Loading...
HomeMy WebLinkAboutRS_Urban_Design_DistrictD_Report_210804_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 Page 2 of 18 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 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. 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. Minimum Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Minimum Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. 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. APPLICANT RESPONSE: BUILDING ENTRIES HAVE BEEN LOCATED ALONG STREET FRONTAGES WITH UPPER STOREIS SETBACK TO MAXIMIZE DAYLIGHT AT THE PEDESTRIAN LEVEL AND TO ENHANCE THE CONNECTION BETWEEN BUILDING ENTRY AND ADJACENT SIDEWALKS. RESIDENTIAL UNIT ENTRIES ARE PROVIDED INTERNALLY WITHIN THE BUILDING AT LEVEL 3 OR ABOVE TO PRESERVE RESIDENT PRIVACY 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. 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 Page 3 of 18 b. Made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting 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. Minimum Standard: Building entries from a parking lot shall be subordinate to those related to the street. 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. 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. 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. APPLICANT RESPONSE: THE PRIMARY RESIDENTIAL BUILDING ENTRY OFF HARRINGTON AVENUE FEATURES LARGE GLAZING FOR TRANSPARENCY, A LARGE CANOPY FOR PEDESTRIAN WEATHER PROTECTION, AND A GRACIOUS WALKWAY CONNECTING THE ENTRY TO THE SIDEWALK. RETAIL ENTRIES ALONG BOTH SUNSET AND HARRINGTON ALSO FEATURE THE USE OF CANOPIES WITH MINIMUM 6’ WEATHER PROTECTION, PUBLIC PATIO GATHERING SPACES, AND SUPPORTING LANDSCAPE AND LIGHTING TO CREATE A COMFORTABLE SETTING IN THESE LOCATIONS. THE RESIDENTIAL ENTRY IS ADJACENT TO THE PROMINENT BUILDING SIGNAGE ALONG HARRINGTON AVE. ENTRANCES FROM THE STRUCTURED PARKING GARAGE ARE WELL HIDDEN BEHIND THE BUILDING. GROUND LEVEL RESIDENTIAL AMENITIES INCLUDE THE BUILDING LOBBY, BICYCLE STORAGE FACILITIES, AND THE RESIDENTIAL LEASING OFFICE. SECOND-FLOOR RESIDENTIAL SPACES INCLUDE AMENITY ROOMS AND FITNESS CENTER OVERLOOKING THE RESIDENTIAL ENTRY FRONTAGE ALONG HARRINGTON. RESIDENTIAL AMENTITIES ON BOTH LEVELS SHARE TWO-STORY GLAZING OVERLOOKING THE STREET SCAPE. 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. Page 4 of 18 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. APPLICANT RESPONSE: THE CURRENT PATTERN OF DEVELOPMENT ALONG SUNSET BLVD IS PREDOMINANTLY LOW-SCALE COMMERCIAL BUILDINGS. AS SUCH, PROJECT UTILIZES LOW- SCALE 1-STORY COMMERCIAL MASSING ALONG SUNSET WITH THE UPPER LEVEL RESIDENTIAL BUILDING RECESSED TO STEP THE MASSING AWAY AND MAINTAIN THE EXISTING STREETSCAPE. AT THE RESIDENTIAL BUILDING, ADDITIONAL EFFORTS TO BREAK UP MASSING THROUGH BUILDING ARTICULATION WITH COLOR CHANGES, MODULATION STEPS, AND USE OF DECKS/PATIOS HELP BREAK DOWN THE PROJECT’S SCALE AND BETTER APPROXIMATE THE MASSING AND OVERALL CHARACTER OF THE ADJACENT APARTMENT BUILDING TO THE SOUTH. 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. 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). 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. Minimum Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Page 5 of 18 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. APPLICANT RESPONSE: SERVICE ELEMENTS WITHIN THE BUILDING IS MINIMALLY LOCATED WITHIN PEDESTRIAN TRAFFIC AREAS. SERVICE ENTRANCES AND COMPONENTS ARE LOCATED WITHIN THE SOUTHERN ACCESS EASEMENT OR UNDER THE BUILDING WITHIN THE PARKING GARAGE. SOLID WASTE AND STORAGE COLLECTION IS FULLY ENCLOSED BY CONCRETE STRUCTURAL WALLS AND IS ONLY REVEALED IN THE GARAGE AREA BY THE GATE DOOR ENTRY. SERVICE ENCLOSURES ARE SCREENED BY CONCRETE WALLS. SERVICES ARE WITHIN THE BUILDING AND NOT EXPOSED TO THE PUBLIC 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. Minimum Standard: Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection RMC 4-3-100.E1). Minimum Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection RMC 4-3-100.E1). 