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HomeMy WebLinkAboutSR_HEX_Whitworth_Condominiums_080926STAFF REPORT BACKGROUND REPORT DATE Project Name Applicant Contact: File Number Project Description Project Location Exist. Bldg. Area gsf Site Area City of Renton Department of Community & Economic Development Urban Center Design Overlay Regulations September 26, 2008 Whitworth Condominiums Capital Homes, LLC, 16603 1 o7'" Place NE, Bothell, WA 98011 Chris Cirillo, Capital Homes, LLC, 30314 132"" Avenue NE, Woodinville, WA 98072 LUA-08-083, SA-H, ECF Project Manager Gerald Wasser The applicant is requesting Hearing Examiner Site Plan Review and Environmental (SEPA) Review for the proposed construction of a 5-story, 58- feet, 5 1/4-inch tall mixed-use building on a 14,321 square foot site within the Center Downtown (CD) zoning designation, the Urban Center Downtown Comprehensive Plan designation and the Urban Center Overlay District A. Two existing single-family residences, each with a detached garage would be removed from the site to accommodate the proposed project. The proposed building would include 25,884 square feet of residential space in 33 residential units (24 one-bedroom and 9 two-bedroom), 2,290 square feet of commercial space, and 50 parking stalls (including three accessible parking stalls) of at- grade and under building structured parking. Vehicular access to the proposed building would be via the alley along the western property line. 407/409 Whitworth Avenue South 3,020 sf 0.33 acres (gross) Proposed New Bldg. Area (footprint): Total Building Area gsf 10,639 sf 48,498 sf CRITERIA: DISTRICT A A. SITE DESIGN AND BUILDING LOCATION 1. Site Design and Street Pattern: Minimum Standards: Maintain existing grid street pattern. The project is located on parcels which make up the southwest comer of Whitworth Avenue South and South 4'" Street with no plans to change the street grid. The street pattern will remain as existing. 2. Building Location and Orientation: Buildings shall be oriented to the street with clear connections to the sidewalk. The pedestrian entrance to the residential component of the building would be accessed directly from the sidewalk on Whitworth Avenue South; and pedestrian access to the commercial space would be accessed directly from the sidewalk on South 4'" Street. At street level the commercial component of the proposed building would be oriented toward South 4'" Street and the residential component would be oriented toward Whitworth Avenue South. Urban Center Design Overlay Reg Report 08-083 City of Renton Depanment of Com ty & Eco110111ic Developme11t Urban Cent sign Overlay Regulations Whitworth Condominiums LUA08-08J, SA-H, ECF Report of September 16, 1008 Page 2 of 5 3. Building Entries: A primary entrance of each building shall be located on the fa<;ade facing the street. The main pedestrian entry to the residential component of the building faces Whitworth Avenue South; the main pedestrian entry to the commercial space would face South 4'" Street. There are two vehicular entries, both which face the alley on the westerly property line. Both pedestrian entries would be directly accessed from the public sidewalk. Guidelines focus on providing clear architectural entrance features with lobbies, canopies, and ornamental lighting. Also encouraged are pedestrian pathways, plazas and landscaping. The applicant is proposing to provide a well-defined entrances to the proposed structure. The residential (on Whitworth Avenue South) and commercial space (on South 41 " Street) entrances would be located at the approximate center of their respective facades. The entrances would be marked by unique architectural treatment including a canopy for the residential and an overhang for the commercial space. The proposed building is 58 feet, 5 114 inches and five stories in height. The proposal complies with the minimum standards of this criterion. No additional guidelines are suggested. 4 Transition to Surrounding Development -Minimum Standards: Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. The following design elements shall be considered to promote a transition to surrounding uses: • Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of larger building and so that sunlight reaches adjacent yards; • Building proportions, including step backs on upper levels; • Building articulation to divide a larger architectural element into smaller pieces; • Rooflines, pitches and shapes. The proposed development holds the street edge and would be an urban building. The proposed building is a five story structure with a maximum height of 58 feet, 5 1 /4 inches to the top of the highest roof line. The apparent bulk of the project is reduced through the use of varying materials on the building facades. A combination of concrete and masonry would be used on the first floor, and, a combination of plank and panel siding at higher elevations. The scale of the building will be broken up through the use of colors and materials. The building would be modulated with architectural elements and features. Recessed and protruded elements and volumes have been designed to aid in controlling the building height and scale. Although the proposed building would be taller than surrounding buildings, the immediate area is zoned CD and is likely to change as incremental redevelopment occurs. Comprehensive Plan policies encourage taller buildings and more intensive use of properties in the downtown core. The CD zoning allows for a 95-foot height limit. The proposal complies with the minimum standards of this criterion. No additional guidelines are suggested. B. PARKING, ACCESS, CIRCULATION 1. Location of Parking -Minimum Standards: No parking shall be located between a building and front property line or street side of a corner lot. 2. Design of Surface Parking -Minimum Standards: Parking lot lighting shall not spill onto adjacent of abutting properties. 