BUILDING CHARACTER
AND MASSING
Intent: To ensure that buildings are not bland and so that they appear to be of a human scale, as well as to
ensure that all sides of a building which can be seen by the public are visually interesng.
Guidelines: Building facades shall be modulated and/or arculated to reduce the apparent size of build ings,
break up long blank walls, add visual interest, and enhance the character of the neighborhood.
Arculaon, modulaon, and their intervals should c reate a sense of scale important to residenal
buildings.
Response:
All building side facades include modula@on or ar@cula@on at intervals of no more than forty feet.
Façade modula@on has been provided on all four sides of the building. They meet the 2’ minimum depth
and 4’ width requirement. Columns, windows, recessed decks, decks with railing, outdoor plaza; special
corner treatments, all these elements break up the building mass and create visual interest.
Massing has been broken by providing ar@cula@on in both horizontal and ver@cal plane. Deep recesses,
along with setbacks from street level , provided opportunity to create courtyard spaces , minimize effect
of shadows and provide daylight and ven@la@on.
GROUND LEVEL DETAILS
Intent: To ensure that buildings are visually interesng and reinforce the intended human-scale charac ter of
the pedestrian environment; and ensure that all sides of a building within near or distant public view have
visual interest.
Guidelines: The use of material variaons such as c olors, brick, shingles, stucco, and horizontal wood siding
is encouraged. The primary building entrance should be made visibly prominent by incorporang
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighn g
(illustraon below). Detailed features should also be used, to include things such as decorave entry
paving, street furniture (benches, etc.), and/or public.
Response: Human scale elements such as ligh@ng, benches, canopies are introduced in the front facade.
There are no untreated or blank wall facades. The por@ons of the Walls, East & West side, that will be
visible from the street have storefront windows, interes@ng exterior material treatment, light fixture, and
landscaping to create interest.
There is modula@on within the building plane, different exterior material applica@ons on the building
exterior and floor to ceiling storefront windows to add interest.
On the alley side the long concrete blank wall has been broken up by introducing planters with vines
growing over trellis like structure.
The concrete wall has thoughNul reveal paBern planned to align with the opening above or is lining with
opening below.
Each face of the building has something interes@ng going on that would peek interest.
There is no blank façade to the proposed building
BUILDING ROOF LINES
Intent: To ensure that roof forms provide disncve profiles and interest consistent with an urban project
and contribute to the visual connuity of the distr ict.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
Standards:
Districts A,
C, and D
The following is required:
At least one of the following elements shall be used to create varied and interesng roof
profiles (illustraon below):
1. Extended parapets;
2. Feature elements projecng above parapets;
3. Projected cornices;
4
5
6.
Pitched or sloped roofs.
Roof-mounted mechanical equipment shall not be visible to pedestrians.
Buildings containing predominantly residenal uses shall have pitched roofs with a
minimum slope of one to four (1:4) and shall have dormers or interesng roof forms
that break up the massiveness of an uninterrupted sloping roof.
Alley side, even though not visible from street front, the long concrete wall is treated with trellis’s vines and openings
to break up wall and generate interest.
Trash area recessed and separated from both vehicular and pedestrian traffic.
Response: We have complied with the code sec@on by providing projected cornices and extended
parapets.
The majority of our site is in the CA zone, where we have both residen@al and commercial uses.
We consider our building to be a mixed-Use development and not strictly residen@al.
Acknowledging the mixed-use nature of our development, which encompasses both residen@al and
commercial components, we have opted for a predominantly flat roof. Addi@onally doing a slope greater
than 1:4 in the en@re roof will make it difficult to with height restric@ons, since we are a tall building.
The proposed building is 6 stories tall and goes up to a 75’ height. Adding a pitched roof to the en@re roof
at that height with a slope of 1:4 will exceed our height limit allowed in the CA zone and proximity to the
Airport.
The orienta@on of our building, with the longer axis facing the North-South direc@on, along with the
modula@on in plan further complicates the feasibility of a pitched roof. A flat roof design aligns more
harmoniously with the building's orienta@on and overall design.
Contemporary architectural trends oTen favor clean lines and minimalist designs. A flat roof or like we
have a combina@on of flat with sloped areas, contributes to the sleek and modern appearance of our
building, making it be part of the urban environments while blending in with its surrounding exis@ng
architectural roof style of the neighborhood.
Most mul@family mixed-Use buildings that at over 5 stories have a flat roof.
As a reference, we would like to draw aBen@on to Sunset Terrace, a comparable mixed-use apartment
building in Renton, which also features a flat roof. This building serves as an example of a prevalent design
choice for structures similar in scale and purpose.
Considering the prac@cal constraints, regulatory requirements, and the carefully thought-out design
elements we've integrated into our project, we would recommend staying with the predominantly flat
roof design as proposed. This design choice not only aligns with our building's mixed-use nature but also
ensures compliance with height restric@ons and zoning regula@ons.
We believe that this approach strikes a balance between func@onality, aesthe@cs, and regulatory
compliance, ul@mately crea@ng a dis@nc@ve and harmonious addi@on to the neighborhood.
To infuse our building with visual interest and dis@nc@ve profiles, we have strategically introduced pitched
roof elements with slope greater than 1:4 at key loca@ons, including building corners, stairs, and the main
building entry. We also incorporated projected cornice details on these sloping roof sec@ons to enhance
architectural character.
