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Home My WebLink AboutPRE22-000204 PSUB22-000345 Urban Design Memo14311 SE 16th Street, Bellevue, WA 98007 1.800.888.4517. (425) 641.5320. fax: (425) 641.5318 www.kapplerhomeplans.com Architectural innovations, p.s. Forward Thinking Design Solutions For Your Environment October 20, 2022 City Of Renton Attn: Brittany Gillia Project Name: Swanson Gardner Meyers Office Addition Address: 4512 Talbot Road S. Building Permit # PRE22-000204, PSUB22-000345 AI Job # 17068 Urban Design Regulations: The urban design regulations are established in accordance with and to implement policies established in the Land Use Element of the Comprehensive Plan. These standards are divided into seven areas: Site design/building location, Parking/vehicular access, Pedestrian environment, Recreation Areas/Common Open Space, Building Architectural Design, Signage and Lighting. The following memo shall address these elements. This project falls under District ‘D’; All areas zoned Center Village, Commercial Arterial, Commercial Neighborhood or Commercial Office. The following project is zoned Commercial Office. See RMC 4‐3‐100 for additional information. A. Site design and building location Building Location and Orientation: 1. The availability of natural light and direct sun exposure to nearby buildings and open space shall be considered when sitting structures. The existing building does not block adjacent buildings from direct sun exposure and the proposed parking lot design does not change this. 2. Buildings shall be oriented to the street with clear connections to the sidewalk. The proposed parking lot expansion includes a pedestrian designated walkway that passes from the entry to thru the parking lot to the sidewalk. This walkway shall be identified by a change of material from the asphalt used in the parking lot. 3. The front entry of a building shall be oriented to the street of a landscaped pedestrian only courtyard. The proposed parking lot relocates the parking stalls directly in front of the entry and front façade to provide landscaping strips and a landscaped courtyard. 4. Building with residential uses located at the street level shall be... The existing building does not have residential uses and the proposed parking lot design maintains and expands upon the landscaping between the sidewalk and the building. 5. Office building shall have pedestrian‐oriented facades... The existing building is oriented towards the street and the proposed parking lot design does not change this. 14311 SE 16th Street, Bellevue, WA 98007 1.800.888.4517. (425) 641.5320. fax: (425) 641.5318 www.kapplerhomeplans.com Building Entries: 1. The primary entrance of each building shall be located on the façade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk and include human‐scale elements and made visibly prominent by incorporating architectural features... The existing building meets the listed criteria and the proposed parking lot design does not change this. Access to the sidewalk is address in Section A‐Building Location part 2 above. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting or landscaping and include water protection at least for and one‐half feet wide. Building that are taller than 30’ in height shall also ensure that the weather protection is proportional to the distance above ground level. The existing building meets the listed criteria and the proposed parking lot design does not change this. 3. Building entries from a parking lot shall be subordinate to those related to the street. The existing building meets the listed criteria and the proposed parking lot design does not change this. 4. 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 existing building meets the listed criteria and the proposed parking lot design enhances this. 5. 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. The existing building is a single structure and the proposed parking lot design does not change this. 6. Ground floor residential units that are directly accessible from the street shall include… The existing commercial building does not include residential units and the proposed parking lot design does not change this. Transition to Surrounding Development: 1. At least one of the following design elements shall be used building proportions…building articulation…roof lines… The existing building meets the listed criteria and the proposed parking lot design does not change this. Service Element Location and Design: 1. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. The existing building’s approved refuse and recycle location with its screening has been relocated per the submitted plans. 2. In addition to standard enclosure requirements, garbage, recycling and utility areas shall be enclosed on all sides, include a roof and screened around their perimeter by a wall or fence and have self‐closing doors. The existing building’s approved refuse and recycle location with its screening has been relocated per the submitted plans. 3. Service enclosures shall be made of masonry, ornamental metal or wood or some combination. The existing building’s approved refuse and recycle location with its screening has been relocated per the submitted plans. 