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). APPLICANT RESPONSE: GATEWAYS DO NOT APPLY TO OUR BUILDING SITE LOCATION 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 Page 6 of 18 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. 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). 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. APPLICANT RESPONSE: PARKING IS HIDDEN BEHIND BOTH COMMERCIAL AND LOBBY SPACES FROM STREET FACING BUILDING SIDES. FURTHER COVERINGS WILL BE PROVIDED FROM LANDSCAPE AND MAIN PARKING ACCESS COMING FROM BACK ALLEY. PARKING IS ON GRADE LEVEL UNDER LEVEL 3 RESIDENTIAL BUILDING SPACE. 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. 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). Page 7 of 18 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. APPLICANT RESPONSE: STRUCTURED PARKING ON SITE IS LESS THAN THE ALLOCATED 25% OF BUILDING FRONTAGE WIDTH AND IS LOCATED BEHIND GROUND-LEVEL USES ALONG STREET FRONTAGES TO ENSURE PEDESTRIAN-FRIENDLY STREET DESIGN. PARKING GARAGE ACCESS IS HIDDEN FROM VIEW AT THE SOUTH AND MINIMAL ENTRY IS PRESENT AT THE NORTH ALONG SUNSET. THE PORTIONS OF PARKING VISIBLE FROM THE NORTH ARE SCREENED BY LANDSCAPING. 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. Minimum Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. 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. APPLICANT RESPONSE: ACCESS TO PARKING SPACES FOR DEVELOPMENT WILL BE APPROACHED FROM AN EXISTING ACCESS EASEMENT LOCATED ON THE PROPERTY'S SOUTH SIDE AND ONE EXISTING CURBCUT LOCATED ON THE NE ALONG SUNSET BLVD. Page 8 of 18 MULTIPLE EXISTING CURBCUTS ON BOTH SUNSET AND HARRINGTON ARE BEING REMOVED TO IMPROVE PEDESTRIAN SAFETY. SEE SITE PLAN FOR CURB REMOVAL 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. 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. 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. 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'). Minimum Standard: Mid-block connections between buildings shall be provided. Page 9 of 18 APPLICANT RESPONSE: PEDESTRIAN PATHWAYS ARE PROVIDED TO CONNECT STRUCTURED PARKING TO GROUND LEVEL RETAIL SPACES. WALKWAYS FROM SIDEWALKS TO BUILDING ENTRIES ENCOURAGE PEDESTRIAN ACTIVATION WHILE MAXIMIZING LANDSCAPING OPPORTUNITUES. PATHWAY LANDSCAPING TO BE DECORATIVE CONCRETE PAVING WITH WALKWAY WIDTHS AND LAYOUTS PER LANDSCAPE PLANS. 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 Minimum Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 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. 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. APPLICANT RESPONSE: LANDSCAPING FEATURES INCLUDING PATIOS, BENCHES, AND OTHER PEDESTRIAN-ORIENTED ELEMENTS WILL BE UITILIZED AROUND BUILDING AND RETAIL ENTRANCES. AN OVERSIZED PUBLIC OPEN SPACE AT THE CORNER OF SUNSET AND HARRINGTON EMPHASIZES BOTH OUTDOOR USE AND ENJOYMENT AS WELL AS REINFORCING THE STREET CORNER AND ASSOCIATED RETAIL ENTRIES. ADDITIONAL FEATURES INCLUDE CANOPIES FOR WEATHER PROTECTION, AND ACCENT LIGHTING. RESIDENTIAL PATIOS AT LEVEL 2 OVERLOOK THE CORNER AREA WITH PRIVATE AMENITY SPACES. C. RECREATION AREAS AND COMMON OPEN SPACE: 1. Recreation Areas and Common Open Space: Page 10 of 18 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. 