We have applied significant modula@on in both horizontal and ver@cal planes, effec@vely breaking up the
roof outlines and the overall building mass. Addi@onally, varying parapet heights contribute to a smooth
transi@on between complete stories within the CD zone. This approach ensures a coherent and visually
appealing structure. All this generates interest in the building , breaks up the roof outlines and building
mass itself , mee@ng the intent of the guideline.
BUILDING MATERIALS
Intent: To ensure high standards of quality and effecve maintenance over me and encourage the use of
materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that
add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is a?racve and of high quality. Material vari aon shall be used to create visual appeal and elim inate
monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be
used. If materials like concrete or block walls are used they shall be enhanced to create variaon and
enhance their visual appeal.
Response: The exterior building façade has a varia@on of building material and colors that were derived
inspira@on from both from the surrounding buildings in the neighborhood and the name of the apartment
complex, the Boeing Dreamliner jet itself.
The is substan@al varia@on in color, texture and paBern in the materials selected for the building facades.
The white brick veneer for the retail ,the white panel & blue siding is inspira@on from colors found in the
Boeing Dreamliner jet. The brown and red siding tones are from the buildings around and neighboring our
development.
A material board with color and products chosen has been provided with the submiBal.
6. SIGNAGE
We understand any exterior building signage will require a permit and the city’s approval.
Signage will be designed to be an integral part of the building design approach including selec@on of
color ligh@ng and material used for the signage.
The sign will be sized appropriately for its loca@on. Blade signs at entry canopies of facades will be
designed and mounted at appropriate heights.
7. LIGHTING
Intent: To ensure safety and security; provide adequate lighng levels in pedestrian areas such as pla zas,
pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
a?racveness of the area at all mes of the day and night.
Guidelines: Lighng that improves pedestrian safety and also that creates visual interest in the building and
site during the evening hours shall be provided.
Response: All 4 sides of the building exterior have light fixtures at appropriate height to provide ample
ligh@ng levels. This ensures adequate and safe ligh@ng levels for pedestrians.
Light fixtures have been carefully selected to avoid any night pollu@on and are energy efficient.
Choosing fixtures with downward-directed light helps minimize glare.
Fixtures with downward illumina@on help ensure safe visibility by reducing shadows and uneven ligh@ng.
Light fixtures selected are appropriate to the architectural design of the building and neighborhood and
will be mounted at a height to illuminate surfaces they are meant for pedestrians or vehicle or to provide
safety. They are all downligh@ng and placed at appropriate height.
A ligh@ng plan with photometrics along with selec@on of light fixtures is provided with the submiBal
showing safe ligh@ng levels along every facade.
Please refer to document upload
M_ Ligh@ng Plans _ V1
NARRATIVE FOR RESIDENTIAL UNITS IN CD ZONE NOT PROVIDING THE UPPER
STORY SETBACK
SPECIAL DEVELOPMENT STANDARDS
In our specific zoning area, there exists a regulatory requirement s@pula@ng an upper-story setback if a
building's facade incorporates living room windows.
The relevant code sec@ons explicitly uses the term "facade," sugges@ng that this requirement applies
singularly to the main building facade facing Airport Way. However, strict adherence to a 15-foot setback
from each property line would effec@vely render our site undevelopable, as it would leave us with no
usable area for construc@on.
Notwithstanding the code interpreta@on, we've taken a proac@ve approach by inten@onally designing all
units in a manner that avoids the placement of living rooms on exterior walls. To support and jus@fy our
design choices, we have provided comprehensive plans that include dimensions and detailed furniture
layouts.
Drawing A300 provided with the submiBal has enlarged unit plans with furniture layout and dimensions.
Unit 101 - Studio Unit:
In this unit, we've posi@oned the kitchen wall facing the North exterior wall. The remaining 5' x 5' corner
space, where we've placed a window, serves as an extension of the kitchen area, allowing for enough
space to accommodate a dining space with room for two chairs and a table. This area isn't suitable for a
tradi@onal living room couch arrangement. The space can serve merely as an extension of the kitchen area.
There is room for arranging living room furniture as shown in the plans. Most residents would take this
approach as the space lends itself to comfortably layout a couch with side tables.
The corner placement does provide sufficient light and ven@la@on, mee@ng building code requirements.
The other window in this unit's exterior wall serves the bedroom.
Units 102, 103, and 104:
For these units, our design incorporates windows into the exterior walls. Specifically, the North and South
exterior walls feature bedroom windows that face their respec@ve facades. On the East and West walls, we
have purposefully posi@oned the kitchen, complete with a countertop that extends to create an island.
This strategic placement leaves a 9' x 6' space, ideally suited for either a small dining table or a few
barstools. It's important to note that the window in the kitchen has a sill height of 3' 6", which is slightly
higher than the other windows. This specific sill height was chosen inten@onally to accommodate the
kitchen counter effec@vely, and this is readily apparent when examining the East facade eleva@on.
In terms of living space, each unit boasts generous dimensions, with approximate measurements of 13' x
21', 10' 6" x 19', and 12' x 17'. For precise dimensions, please refer to Unit plan sheet A300. These spacious
layouts afford residents the flexibility to comfortably arrange living room furniture, including couches, love
seats, side tables, and even entertainment centers or wall-mounted TVs.
In conclusion, our design choices have been me@culously craTed to align with the code requirements in
the CD zone. The deliberate placement of kitchen counters, islands, and adjustments to sill heights have
been made to ensure that there's no room for living spaces in areas designated for other purposes. This
approach allows us to meet the intent of the code while simultaneously crea@ng func@onal and
aesthe@cally pleasing living spaces for the residents of our development.
Sincerely,
Lavina Wadhwani, Principal
Veer Architecture, PLLC