HomeMy WebLinkAboutM_Urban_Design_Regulations_Responses_240614_v1.pdf 1 | P a g e May 31st, 2024 City of Renton Renton City Hall, 6th Floor 1055 South Grady Way Renton, WA 98057 Regarding: Urban Design Regulations (RMC 4-3-100) and how they affect 4409 NE SUNSET BLVD RENTON, WA 98059 Below are responses to the Urban Design Regulations provided by the Renton Municipal Code (RMC) 4-3-100 of their code. Each applicable code is listed below with a response on how we achieve the requirement. 4409 NE SUNSET BLVD, RENTON, WA 98059 is classified District D. Sincerely, Tyler Graff Renton Municipal Code Urban Design Regulations Critical Issues BUILDING LOCATION AND ORIENTATION (PER RMC 4-3-100.E.1) • All of the following are 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. Response: The building is sited in a way that will allow southern natural light to penetrate the secondary entrances and large storefront windows. Due to the parking area being located on the south side of the building, the sun is unimpeded besides deciduous plantings which will vary throughout the year to allow for greater light in the winter, and some shade in the summer. 2. Buildings shall be oriented to the street with clear connections to the sidewalk. Response: The building is aligned with the street. The building will provide windows facing the main façade, however due to its use as a medical office, frosting as well as natural vegetation will have to be located between the building and the pedestrian street sidewalk. An entrance sidewalk is clearly visible and noted with signage/wayfinding for pedestrians to access the primary entrance and lead easily to the parking area and secondary entrances. Please see Site Plan AS100, specifically note DS004 and DS005.
2 | P a g e 3. The front entry of a building shall be oriented to a street or a landscaped pedestrian only courtyard. Response: The front entry of the building is oriented toward the street along the west side of the building. This entrance includes a landscaped pedestrian only courtyard area as you approach. See note DS001 on AS100. 4. Buildings with residential uses located at the street level shall be…. Response: N/A, no residential proposed. 5. Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator may allow facades that do not feature pedestrian orientation; if so, substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least 30 feet in width measured from the sidewalk. Response: The entrance to the space will be located on the west side of the building, facing the street and pedestrian sidewalk. Another secondary entrance will also be located facing the internal parking lot to improve accessibility. See note DS002 on AS100. BUILDING ENTRIES (PER RMC 4-3-100.E.1) • All of the following are required: 1. The primary entrance of each building shall be: a. Located on the façade facing the 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 façade overhang, trellis, large entry doors, and/or ornamental lighting. Response: a. The building entrance is located on the west end of the building, facing north towards the street. The tallest portion of the building, as well as entrance related architectural features, create a prominent entry point. A plaza also embellishes the entrance to the building. Please see note DS007 on AS100. b. The entry includes elevated canopies and architectural features which delineate it from the rest of the building. Please see elevations and site plan notes. Please see note DS007 on AS100. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamenthal lighting, or landscaping and include weather protection at least four and one-half feet (4’-6”) wide (width here is the depth of the canopy). Buildings taller than 30 feet…
3 | P a g e Response: The entry includes elevated canopies and architectural features which delineate it from the rest of the building. Please see elevations and site plan notes. Please see note DS007 on AS100. The building is less than 30’-0” tall, so the second portion is N/A. 3. Building entries from the parking lot shall be subordinate to those related to the street. Response: The primary building, which faces Sunset Blvd, is prominent to the secondary south entrance. 4. Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space... Response: The entry space is the primary aspect of the building. It is the tallest and has a specific design language that sets it apart from other elements of the building. This primary entry is oriented to the street and a pedestrian oriented path from the primary street. TRANSITION TO SURROUNDING DEVELOPMENT (PER RMC 4-3-100.E.1) • At least one of the following design elements shall be used to promote a transition to surrounding uses: 2. Building articulation [is used] to divide a larger architectural element into smaller increments. Response: The building is broken down into 3 main aspects of an overarching design language: The entry tower, the primary segment (a wider and taller box), and a secondary spacer (a narrower, shorter segment). This diffuses the bulk of the building, while creating a cohesive vision. SERVICE ELEMENT LOCATION AND DESIGN (PER RMC 4-3-100.E.1) • All of the following are required: 3. 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. Response: The trash enclosure on this site is located away from the building and front sidewalk to minimize impact on pedestrians. It is easily accessible for the refuse vehicles to pick up refuse. 4. 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. Response: The trash enclosure is enclosed on all sides, has a roof, and is screened around the perimeter entirely. The man door on the north side is a self-closing door. Please see Site Plan AS100 note DS003. 5. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of