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; 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: Page 11 of 18 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. 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. 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- 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. Minimum Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below. 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. 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 Page 12 of 18 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. APPLICANT RESPONSE: PROVIDED TO THE RESIDENCE OF THE BUILDING, WE’VE DESIGNED TWO DISTINCT AMENITY AREAS FOR THE USERS. FOR 69 UNITS, WE ARE TO PROVIDE MIN. 3450 SF OF AMENITY SPACE. WITHIN THE LEVEL 1 ENTRY, THERE WILL BE A 800 SF LOBBY/WAITING AREA FOR RESIDENCE AND VISITORS. ON LEVEL 2 ALONG THE HARRINGTON AVE FAÇADE, WE WILL BE PROVIDING APPROXIMATELY 1800 SF OF FITNESS AND GROUP GATHERING AREAS. FINALLY, THE CORNER OF SUNSET AND HARRINGTON, ON LEVEL 6 THERE WILL BE A FULL 900 SF RECREATIONAL AREA WITH OUTDOOR PATIO SPACE LOOKING OUT TO THE PUBLIC DOWNTOWN ALTHOUGH THIS SITE IS NOT AT ONE OF THE MAJOR INTERSECTIONS OR 30000 SF+ OF NON- RESIDENTIAL, PROJECT PROPOSES DEVELOPING THE STREET INTERSECTION CORNER AS PEDESTRIAN-FOCUSED IN ORDER TO ACTIVATE THE SIDEWALKS AND PROVIDE GATHERING AREAS FOR THE PUBLIC AND RETAIL CUSTOMERS. ADDITIONAL PATIO SPACES ADJACENT TO THE INDIVIDIAL RETAIL ENTRIES PROVIDE ADDITIONAL AREAS FOR PEDESTRIANS. 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. Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Minimum Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 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. APPLICANT RESPONSE: BUILDING MODULATION HAS BEEN ACHIEVED THROUGH THE USE OF CHANGES IN PLANE AND DEPTH AS WELL AS CONTRASTING MAJOR MASSING WITH MINOR / COMPETING MASSING GESTURES AND FURTHER ENHANCED THROUGH CHANGES IN BUILDING COLOR. THE PROJECT SITE’S UNIQUE GEOMETRY DEMANDED BOTH EMPHASIS OF THE STREET CORNER AS WELL AS FURTHER EFFORTS TO REDUCE MASSING, RESULTING IN BOTH THE CREATION OF THE CORNER OPEN SPACE AT THE RETAIL SPACES AS WELL AS SUBSTANTIAL Page 13 of 18 CHANGES IN STEPPED MASSING BETWEEN GROUND LEVEL RETAIL / RESIDENTIAL USES AND THE UPPER LEVEL TOWER. 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. Minimum Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 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). 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%). Minimum Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Minimum Standard: Where windows or storefronts occur, they must principally contain clear glazing. 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. Page 14 of 18 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. APPLICANT RESPONSE: GROUND LEVEL AREAS SHALL PROVIDE WELCOMING ENTRIES WITH CANOPIES AND ARCHITECTURAL WALKWAYS. FACADES FRONT PEDESTRIAN WALKWAYS ARE OF A SERIES OF STOREFRONTS THAT GIVE CLEAR VIEWS INTO LEVEL 1 SPACES. GLASS WILL BE OF CLEAR GLAZING WITH LITTLE TO NO OBSTRUCTION. THE STOREFRONT MAKES UP MORE THAN 50% OF THE FAÇADE ON LEVEL 1 (159’ OF GLAZING / 274 FAÇADE = 58%.) WINDOWS ON UPPER AREAS SURROUND ENTIRE BUILDING WITH VIEWS AND LIGHT CREATION FOR RESIDENTIAL TENANTS. THE LIGHT TRANSMISSION IS PLANNED TO BE THE MINIMUM 50%. DISPLAY WINDOWS FOR RETAIL IS OF CLEAR GLAZING FOR FRONTAL DISPLAY OF MERCHANDISE AND ADVTERISEMENT. STOREFRONT WILL BE OF CLEAR GLAZING. 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. Page 15 of 18 Minimum Standard: Roof mounted mechanical equipment shall not be visible to pedestrians. 