4. If the service area is adjacent to a street, pathway or pedestrian‐oriented space, a landscaped planting strip, minimum three feet wide shall be located on three sides of such facility. The existing building’s approved refuse and recycle location with its screening has been relocated per the submitted plans meeting the above criteria with a pathway and landscaping. 14311 SE 16th Street, Bellevue, WA 98007 1.800.888.4517. (425) 641.5320. fax: (425) 641.5318 www.kapplerhomeplans.com Gateways: 1. Developments located at district gateways shall be marked with visually prominent features. The existing building is not located at a district gateway and the proposed parking lot design does not change this. 2. Gateway elements shall be oriented toward and scaled for both pedestrian and vehicles. The existing building is not located at a district gateway and the proposed parking lot design does not change this. 3. Visual prominence shall be distinguished by two or more of the following… The existing building is not located at a district gateway and the proposed parking lot design does not change this. B. Parking and vehicular access Surface Parking: 1. Parking shall be located so that no surface parking is located between a building and the front property line and a building on the side property line. The existing building’s surface parking lot is already located between the building and the front property line. The proposed parking lot expansion is intended to provide a more visually appealing design and thus minimize the existing impact. 2. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping and or gateway features as dictated by location. The existing building’s surface parking lot is already located between the building and the front property line. The proposed parking lot expansion is intended to provide a more visually appealing design and thus minimize the existing impact Structured Parking Garages: 1. Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent of the building frontage width. The proposed parking lot expansion is not a parking structure and this does not apply. 2. The entire public facing façade shall be pedestrian‐oriented... The proposed parking lot expansion is not a parking structure and this does not apply. 3. Public facing facades shall be articulated by arches, lintels, masonry trim or other architectural elements and or materials. The proposed parking lot expansion is not a parking structure and this does not apply. 4. The entry to the parking garage shall be located away from the primary street to either the side or the rear of the building. The proposed parking lot expansion is not a parking structure and this does not apply. 5. 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. The proposed parking lot expansion is not a parking structure and this does not apply. 6. The administrator may allow a reduced setback where the applicant can... The proposed parking lot expansion is not a parking structure and this does not apply. 14311 SE 16th Street, Bellevue, WA 98007 1.800.888.4517. (425) 641.5320. fax: (425) 641.5318 www.kapplerhomeplans.com Vehicular Access: 1. Access to parking lots and garages shall be from alleys when available. If not, available access shall occur at side streets. The existing parking lot entrance is currently accessed by Talbot Road. The proposed expansion shall provide for an additional access point from the easement that was provide for the adjacent Weatherly Inn thus reducing the traffic flow from Talbot Road. C. Pedestrian environment Building Location and Orientation: 1. 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. Pathways shall be located so that there are clear sight lines to increase safety. 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. Access to the sidewalk is address in Section A‐Building Location part 2 above. 2. Pathways within parking areas shall be provided and differentiated by material or texture. Access to the sidewalk is address in Section A‐Building Location part 2 above. 3. Sidewalks and pathways along the façade of buildings shall be of sufficient width to accommodate anticipated number of users. Sidewalks and pathways along the façade of missed use and retail buildings 100’ or more in width shall provide sidewalks at least 12’ in width. The pathway shall include an 8’ min unobstructed walking surface. 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 5’ and greater than 12’. The existing sidewalk located within the ROW meets the above requirements, the proposed pathways along the building meet the above requirements. 4. Mid‐block connections between buildings shall be provided. The project does not consist of multiple buildings and no mid‐block connections are proposed. Pedestrian Amenities 1. Architectural elements that incorporate plants, particularly at building entrances in publicly accessible spaces and at facades along streets shall be provided. The proposed parking lot expansion provides additional landscaping features and architectural elements that shall enhance the facade. 2. Amenities such as outdoor group seating, benches, transit shelters, fountains and public art shall be provided. Site furniture shall be made of durable, vandal and weather resistant materials that do not retain rainwater and can be reasonable maintained over an extended period of time. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. The previous building expansion included site furniture. The new parking lot expansion does not alter this. 3. Pedestrian overhead weather protection in the form of awnings, marquees, canopies or building overhangs shall be provided... The existing building addressed this issue and the proposed parking lot expansion does not alter this. 14311 SE 16th Street, Bellevue, WA 98007 1.800.888.4517. (425) 641.5320. fax: (425) 641.5318 www.kapplerhomeplans.com D. Recreation Areas and Common Open Space Recreation Areas and Common Open Space: 1. All mixed use residential and attached housing developments of 10 or more dwellings units shall provide common open space and recreation areas... The existing commercial office space is not a residential development and is not required to meet these criteria. 2. All buildings and developments with over 30,000sf of nonresidential uses shall provide pedestrian oriented space… The existing commercial office space is under 30,000sf and is not required to meet these criteria. Public Plazas: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below… The existing commercial office space is not located at an intersection as defined by the above and is not required to meet these criteria. E. Building Architectural Design Building Character and Massing: 1. All building facades shall include modulation or articulation at intervals of no more than 40’. The existing building meets these criteria and the proposed parking lot design does not change this. 2. Modulations shall be a minimum of 2’ deep 16’ in height and 8’ in width. The existing building meets these criteria and the proposed parking lot design does not change this. 3. Buildings greater than 160’ in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the façade or provide and additional special feature such as a clock tower, courtyard, fountain or public gathering area. The existing 135’ long building does not meet this criteria and the proposed parking lot design does not change this. Ground Level Details: 1. Human‐scaled elements such as a lighting fixture, trellis or other landscape feature shall be provided along the façade’s ground floor. The existing building meets these criteria and the proposed parking lot design does not change this. 2. 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 50%. The existing building meets these criteria and the proposed parking lot design does not change this. 3. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Display racks and fixtures may not obscure of the window space. The existing building meets these criteria and the proposed parking lot design does not change this. 4. Window coverings, such as blinds and curtains, must be functional, they may not be affixed so that they cannot be open and or closed. The existing building meets these criteria and the proposed parking lot design does not change this. 14311 SE 16th Street, Bellevue, WA 98007 1.800.888.4517. (425) 641.5320. fax: (425) 641.5318 www.kapplerhomeplans.com 1. Any façade visible to the public shall be comprised of at least 50% transparent windows and or doors for at least the portion of the ground floor façade that is between 4’ and 8’ above ground. The existing building meets these criteria and the proposed parking lot design does not change this. 2. Where windows or storefront occur, they must principally contain clear glazing. Tinted, dark and highly reflective glass and film are prohibited. The existing building meets these criteria and the proposed parking lot design does not change this. Building Roof Lines: 1. At least one of the following elements shall be used to create varied and interesting roof profiles… The existing building meets these criteria and the proposed parking lot design does not change this. Building Materials: 1. All sides of buildings visible from a street, pathway, parking area or open space shall be finished with the same building material, detailing and color scheme. The existing building meets these criteria and the proposed parking lot design does not change this. F. Signage 1. In addition to the city’s standards sign regulations, developments within Urban Design Districts V and D are also subject to the additional sign restrictions found in RMC 4‐4‐100G, urban design sign area regulations. Modifications to the standard requirements found in RMC 4‐4‐100G are possible for those proposals that can comply with the Design Districts intent and guidelines as determined by the administrator, for proposals unable to meet the intent and guidelines a variance is required. The existing building meets these criteria and the proposed parking lot design does not change this. G. Lighting Lighting: 1. Pedestrian scale lighting shall be provided at primary and secondary entrances. The existing building meets these criteria and the proposed parking lot design does not change this. 2. Accent lighting shall also be provided on building facades and or illumine other key elements of the site such as gateways, specimen trees other significant landscaping, water features and or artwork. The existing building meets these criteria and the proposed parking lot design does not change this. 3. Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian‐scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4‐4‐075. The existing building meets these criteria and the proposed parking lot design does not change this. Respectfully, Edward Pozniak 14311 SE 16th Street, Bellevue, WA 98007 1.800.888.4517. (425) 641.5320. fax: (425) 641.5318 www.kapplerhomeplans.com Architectural Innovations, P.S.