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HomeMy WebLinkAboutRS_VMAC_Reno+Expand_Urban Design District D Report_260106_v1 Page 1 of 18 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. Page 2 of 18 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 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. Access to natural light and residential neighbors’ privacy are is uncompromised by the placement of the additions toward the street and lake, rather than toward adjacent properties. Site coverage is only slightly increased due to addition on the third story to the west and the minimal footprint of the east addition. Views to the lake by visitors, users of the public trail, and occupants of adjacent sites are not impeded by the additions. 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. The existing building and its additions are sited nearly 300’ from the nearest property and do not impede sun exposure to nearby buildings; no designated open spaces are nearby. Minimum Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Building is approximately parallel to the street; no sidewalks exist at this site. Minimum Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. New main building entry is located to enhance visibility of the front doors to the building; a landscaped front entry plaza is provided at this entry. 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. Not Applicable – facility contains no residential uses. 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. The new main lobby and its oversized entry vestibule doors are crafted as an iconic moment on the building that clearly delineates it as the point of entry. The entry is placed at the corner of the building and marked by a full height slot in the 3-story glass façade Page 3 of 18 and a landscaped plaza with connections to the accessible route and pedestrian crosswalks from the parking lot. No sidewalks exist at this site. 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 a. See response to Guideline standard for this section. b. See response to Guideline standard for this section. Additionally, the entry incorporates a glass awning for weather protection and increased visibility. Lighting will highlight the entry plaza and doors. 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. The entry incorporates a glass awning for weather protection and increased visibility. Minimum Standard: Building entries from a parking lot shall be subordinate to those related to the street. All secondary entries are private and secure, and are intentionally discrete. 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. The new lobby features full-height glazing with decorative graphics. 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. Not applicable - parcel does not contain multiple buildings. 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. Not Applicable – facility contains no residential uses. Page 4 of 18 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. This project is a renovation and addition and therefore cannot reduce height or size. However, the modifications are designed to significantly reduce the perceived bulk and scale. The additions are proportionally smaller and help break up large facades of the existing building. Variety in materials and addition of glazing provides relief from the existing corrugated metal. Additions are designed to align and relate to datums established in the existing building’s facades. 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 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. Additions are much smaller in proportion to the existing building; building height of additions corresponds with existing low roof height to further reduce bulk of the high-bay metal building. Additions intentionally contrast the existing building materials to provide articulation and divide the facility into different material palettes at existing and new. 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. The project proposes no change in location to the facility’s existing loading, waste, and service access area, which is on the opposite side of the building from the main entrance and roadway. There is no change or negative impact to streets, pathways or pedestrian orientated spaces. Page 5 of 18 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). The project proposes no change in location of the existing facility’s service area. 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. The project proposes no change to the facility’s existing service area. Minimum Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). The project proposes no change to the facility’s existing service area. 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. Not applicable - existing service area is not adjacent to the street. 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. This project is not a gateway to a district, however it enhances a large existing facility that holds its own unique identity in the “placemaking” of the city of Renton. The project incorporates special landscape treatment and open space plaza (entrance plaza and plantings to the east and north), landmark building form (existing, plus the east addition), special paving, lighting (entrance plaza), prominent architectural features (east façade expression, trellis at hospitality terrace), and possibly components of the other categories listed. 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. Not Applicable – site is not a gateway. Minimum Standard: Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection RMC 4-3-100.E1). Not Applicable – site is not a gateway. Minimum Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection RMC 4-3-100.E1). Not Applicable – site is not a gateway. Minimum Standard: Visual prominence shall be distinguished by two or more of the following: Page 6 of 18 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). Not Applicable – site is not a gateway, although it does contain two or more visual prominence features named above. 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 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. This project proposes no changes to the existing surface parking areas except as required to coordinate with and accommodate new building additions. The project will reduce the amount of parking that can be seen from Seahawks Way and I-405. Remaining parking is visually screened from the street by the existing tree buffer. 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). See response to Guideline standard. 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. See response to Guideline standard. 2. Structured Parking Garages: Not Applicable – project does not include a structured parking garage. 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 Page 7 of 18 complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. 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 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. 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). 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. 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. 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; 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. 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. Not Applicable; no sidewalks exist adjacent to this property. Page 8 of 18 Minimum Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. Not applicable – no side streets or alleys exist. 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. No change proposed to existing site entry locations. 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: 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. An existing public trail runs parallel to the front property line; no change to the trail or vehicle crossings / site entries are proposed. No public sidewalks exist adjacent to the site. Internal to the site, sidewalks and pedestrian pathways are provided to connect buildings to parking areas. Pathways will be marked with signage and/or materials to ensure they are easily identifiable. 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. 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. Internal pedestrian pathways will be cast in place concrete, asphalt, or pavers and will be clearly visible. 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. Page 9 of 18 Interior pathways will comply with Minimum Standards of this section. 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 sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot (8') minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). Interior pathways will comply with Minimum Standards of this section. Minimum Standard: Mid-block connections between buildings shall be provided. Not Applicable – site is secured and is not on a “block.” 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 The landscape plaza and new main entry incorporate high-quality material and planting palettes, lighting, and seating and are attractive features of the new development. The existing building will be painted and materials upgraded to increase aesthetic quality. While these features may be visible from the public trail and street, they are not intended to be accessed by the public, as this is a secured site. Minimum Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Provided – see renderings and site plans. 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. b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Site furniture and amenities will be provided; as this is a secured site, they are not intended to be accessed by the public. Minimum Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a Page 10 of 18 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. The main entry incorporates a glass awning for weather 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. Not Applicable – project is not at a street intersection. 