4 | P a g e the three (3). Response: The trash enclosure is constructed of primarily masonry, with some metal aspects (such as roof and access gates). 6. 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. Response: The trash is away from the street, main pathway, and all pedestrian-oriented spaces, so no landscaping for this design standard is required (N/A). SURFACE PARKING (PER RMC 4-3-100.E.2) • Both of the following are required: 1. Parking shall be located so that no surface parking is located between: a. A building and the front property line; and/or b. A building and the side property line (when on a corner lot) Response: The surface parking is located behind the building and adjacent to the building. No parking is present between the building and the front property line. As this is not a corner lot, requirement 1b. is not applicable (N/A). VEHICULAR ACCESS (PER RMC 4-3-100.E.2) • The following is required: 1. Access to parking lots and garages shall be from alleys when available. If not available, access shall occur at side streets. Response: Access to parking must be off the main street, as it is the only street that is adjacent to the site. 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. Response: Only one curb cut has been used to access the site. This is also the existing curb cut to the site, so adjustments to the street as well as pedestrian circulation will be minimally impacted. PEDESTRIAN CIRCULATION (PER RMC 4-3-100.E.3) • All of the following are required: 1. A pedestrian circulation system of pathways that are clearly delineated and connect buildings,
5 | P a g e 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. Response: Pathways at the front of the site are well defined. There is wayfinding and signage present at the entrance of the connecting sidewalk. Please see the site plan note DS004 and DS005. Pathways shall be built of an all-weather surface. See civil drawings for more information. 3. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate the anticipated numbers of users. Specifically: a. 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 and no greater than twelve feet. Response: Pathways and sidewalks are at a minimum five feet in width, and no greater than 12 feet in width. We are meeting the 8 foot requirement for SE Sunset Ave with an 8 foot landscape, then an 8 foot sidewalk, with a 2 foot buffer. This requires a 6’-6” ROW dedication, which has been shown on sheet AS100. PEDESTRIAN AMENITIES (PER RMC 4-3-100.E.3) • All of the following are required: 1. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Response: Landscaping has been provided surrounding the building, including landscape islands at the southern side of the building (between the building and the parking area), to create more approachable secondary entrances. Planters and outdoor furniture have been added to annunciate the main entrance on the north side of the building. See landscaping plans for further information. 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 black pedestrian access to public spaces or building entrances.
6 | P a g e Response: Site furniture shall be provided at the eastern plaza as well as at the northern primary pedestrian pathway. See landscaping plans for further information. 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 wide along at least seventy five percent of the length of the building façade facing the street, a maximum height of fifteen feet above the ground elevation, and no lower than eight feet above the ground level. Response: Weather protection is provided over both building entrances. Due to the building façade facing the street not being in full contact with the sidewalk (as required by a combination of the minimum 10 feet required by RMC 4-3-100.E.1 and the minimum 15 feet and maximum 20’ required by RMC 4-2-120A) , the 75% coverage (with minimum 4’-6” depth, no taller than 15 feet above sidewalk, and no shorter than 8 feet above the ground) is provided on the southern side of the building above the sidewalk rather than on the street facing side. A similar architectural design language is provided on the north side as sun shading slats that also meets the 75% requirement. All canopies intended for the previously mentioned purposes are a minimum of 4’-6” deep, less than 15’-0” off the ground, and no lower than 8’-0” above the ground level. BUILDING CHARACTER AND MASSING (PER RMC 4-3-100.E.5) • Both of the following are required: 1. All building facades shall include modulation or articulation at intervals of no more than forty feet. 2. Modulations shall be a minimum of two feet deep, sixteen feet in height, and eight feet in width. 3. Buildings greater than one hundred sixty feet in length… Response: Building facades greater than forty feet in width have modulations that do not exceed forty feet and that are at least two feet deep, sixteen feet in height, and eight feet in width. No façade of the building is greater than one hundred and sixty feet in length, therefore #3 is N/A. Please see site plan note DS006 and the building elevations for more information. GROUND LEVEL DETAILS (PER RMC 4-3-100.E.5) • All of the following are required: 1. Human-Scaled elements such as a lighting fixture, trellis, or other landscape features shall be provided along the facades ground floor. Response: Human scaled elements include exterior sconce fixtures, decorative metal plates, as well as storefront windows broken into human scale fenestration using mullions. 2. Upper portions of the 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
7 | P a g e minimum amount of light transmittance for windows shall be fifty percent. Response: Lower windows will have a light transmittance of a minimum of fifty percent. 4. Window coverings, such as blinds or curtains, must be functional, they may not be affixed so that they cannot be open and/or closed. Response: No blinds or curtains are proposed in this project’s scope. • All of 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 in height, has a horizontal length greater than fifteen feet, 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 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Response: Please see the elevations. All prohibited elements are avoided. b. If blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the wall and use on or more of the following: i. A planting bed at least five feet 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 details such as reveals, contrasting materials, or other special details 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. Response: No blank walls exist on this project. • Further requirements 1. Any façade visible to the public shall be comprised of at least fifty percent transparent windows and/or doors for at least the portion of the ground floor façade that is between four feet and eight feet above ground (as measured on the true elevation).
