Loading...
HomeMy WebLinkAboutSC_Urban_Design_District_D_Report_251120_v1 Page 1 of 22 PLANNING DIVISION DESIGN DISTRICT “D” CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: Ensure compliance with design review regulations located in the Renton Municipal Code in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; c. Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. INSTRUCTIONS FOR APPLICANTS: This design district checklist asks you to describe some basic information about your proposal. The City will use this checklist to determine whether the your proposal complies with the Urban Design Regulations in the Renton Municipal Code (RMC 4-3-100). Answer the questions briefly, with the most precise information known, or give the best description you can. There are two categories that have been established: (a) “minimum standards” that must be met, and (b) “guidelines” that, while not mandatory, are considered by the Planning Director in determining if the proposed action meets the intent of the design guidelines. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. A. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. 1. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guideline Standard: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while Page 2 of 22 working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Response: Proposed building is part of a Vison House campus of buildings. The proposed new building is not located directly on the public ROW but is located behind the current buildings. The existing building is connected to the ROW via curb cuts for vehicular access as well as sidewalks for pedestrian access. The main entry to the existing buildings faces east and is accessed from the parking lot. The new building’s primary façade will face the ROW, and will enhance the mutual relationships of the campus by aligning the main entries, and provided sidewalks and crosswalk where appropriate to connect the buildings, roads, parking areas, and open space. Minimum Standard: 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: Proposed building is sited such that it will not negatively impact the availability of natural light to any of the surrounding buildings. Minimum Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Response: Proposed building, while not directly on the public ROW will be oriented towards the public ROW and will be connected via vehicular access and pedestrian access via sidewalks. Minimum Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Response: Proposed building entry is aligned with the existing building entry which is connected via parking and sidewalk connections to the public ROW. Minimum Standard: Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or b. Have the ground floor residential uses raised above street level for residents’ privacy. Response: No residential uses are located on the street level. Residential uses are on levels 2 and 3 only. Page 3 of 22 2. 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. Guideline Standard: 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: Proposed building entry is aligned with the existing building entry which is connected via parking and sidewalk connections to the public ROW. The entry to the new building is interior to the site from the public ROW, however, it does orient itself to the public ROW once on the property. The new entry is fronted with steps leading to the entry, with a small plaza space and landscaping which all contribute to enhancing the pedestrian experience and encouraging space for social interaction, esp when combined with the entry to the existing building. Minimum Standard: 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 Response: Proposed building entry does face the street, however, is not directly on the street, but is interior to the site. The entry is prominent, once on the site. And incorporates features such as steps, landscaping, glass storefront doors and a projecting canopy to signify entry. Minimum Standard: 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. 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. Response: Proposed building entry compiles with this standard. Minimum Standard: Building entries from a parking lot shall be subordinate to those related to the street. Response: Does not apply. Page 4 of 22 Minimum Standard: 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. Response: Does not apply. Minimum Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Response: A network of sidewalks and crosswalks will connect the street to the entries, parking and open spaces to create a connected network to guide the pedestrian. Minimum Standard: Ground floor residential units that are directly accessible from the street shall include: a. Entries from front yards to provide transition space from the street; or b. Entries from an open space such as a courtyard or garden that is accessible from the street. Response: Does not apply. 3. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton’s long- established, existing neighborhoods are preserved. Guideline Standard: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Response: Proposed building is sited such that it has ample buffer between it and the existing surrounding development. The building takes advantage of the grade to reduce the height, bulk and scale. Minimum Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: a. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or b. Building articulation to divide a larger architectural element into smaller increments; or Page 5 of 22 c. 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. Response: Proposed building articulation divides the building into smaller elements to break down the scale. It also uses roof lines, and roof pitches to evoke a more residential scale to be sensitive to the surrounding development. The siting of the building will not compromise the surrounding developments access to sunlight. 4. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guideline Standard: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated 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 vegetative screening in addition to or as part of service enclosures. Response: Proposed building service elements are located in discrete locations away from primary public interface. Furthermore, they will mitigated and contained in an appropriate way to with screening, and/ or landscaping to further minimize. Minimum Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). Response: See response above. Minimum Standard: 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: Proposed garbage area is contained in the basement area of the building while still being easily accessible for truck pick up service. Minimum Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Response: Proposed garbage enclosure is contained on one side by concrete walls, and on 3 sides by floor to ceiling quality fencing. Page 6 of 22 Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian- oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. Response: Does not apply. 5. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they are distinctive within the context of the district, are compatible with the district in form and scale. Guideline Standard: Development that occurs at gateways shall be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types of features include monuments, public art, and public plazas. Response: Does not apply. Minimum Standard: Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection RMC 4-3-100.E1). Response: Does not apply. Minimum Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection RMC 4-3-100.E1). Response: Does not apply. Minimum Standard: Visual prominence shall be distinguished by two or more of the following: a. Public art; b. Special landscape treatment; c. Open space/plaza; d. Landmark building form; e. Special paving, unique pedestrian scale lighting, or bollards; f. Prominent architectural features (trellis, arbor, pergola, or gazebo); g. Neighborhood or district entry identification (commercial signs do not qualify). Response: Does not apply. B. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access; incorporate various modes of transportation, including public transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of Page 7 of 22 parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guideline Standard: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Response: Does not apply. Parking is not visible from the street. Minimum Standard: 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: Does not apply. Minimum Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Response: Parking is screened by buildings. 2. 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. Guideline Standard: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting 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: Structured parking is incorporated into the basement of the new building and not visible from the street. Access to structured parking is on opposite side from primary pedestrian entry. Page 8 of 22 Minimum Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width Response: Does not apply. Minimum Standard: The entire public facing facade shall be pedestrian-oriented. The Administrator may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Response: Does not apply. Minimum Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection RMC 4-3-100.E2). Response: Does not apply. Minimum Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Response: Structured parking entry is located at the rear of the site from the primary street. Minimum Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Response: Structured parking entry is located at the rear of the site from the primary street. Minimum Standard: The Administrator may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: a. Ornamental grillwork (other than vertical bars); b. Decorative artwork; c. Display windows; Page 9 of 22 d. Brick, tile, or stone; e. Pre-cast decorative panels; f. Vine-covered trellis; g. Raised landscaping beds with decorative materials; or h. Other treatments that meet the intent of this standard. Response: Does not apply. 3. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets. Guideline Standard: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Response: No new curb cuts from the public ROW are being requested and will not change the current pedestrian mobility. Access to the new building will happen on the interior of the site and will not impact pedestrian mobility. Minimum Standard: 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 will be from existing curb cuts. Minimum Standard: 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: Access to parking will be from existing curb cuts. 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safe, convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi- modal and public transportation systems in order to reduce other vehicular traffic. 1. Pedestrian Circulation: Page 10 of 22 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 location to another without having to drive their vehicle. Guideline Standard: 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 connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Response: Proposed development connects to the existing developments pedestrian network, which is where it connects with the public ROW. Within the new development, care and consideration has been given to guide and assist pedestrians in a safe and encouraging way with both new networks of sidewalks and crosswalks connecting all area where pedestrians will be. Minimum Standard: 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. Response: Pathways are all clearly located for 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: Sidewalks will be concrete paths for all-weather use. Minimum Standard: 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(see illustration, subsection 4-3-100E.3). Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Response: Pathways from parking areas vary depending on location. When in proximity to entries, there is a sidewalk, in structured parking the pedestrian path will be clearly delineated with crosswalk quality paint and pattern. Minimum Standard: 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 Page 11 of 22 sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot (8') minimum unobstructed walking surface. Response: Does not apply. 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'). Response: Sidewalks vary depending on location. Minimum Standard: Mid-block connections between buildings shall be provided. Response: There is a raised crosswalk between the 2 primary entries between the existing building and the proposed building. 2. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round activities, under typical seasonal weather conditions. Guideline Standard: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included Response: The proposed pedestrian environment connecting the existing development with the proposed development will be enhanced with sidewalk connections, bike racks, ramps and steps that lead to the new main entry. The steps will act as part of the social gathering elements between the two structures. Minimum Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Response: Landscape zones are designated at the main entry point as well as surrounding the new structure where appropriate. Minimum Standard: 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. Response: New bike racks will be provided as part of new development. b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Response: Site furniture will not impede the pedestrian access. Page 12 of 22 Minimum Standard: 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. Response: The main entry will have a canopy over the entry at a distance above ground to provide protection. C. RECREATION AREAS AND COMMON OPEN SPACE: 1. Recreation Areas and Common Open Space: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guideline Standard: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (see illustration, subsection 4-3-100E.4). Recreation 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 functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. Response: Does not apply. Minimum Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. a. At minimum, fifty (50) square feet per unit shall be provided. Response: Provided on the north portion of the site in form of a playground. b. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. Response: Understood. c. Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. Response: Understood. d. For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where Page 13 of 22 feasible and designed consistent with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space. Response: Does not apply. e. At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea-patches, or multi-purpose open spaces; Response: Plaza space is provided at the main entry. ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; Response: Does not apply. iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; Response: Sidewalks around the building connecting open space to entries and beyond are included. iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. Response: Generous playground is provided on the northern portion of the site. f. The following shall not be counted toward the common open space or recreation area requirement: i. Required landscaping, driveways, parking, or other vehicular use areas. Response: Understood. ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive Page 14 of 22 use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development (see illustration, subsection 4-3-100E.4). Response: Understood. iii. Private decks, balconies, and private ground floor open space. Response: Understood. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Response: Understood. Minimum Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. Response: Does not apply. a. The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum. b. The pedestrian-oriented space shall include all of the following: i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. c. The following areas shall not count as pedestrian-oriented space: i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian- Page 15 of 22 oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Minimum Standard: Open space substitution: see RMC 4-1-240. Response: Does not apply. Minimum Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below. Response: Does not apply. Minimum Standard: The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. Response: Does not apply. Minimum Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low impact development facilities may be used in the plaza where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall count towards no more than fifty percent (50%) of the plaza requirement. Response: Does not apply. Minimum Standard: Public plazas are to be provided at the following intersections: Response: Does not apply. a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. b. Bronson Area: Intersections with Bronson Way North at: i. Factory Avenue N./Houser Way S.; ii. Garden Avenue N.; and iii. Park Avenue N. and N. First Street. c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. d. Northeast Fourth Area: Intersections with N.E. Fourth at: Page 16 of 22 i. Duvall Avenue N.E.; ii. Monroe Avenue N.E.; and iii. Union Avenue N.E. e. Grady Area: Intersections with Grady Way at: i. Lind Avenue S.W.; ii. Rainier Avenue S.; iii. Shattuck Avenue S.; and iv. Talbot Road S. f. Puget Area: Intersection of S. Puget Drive and Benson Road S. g. Rainier Avenue Area: Intersections with Rainier Avenue S. at: i. Airport Way/Renton Avenue S.; ii. S. Second Street; iii. S. Third Street/S.W. Sunset Boulevard; iv. S. Fourth Street; and v. S. Seventh Street. h. North Renton Area: Intersections with Park Avenue N. at: i. N. Fourth Street; and ii. N. Fifth Street. i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: i. Duvall Avenue N.E.; and ii. Union Avenue N.E. D. Building Architectural Design 1. Building Character and Massing Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as well as to ensure that all sides of a building which can be seen by the public are visually interesting. Guideline Standard: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Response: Proposed building as viewed from the public ROW is modulated to reduce the apparent size, by creating vertical bays which are further articulated by material changes. See elevations. Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Response: Proposed building modulations happen in between 20’ to 30’ intervals. Complies. See elevations. Page 17 of 22 Minimum Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Response: Proposed building modulations exceed the minimums. Complies. Generally, (2’) deep, greater than (20’) width and extend for 3 stories, the height of the building. See elevations. Minimum Standard: 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 (see illustration, subsection 4-3-100E.5 in District B); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Response: Proposed building is (185’) in length and therefore provides for 5 modulations each with a gable to accentuate the form. Each modulation is further articulated with material and color change. See elevations. 2. Ground Level Details Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guideline Standard: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (see illustration, subsection 4-3-100E.5). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Response: Proposed ground level is slightly elevated with steps and a ramp leading up to the main entry. The building siding from upper levels extends down to the ground level for continuity of massing to present a unified vision. The primary entry is located directly across from the main entry to the existing Vision House building, to take advantage of the campus synergies. A canopy extends from the building to signify entry. Glass double doors welcome visitors. See site plan and elevations. Minimum Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. Response: Proposed ground level adjacent to the building will have a sidewalk for pedestrian access, and will be landscape where able. Convenience bike parking will be placed near the front entry, the steps leading up to the entry will also provide a natural human- scaled gathering space for impromptu gatherings. See site plan and elevations. Minimum Standard: 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). Response: Proposed ground level facing the public ROW has expanded glazing along the primarily activated portions of the building. These expanded glazing areas correspond to the main entry, with 2 additional expanded glazing areas correspond with the commercial daycare spaces inside. These expanded glazing areas Page 18 of 22 are in addition to the windows above which extend down to making a cohesive architectural statement. See elevations. Minimum Standard: 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%). Response: Proposed upper portions of facades will compile with the standard. Minimum Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Response: Display windows are not currently part of the design. Minimum Standard: Where windows or storefronts occur, they must principally contain clear glazing. Response: Proposed ground level windows and storefronts are intended to be clear glazing. Minimum Standard: All of the following are prohibited: Response: Proposed building will compile. a. Tinted and dark glass, highly reflective (mirror-type) glass and film. b. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways. i. A wall (including building facades and retaining walls) is considered a blank wall if: (a) 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 (b) 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 architectural detailing. ii. 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 (see illustration, subsection 4-3-100E.5): (a) A planting bed at least five feet (5') in width abutting the blank wall that contains trees, shrubs, evergreen ground cover, or vines; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Page 19 of 22 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guideline Standard: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Response: Proposed building includes varied roof lines in the form of gables at a regular architectural rhythm. Minimum Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.E5): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. Response: Proposed building has pitched, hip roof forms with gables at regular intervals for architectural rhythm. Minimum Standard: Roof mounted mechanical equipment shall not be visible to pedestrians. Response: No roof mounted mechanical equipment is currently proposed. Minimum Standard: Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Response: Proposed building has pitched roofs with gables at regular intervals for architectural rhythm to break up the uninterrupted sloping roof. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guideline Standard: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate 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 variation and enhance their visual appeal. Response: Proposed building is composed of 3 primary building material variations aesthetics. The high-quality cementitious material applied as a rainscreen condition will create visual appeal in the variety of applications, from a 6” lap siding, 8” lap siding, and board and batten applications. Additionally, color selections, Page 20 of 22 consistent with the existing buildings on campus, for each of these applications further distinguish the visual appeal and eliminate the monotony of the facades. Minimum Standard: 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. Response: Proposed building architectural treatment extends to all sides of the building consistent with a complete statement regardless of which direction it faces. Minimum Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Response: Proposed building utilizes color, patterns and textural changes to provide visual appeal and variation. Minimum Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Response: Agreed. Proposed building compiles with this standard. Minimum Standard: 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: Proposed building utilizes high-quality cementitious material applied as a rainscreen condition. With a concrete base of the partial below grade basement acting as a grounding element which lifts the high-quality cementitious material off the ground. Minimum Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Response: Concrete walls are mostly below grade and enhanced techniques would not result in a value add condition. Minimum Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. Response: Agreed. Proposed building compiles with this standard. E. SIGNAGE: Minimum Standard: Signage shall be an integral part of the design approach to the building. Response: Agreed. Proposed building compiles with this standard. Page 21 of 22 Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Response: Agreed. Proposed building compiles with this standard. Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. Response: Does not apply. Minimum Standard: Entry signs shall be limited to the name of the larger development. Response: Does not apply. Minimum Standard: Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Response: Does not apply. Minimum Standard: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Response: Does not apply. Minimum Standard: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Response: Does not apply. Minimum Standard: Prohibited signs include (see illustration, subsection RMC 4-3- 100.J3a): Response: Does not apply. i. Pole signs; ii. Roof signs; iii. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back-lit. Minimum Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet above finished grade, including support structure. All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Response: Does not apply. Page 22 of 22 F. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guideline Standard: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Response: Proposed building will have building mounted lighting which provides adequate lighting for safety on all sides of the building. Minimum Standard: 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: Proposed building will have building mounted lighting which provides adequate lighting for safety on all sides of the building. Minimum Standard: 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. Response: Proposed building will have building mounted lighting which provides adequate lighting for safety on all sides of the building. Minimum Standard: 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.). Response: Proposed building will have building mounted lighting which provides adequate lighting for safety on all sides of the building.