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. b. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. 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. 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 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. 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; 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; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; Page 11 of 18 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. 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. 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 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). iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Not Applicable – facility contains no residential use. 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. 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. Project will comply with Minimum Standards of this section. 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. Project will comply with Minimum Standards of this section. 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- oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. Page 12 of 18 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. Project will comply with Minimum Standards of this section. Minimum Standard: Open space substitution: see RMC 4-1-240. Not applicable – project will comply with open space standards. Minimum Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below. Not applicable – project is not at a street intersection. 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. The proposed new entrance plaza meets this standard. 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. The proposed new landscape design will meet this standard. Minimum Standard: Public plazas are to be provided at the following intersections: 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: 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.; Page 13 of 18 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. Not applicable – project is not located at any of these locations. 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. The new east façade will be articulated with a ceramic frit pattern applied to the exterior glass curtain wall. The design of the pattern, still in development, will vary in density along the facade, creating a spectrum of transparencies at every glazing unit. It will express the identity of the Seahawks while managing visual privacy where safety dictates and allowing visibility into the varied inner facades where practical. Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). No changes are proposed to the articulation of the high-bay metal building that houses the Indoor Practice Facility (IPF), except to demolish a portion of it and break up the length of its long façade with the new east addition. The new east façade will be articulated as noted above. Minimum Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. The design of the glass pattern will provide infinite articulation along the length of the east façade. 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. The design of the glass pattern will provide infinite articulation along the length of the east façade and the integrated graphic logo will be the defining special feature. Page 14 of 18 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. A patterned ceramic frit is proposed to assist with solar control and provide variety and articulation; a team graphic spanning the whole height of the structure is also proposed. A metal blade surrounds the glass, to precisely frame the composition and provide visual interest. Large glass doors and a glass awning will be utilized to highlight the main entry. The whole structure will be illuminated at night, bringing life to an animated and sculptural interior. The entry plaza will have pavers selected to complement the building’s exterior and interior palette and will be illuminated by ornamental lighting at night. Concrete benches will be integrated into the plaza and paver pattern. Minimum Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. Project will comply with Minimum Standards of this section through use of benches, lighting, and entry awning. 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). Project will exceed the Minimum Standards of this section; the transparent window percentage provided will be greater than 50%. 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%). The transparent window percentage provided and light transmittance of selected glass IGU exceeds these requirements, a frit and low-e coating will be used to mitigate solar heat gain. Minimum Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Not applicable – no merchandising will take place at this facility. Minimum Standard: Where windows or storefronts occur, they must principally contain clear glazing. Project will meet or exceed the Minimum Standards of this section. Page 15 of 18 Minimum Standard: All of the following are prohibited: 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. Existing blank walls are visible only from loading docks and parking lots; no changes are proposed to existing blank walls; no new blank walls are proposed at the additions. 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. 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. The existing IPF building features a sloped roof, contrasting with the lower roof over support and office functions; the new east addition will feature a glass wall extending above the roofline and forming a featured parapet; a metal blade surrounds the glass, to precisely frame the composition and provide visual interest. Page 16 of 18 Minimum Standard: Roof mounted mechanical equipment shall not be visible to pedestrians. Roof screens are utilized to block the view of mechanical equipment from the public way. 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. Not Applicable – this project has no residential component. 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. Proposed exterior building materials are selected to be of high quality, and low maintenance and are detailed for crispness and clarity; see drawings and illustrated renderings. 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. The new materials complement the existing color palette while providing contrast to the existing textures and finishes. The existing IPF building will be painted to correlate with the east addition material palette and the new façade will align with the module of the existing. Minimum Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. The material palette is intended to create visual interest and yield a timeless sophistication; see drawings and illustrated renderings. Minimum Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Materials and assemblies are composed to create interesting textures, patterns, and details across all visible facades; see drawings and illustrated renderings. 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. Project will comply with Minimum Standard of this section. 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. Concrete use will be limited to site paving and minimal area of retaining/ pony wall; where it is used, it will have reveals and architectural finish. Page 17 of 18 Minimum Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. Proposed materials incorporate pattern and texture while remaining cohesive; see drawings and illustrated renderings. E. SIGNAGE: Minimum Standard: Signage shall be an integral part of the design approach to the building. Signage will be incorporated as appropriate and will meet the standards of this section. Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Not applicable. Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. Signage will be incorporated as appropriate and will meet the standards of this section. Minimum Standard: Entry signs shall be limited to the name of the larger development. Signage will be incorporated as appropriate and will meet the standards of this section. 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. No internally lit signs are proposed for the project. Signage will be incorporated as appropriate and will meet the standards of this section. Minimum Standard: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Signage will be incorporated as appropriate and will meet the standards of this section. Minimum Standard: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Not applicable – no pedestrian-oriented streets are adjacent to the site. Minimum Standard: Prohibited signs include (see illustration, subsection RMC 4-3- 100.J3a): 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. Signage will be incorporated as appropriate and will meet the standards of this section. 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. Signage will be incorporated as appropriate and will meet the standards of this section. F. LIGHTING: Page 18 of 18 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. Lighting will be incorporated as appropriate and will meet the standards of this section. 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. Lighting will be incorporated as appropriate and will meet the standards of this section. 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. Lighting will be incorporated as appropriate and will meet the standards of this section. 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.). Lighting will be incorporated as appropriate and will meet the standards of this section.