8 | P a g e Response: All facades visible to the public (north, west, and south elevations) are comprised of at least fifty percent transparent windows and/or doors between four feet and eight feet off the ground. The east façade does not face the public, and one wall has been left without windows to allow for electric metering. Please see elevations for calculations. 2. Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. Response: No mirrored windows or storefronts are proposed. VEHICULAR ACCESS (PER RMC 4-3-100.E.5) • The following is required: At least one of the following elements shall be used to create varied and interesting roof profiles. 1. Extended parapets; 2. Feature elements projecting above parapets; 3. Projected cornices; 4. Pitched or sloped roofs. Response: Extended parapets and a pitched roof is part of this building’s design. See elevations for more information. 5. Roof-mounted mechanical equipment shall not be visible to pedestrians. Response: Roof-mounted mechanical equipment will be located in the center of the building, and the parapets will provide screening preventing pedestrians from see these elements. BUILDING MATERIALS (PER RMC 4-3-100.E.5) • All of the following are required: 1. All sides of the building 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. Response: A 3 part CMU pallet is proposed for this building, which is accompanied by vertical metal siding and other detail elements. Please see elevations for more information. 2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Response: A 3-part CMU pallet is proposed for this building, which is accompanied by vertical metal siding and other detail elements. Please see elevations for more information.
9 | P a g e 3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Response: A 3-part CMU pallet is proposed for this building, which is accompanied by vertical metal siding and other detail elements. Please see elevations for more information. 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. Response: This building integrates colored CMU, pre-finished metal, steel, glass, and cast-in-place concrete into its design. Please see elevations for more information. 5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Response: Poured in place concrete is not a wall material that has been used on this project. CMU will have grout lines, variation in colors between the three CMUs selected, and have depth variation where an outset is noted. Please see elevations for more information. 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. Response: CMU will have grout lines, variation in colors between the three CMUs selected, and have depth variation where an outset is noted. Please see elevations for more information. • The following is required: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Response: The building uses variations of colors, depths, banding, and details to provide an aesthetically pleasing solution. Please see elevations for more information. SIGNAGE (PER RMC 4-3-100.E.6) In addition to the City’s standard sign regulations, developments within Urban Design Districts C & D are also subject to additional sign restrictions found in RMC 4-4-100G, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible for those proposals that can comply with the Design District intent and guidelines, as determined by the Administrator; for proposals unable to meet the intent and guidelines a variance is required. Response: The building signage shall follow restrictions found in RMC 4-4-100G. LIGHTING (PER RMC 4-3-100.E.7) • All of the following are required:
10 | P a g e 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. Response: Sconces and decorative steel plates have been provided in a consistent design manner on building facades near entrances, as well as along windowed facades. Please see elevations for more information. 2. Accent lighting shall also be provided on building facades (such as sonces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Response: Sconces and decorative steel plates have been provided in a consistent design manner on building facades near entrances, as well as along windowed facades. See landscape drawings for any landscape lighting. Please see elevations for more information on sconce lights. 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 (ie signage, governmental flags, temporary holiday or decorative lighting, right-of-way lighting, etc) Response: Downlighting shall be provided in accordance with RMC 4-4-075 on site. Thank you, Tyler Graff | Assistant Project Manager