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HomeMy WebLinkAboutJ_Urban_Design_Regulation_Modification_170515_v1ARCHITECTURE FqAWI SPACE PLANNING architectural werks, inc. INTERIOR DESIGN May 15, 2017 City of Renton Planning and Development 1055 South Grady Way Renton, WA 98057 {425} 430-7594 Attn: Jill Ding RE: Renton Dental Arts Building - Urban Design Regulation Modification Justification Dear Ms. Ding, The purpose of this letter is to provide justification to the Urban Design Regulation modifications being requested for the Renton Dental Arts Building. We are requesting a modification to the building entry. This letter will justify how the modification request complies with each of the following modification submittal requirements. Buildinig Entry_ Modification The proposed primary building entrance off of 108`" Avenue Southeast conforms to the Urban Design Regulations; however the entrance is not a direct entrance into the building. The proposed floor plan and grade difference of four feet (4') from the existing or new City sidewalk really emphasizes that the accessible entrance to the dentist office and secondary tenant should be from a common vestibule further east from the street. We are requesting that the primary building entrance on 108t' Avenue Southeast be considered in lieu of a direct access building entrance. The "tower" element is the tallest element on the building and placed roughly at the center width of the site it becomes a visual identifier for the dental office. Although the primary building entrance is within the "tower" the building entrance incorporates human -scaled elements, such as: ornamental lighting and weather protection. The current building on the site (Wendy's) is placed deep within the site; and the proposed "tower" of our project is the closest element of the building to the City sidewalk, which invites pedestrians into the building and site. Please see below for justification on how the building entry modification complies with each of the following issues. a. The intent and purpose of the governing land use designation of the Comprehensive Plan is met; The site is designated Commercial Mixed Use (CMU) on the City of Renton Comprehensive Plan. The building entrance modification does not change the Comprehensive Plan designated use (commercial). b. The modification is inconformity with the intent and purpose of the Renton Municipal Code; The modification is in conformity with the intent and purpose of the Renton Municipal Code, because the modification still provides a "building entrance" element on the building fa4ade facing the street frontage. The other portions of the site and building are in accordance with the standard design regulations: site design and building location; parking and vehicular access; pedestrian environment; recreation areas and common open space; building architectural design; signage; and lighting. c. The modification substantially implements the policy direction of the policies and objects of the Comprehensive Plan Land Use Element and the Community Design Element; The main goals of the Comprehensive Plan Land use Element and the Community Design Element are to promote safe, healthy and attractive community. The modified building entrance is attractive 11416 9e Avenue NE —Suite 200, Kirkland, WA 98033 P:425.8212244 'F:425.898.4722 W: vww.awerks.com Renton Dental Arts May 15, 2017 Page 2 and maintains a high quality of life as the City of Renton encourages with new development. The "tower' element strengthens the visual identity of the dental office throughout the neighborhood as well as provides a pedestrian oriented entrance that is enhanced by a lower canopy and pedestrian scaled lighting. Although the primary building entrance does not provide direct access into the building, it still provides the "building entrance" elements that are required by code and directs pedestrian traffic to the secondary building entrance. Therefore the modification still implements the policy direction of the policies and objects of the Comprehensive Plan Land Use Element and Community Design Elements. d. The modification is the minimum adjustment necessary to implement these policies and objectives The modification is a very minimal change when it comes to the policies and objectives of the Comprehensive Plan Land Use Element and Community Design Element. The reason is because the modification still provides a "building entrance" appearance on the street front facade that conforms to the Urban Design Regulations. The only difference is that the entrance does not provide direct access into the building, but it provides an intriguing pedestrian entry way into the site and is the beginning of the pathway into the subordinate entrance. e. The modification will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgement; This modification meets the objectives and safety, function, appearance, environmental protection and maintainability intended by the code requirements because other than the primary building entrance off of the street frontage not having direct access into the building the design still provides a quality building entrance and architectural elements per the Urban Design Regulations outlined in chapter of the Renton Municipal Code (4-3-100). f. The modification will not be injurious to other property(ies) in the vicinity; This modification will not be injurious to other properties in the vicinity as the modification is contained within the project property lines and fronts a street (108" Avenue). g. The modification conforms to the intent and purpose of the Code; According to Urban design regulations (4-3-100), building entrances shall face the street, serve as a foul point, allow for social interaction, include features that are easily identifiable and be a visually prominent entry. The proposed building entry faces the street (1081" Ave. SE) and allows for social interaction around the primary entrance. The "tower" element serves as a focal point and is easily identifiable from afar. The entrance is also connecting directly to the City side walk which allows pedestrians easy access to the site. The entrance is further marked with a lower, when compared to the balance of the building, four foot six inch (4'-6") deep canopy to protect pedestrians from weather elements. Ornamental lighting is placed at pedestrian height to provide additional human - scale elements to the entrance. The expansive windows located next to the building entry are oriented to the street to display the building activity. The secondary subordinate entry is located further within the lot, orientated toward the parking lot rather than the street and is shorter in height. h. The modification can be shown to be justified and required for the use and situation intended; The current site topography and current building design has a grade difference of four feet from the new City sidewalk. This height discrepancy really emphasizes that the accessible entrance to the dentist office and the secondary tenant should be from a common vestibule further east from the street. The secondary entrance allows for common space used by both tenants (such as fire, electrical rooms) to be located in between the tenant spaces. If an entrance were to be provided off of the street frontage, the clients of the secondary tenant (located in the back of the building) would need to walk through the dental clinic's space. These modifications provides a primary building entrance on the street frontage that is inviting, predominate and complies with code. I. The modification will not create adverse impacts to other property(les) in the vicinity; This modification will not create adverse impacts to other properties in the vicinity as the Renton Dental Arts May 15, 2017 Page 3 modification is located within the project property lines. j. The project as a whole meets the intent of the minimum standards and guidelines in subsections E, F, G, H, I, J, and K of the design regulations; The project as a whole meets the intent of the minimum standards and guidelines in subsections E, F, G, H, I, 1, and K of the urban design regulations (4-3-100). The modification only affects the Building entries guidelines. The other site design and building location requirements are met. Please see criterion "g" for how the modification meets the building entry design regulations. k. The requested modification meets the intent of the applicable design standard; Please see criterion "g". I. The modification will not have a detrimental effect on nearby properties and the City as a whole; The modification will not have a detrimental effect on the nearby properties and the City as a whole. In fact the modification will actually maintain a high quality of life and strengthen the visual identity of the dental office working in lock step with the other elements that conform to the City codes. in. The deviation manifest high quality design; and The deviation manifests high quality design per the Urban Design Regulations even though the deviation is not a physical building entrance, the primary building entrance tower provides entrance elements that conform within the Urban Design regulations. The tower promotes primary interest from the street with pleasing aesthetics, high quality materials at a human -level relatable scale. n. Environment on the abutting and/or adjacent streets and/or pathways. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. The modification is designed to invite pedestrians into the site by using architectural elements that are human -scale, such as ornamental lighting and the weather protection canopy. The expansive glazing on the facade facing the street allows pedestrians to see the building activity and activates the City sidewalk. This concludes our Urban Design Regulation modification justification letter. Please feel free to contact us with any questions or comments you may have. Sincerely, Architectural Werks, Inc. Fra Ng, AIA Project Manager