3. Structure/Garage Parking -No minimum standard. Guidelines state that parking entries should not dominate the streetscape. Parking garages should be architecturally compatible with the residential portion of the building. The parking structure should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. Garage parking should be secure. The street side of parking garages in the CD zone should incorporate retail or service commercial facilities. Urba11 Ce11ter Design Overlay Reg Repon 08-081 City of Renton Department of Com ity & Eco11omic De>•elopment Urban Cent sign Oeerlay Regulations Whitworth Condominiums LUA08-083, SA-H, ECF Report of September 26, 2008 Page 3 of 5 All parking is located within the proposed building. There are two entries to the parking garage, both of which are from the alley on the westerly property line. Landscaping is proposed along Whitworth Avenue South, South 4'" Street, at vehicular driveways along the alley, and along the south side of the building abutting the neighboring residence. Landscaping would provide visual relief in areas of pedestrian and vehicular circulation. The landscaping would also provide a transition between the proposed development amnd existing house to the south. 4. Vehicular Access -No minimum standard. Guidelines state parking should be accessed from alleys or side streets. Driveways should be visible from the right-of-way but not impede pedestrian circulation. The impact of the parking garage entries would be minimized by placing them on the alley along the westerly property line. The proposal complies with the minimum standards of this criterion. C. PEDESTRIAN ENVIRONMENT 1. Streets, Driveways and Parking Lots: Parking for the proposed project would be consolidated in one level. Parking access for the both residential and commercial space would be from the alley along the westerly property line; parking access for the would, therefore not interfere with pedestrian sidewalks. 2. Pedestrian Circulation: There would be two pedestrian entrances to the proposed building. These pedestrian entry points would be accessed direcUy from the sidewalks located on South 4th Street and Whitworth Avenue South. The pedestrian entrances would be marked by distinct architectural form and elements such as canopies and overhangs. D. LANDSCAPING/RECREATION/COMMON SPACE 1 . Landscaping: Street trees shall be located between the curb and building. Street level landscaping for this project uses street trees and planted areas to highlight architectural features as well as to create visual interest, transition and screening. Planted areas would be placed to denote the pedestrian entry point and vehicular entrances into the building parking garage. 2. Recreation Areas and Common Open Space: Attached housing developments of 10 or more dwelling units shall provide a minimum area of common space or recreation area equal to 50 square feet per unit. The common space area should be aggregated to provide usable area(s) for residents. The project consists of 33 dwelling units which would require 1,650 square feet square feet of common recreation and open space. The proposed project provides a total of 2,471 square feet of common area (1,462 square feet of rooftop terrace, 582 square feet of indoor common meeting space and a 472 square foot exercise room). Proposed landscaping for the terrace area would include a variety of shrub and vine planter boxes. The proposed common areas comply with the minimum standard and guidelines of this criterion. E. BUILDING ARCHITECTURAL DESIGN 1. Building Character and Massing -All building facades shall include modulation or articulation at inteNals of no more than 40 feet. The proposed building utilizes a variety of modulation and articulation elements. Concrete and masonry at the base and at the subsequent upper levels will anchor the building to its urban setting. Above street level the building is modulated such that there are no elevations longer than 40 feet on either of the two streets on which the building fronts. The proposal complies with the minimum standard and guidelines of this criterion. Urba11 Center Design Overlay Reg Report 08-1183 City of Renton Department of Com ty & Economic DeMlopment Urban Cente sign Overlay Regulation., Wftitworth Condominiums LUAOB-083, SA-H, ECF Report of September 26, 2008 Page 4 of 5 2. Ground Level Details: At street level the building is urban in nature and holds the property line. 3. Building Rooflines -Building rooflines should be varied by emphasizing dormers, chimneys, stepped roofs, gables, prominent cornice or fascia, or be broken or articulated to add visual interest to the building. Roof parapet lines and shapes have been designed to reduce the apparent bulk of the building. The proposal complies with this criterion. 4. Building Materials -Exterior finishes should add visual interest and detail and be made of material that is durable, high quality and easily maintained. The exterior materials of the proposed building would be a combination of concrete and masonry on the first floor. A combination of plank and panel walls would be used on the second through the fourth floors. The proposed building materials meet this criterion. Staff is requesting a materials board as a condition of site plan approval. F. DECISION Whitworth Condominiums, LUAOS-083, SA-H, ECF, is determined to comply with the minimum standards and guldelines of the Urban Center Design Overlay Regulations, RMC 4-3-100 for District A EFFECTIVE DATE OF DECISION ON LAND USE ACTION SIGNATURE: ~£.. \ J. u C.E. Vincent, Planning Director TRANSMITTED this 26" day of September 2008 to the applicant and owner: September 26, 2008 1 / 2e, lox'. I Date Capital Homes, LLC Harold A Deacy Ole Willey 16603 107'' Place NE 407 Whitworth Avenue South 409 Whitworth Avenue South Bothell, WA 98011 Renton, WA 98055 Renton, WA 09055 TRANSMITTED this 26" day of September 2008 to the contact: Chris Cirillo Capital Homes, LLC 20314 132"' Avenue NE Woodinville, WA 96072 TRANSMITTED this 26th day of September 2008 to Party(ies) of Record. See attachment. TRANSMITTED this 26th day of September 2008 to the following: Larry Meckling, Building Official Fire Marshal Neil Watts, Development Services Director Kayren Kittrick, Development Services Division Jennifer Henning, Current Planning Manager Renton Reporter Urban Center Design Overlay Reg Report 08-083 City of Renton Department of Com ity & Ecottomic De,•elopment Urban Cent_ _ esign Overlay Regulations Whitworth Condominiums LUA08-08J, SA-H, ECF Report of September 26, 2008 Page 5 of 5 Land Use Decision Appeal Process Appeals of Urban Center Design Overlay Regulations decision must be filed In writing on or before 5:00 PM October 10, 2008. If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4- 8-11B. Additional information regarding the appeal process /may be obtained from the Renton City Clerk's Office, (425)-430-6510. Urban Ce11ter Design Overlay Reg Report 08-1183