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. APPLICANT RESPONSE: BUILDING ROOF LINE MODULATION WAS CREATED BY JUXTAPOSING THE PRIMARY BUILDING MASSING WITH TWO CONTRASTING DESIGN MOVES. THE STREET FRONTAGE ROOFLINES WERE CREATED BY STEPPING UP PENTHOUSES USING FEATURE ELEMENTS SUCH AS PROJECTING BEAMS / CORNICE ACCENT MEMBERS WHICH OFFSET AGAINST THE PRIMARY MASSING, WHILE THE INTERIOR FAÇADE MASSING UTILIZED RECESSED MODULATION WITH ARBOR ELEMENTS TO CREATE SHADOW AND VISUAL INTEREST. BOTH METHODS CREATE SHADOW AND VISUAL INTEREST ALONG THE ROOFLINES WHILE CONTRIBUTING TO THE OVERALL BUILDING CHARACTER AND REINFORCING THE PRIMARY DESIGN GESTURE. ROOFTOP EQUIPMENT SCREENING WHERE REQUIRED WILL BE RECESSED AWAY FROM THE EXTERIOR ROOF EDGES TO REDUCE ANY MASSING IMPACTS. 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. 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. Minimum Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Minimum Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. 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. 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. Minimum Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. Page 16 of 18 APPLICANT RESPONSE: MATERIALS FOR THE PROPOSED BUILDING WILL BE OF VARIOUS MATERIAL TYPES AND COLORS. COLOR WILL BE PLAYED WITH THE USE OF CEMENT BOARD PANELS AND LAP SIDING. LOWER LEVELS WILL UTILIZE HIGHER QUALITY CERCLAD MATERIALS. SEE COLORED ELEVATIONS FOR MATERIALS AND DESCRIPTIONS COMBINATION OF MATERIALS WILL FOLLOW RHYTHM PATTERN OF BUILDING AROUND ENTIRE PERIMETER. THIS RHYTHM WITH HI-LIGHT BUILDING MODULATION AND SPECIFIC PROGRAMS. LOWER LEVEL MATERIALS WILL BE OF DURABLE CERAMIC GLAZED CEMENT PRODUCT CERACLAD. CERACLAD MATERIAL WILL BE USED TO HIGHLIGHT RETAIL AND RESIDENTIAL AMENITY SPACES USING DIFFERENT PATTERNS AND COLOR. THESE MATERIALS WILL WRAP AROUND THE BUILDING UP TO THE POINT OF THE GARAGE AREA THAT IS SET FAR INTO THE SITE AWAY FROM NEIGHBORS. CONCRETE WILL ONLY BE EXPOSED IN HIDDEN AREAS OF THE BUILDING WITHIN PARKING GARAGE. CEMENT BOARD WILL USE DIFFERENT PATTERNS OF REVEAL AND COLORS AROUND BUILDING. E. SIGNAGE: Minimum Standard: Signage shall be an integral part of the design approach to the building. Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. Minimum Standard: Entry signs shall be limited to the name of the larger development. 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. Minimum Standard: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Minimum Standard: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Minimum Standard: Prohibited signs include (see illustration, subsection RMC 4-3- 100.J3a): i. Pole signs; ii. Roof signs; Page 17 of 18 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. APPLICANT RESPONSE: SIGNAGE WILL INTEGRATE INTO THE BUILDING DESIGN CORPORATE SIGNS WILL NOT BE APPLICABLE TO THE PROJECT ENTRY NAMES WILL BE LIMITED TO THE RETAIL TENANTS AND NAME OF BUILDING SIGNAGE WILL BE OF ATTRACTIVE ACCENT COLORS WITH ELEGENT LIGHTING FRONT LIT SIGNS WILL BE UTILIZED FOR MAIN SIGNAGE BLADE TYPE SIGNS WILL BE USED FOR RETAIL ENTRIES FREESTANDING GROUND MONEUMENT SIGNS WILL NOT BE UTILIZED SEE ELEVATIONS FOR SIGNAGE. 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. 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. 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. 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.). Page 18 of 18 APPLICANT RESPONSE: PEDESTRIAN-LEVEL ACCENT LIGHTING WILL BE PROVIDED AT BUILDING / RETAIL ENTRIES AS WELL AS ALONG STREET FACING FAÇADES. DOWNLIGHTING WILL BE UTILIZED AT PRIVATE UNIT DEKCS, OUTDOOR AREAS BOTH PUBLIC AND PRIVATE, WITH ALL EXTERIOR FIXTURES BEING SHIELDED TO PREVENT GLARE TO ADJACENT NEIGHBORS AND RIGHT- OF-WAY.