HomeMy WebLinkAboutJ_Urban_Design_Regulations_Analysis_170515_v1ARCHITECTURE
FqAWI SPACE PLANNING
architectural werks, inc. INTERIOR DESIGN
May 15, 2017
City of Renton
Planning and Development
1055 S. Grady Way
Renton, WA 9$457
(425) 430-5400
Attn: Jill Ding
RE: Renton Dental Arts Environmental Review -- Urban Design Regulations Analysis
Dear Ms. Ding,
The following is an outline of how the proposed project, Renton Dental Arts Building addresses and complies with
the City's Urban Design Regulations found in RMC 4-3-100. The proposed site is located within design district V.
I. 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.
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.
Guidelines: 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.
Standards:
Districts A, B, and D IAlI of the following are required:
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.
Applicant Comment:
The building location and it's relatively minimal height results in little to no
impact to solar exposure offsite. Slightly lower elevation and relative positioning
of building on property to north result in the "back" of building facing back of
building on the adjacent property.
2. Buildings shall be oriented to the street with clear connections to the sidewalk.
11416 98"' Avenue NE —Suite 200, Kirkland, WA 98033 P:425.8212244 F:425.898.4722 W: vA w.awerks.com
Renton Dental Arts
May 15, 2017
Applicant Comment:
The building is oriented toward 108"' Ave. SE and located within the City required
setback of fifteen feet (15'). The proximity of the building to the street clearly
defines the building's connection to the city sidewalk.
3. The front entry of a building shall be oriented to the street or a landscaped pedestrian -
only courtyard.
Applicant Comment:
The primary building entry (modification requested, see Urban Design Regulation
Justification Letter) is oriented to We Ave. SE. Architectural features
emphasizing the entry include expansive glazing, weather protection and human -
scaled ornamental lighting.
Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (SO') and feature substantial
landscaping between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents' privacy.
Applicant Comment:
Not applicable
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.
Guidelines: 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.
Districts I All of the following are required:
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
Applicant Comment:
The primary building entrance is located along We Ave SE. The entrance element
is prominent because of the "tower" like quality, which is the highest point of the
building and is further enhanced with prominent signage, expansive glazing and
weather protection. The entrance is visible from the street and connected to the
public sidewalk with a paved pedestrian connection. Human scaled elements are
provided such as ornamental lighting, paved pedestrian entry, canopies and
glazing.
b. Made visibly prominent by incorporating architectural features such as a facade
Renton Dental Arts
May 15, 2017
overhang, trellis, large entry doors, and/or ornamental lighting (illustration below).
Applicant Comment:
The primary building entrance contains ornamental lighting at human -scale and
on overhead canopy and a large opening that invites pedestrians to pass through.
2. 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 (illustration below). 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.
Applicant Comment:
The building's street entrance is marked with a "tower"feature, glazing and
weather protection. The weather protection is approximately thirteen feet (13')
above grade to top of canopy located lower than the primary elevation of other
canopies on the building. The weather protection extends four feet six inches (4'-
6 % from the building facade.
Building entries from a parking lot shall be subordinate to those related to the street.
Applicant Comment:
The parking lot entry is subordinate from the street entry as it is a smaller
"tower" with less relative height and contains less weather protection and
glazing.
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.
Applicant Comment:
See primary entrance comment above.
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.
Applicant Comment:
Not applicable. A single building is proposed for this site.
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 Comment:
Not applicable.
TRANSITION TO SURROUNDING DEVELOPMENT I
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May 15, 2017
Page 4
Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing
neighborhoods are preserved.
Guidelines: 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.
Standards:
Districts A, B, and D
At least one of the following design elements shall be used to promote a transition to
surrounding uses:
1. Building proportions, including step -backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments; or
3. 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 Comment:
The proposed building is a single -story, rectangular, and measures approximately
fifty-seven feet (57') in width and one hundred forty-eight feet and ten Inches
(148'-10") in length. The highest point of the building is on the Southwest portion
of the rectangle and measures thirty-two feet (31') at top of ridge from finished
grode. A sloped down roof from north to south is proposed for optimal solar
panel orientation. The secondary entrance to the building divides the two tenant
spaces to reduce apparent bulk of building. The height of the building steps
down towards east (residential zone) and there is a large conservation easement
on the far eastern end of the property that acts as a buffer to that residential
zone.
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 pedestrian areas, and screening them from view in high visibility areas.
Guidelines: 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.
Standards:
All Districts
All of the following are required:
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.
Applicant Comment:
The building service area is located on the Southeast portion of the property and
away from pedestrian activity areas. The area is screened from the street by
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Page 5
GATEWAYS
Intent: To distinguish gate
elements at gateways sho
should also be compatible
Guidelines: Development
pedestrians and vehicular
features include monume
Standards:
Districts C and D
landscaping with an enclosure that is designed to match the building in
appearance.
2. 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 (illustration below).
Applicant Comment:
The refuse/recycle enclosure area is screened on all sides via an eight foot (8') high
concrete masonry unit (CMU) enclosure with a metal gate. A standing seam metal
sloped roof is also proposed (please see Trash Enclosure Plan/Elevation, sheet
A1.2). The sloped roof is to relate to the primary building structure located on the
site. The plan indicates that a self-closing metal gate hinge is to be used.
3. Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three (3).
Applicant Comment:
The enclosure Is made of CMU with metal enclosure doors.
4. If the service area is adjacent to a street, pathway, or pedestrian -oriented space, a
landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides
of such facility.
Applicant Comment:
Not applicable. The enclosure is away from pedestrian areas.
ways as primary entrances to districts or to the City, special design features and architectural
uld be provided. While gateways should be distinctive within the context of the district, they
with the district in form and scale.
that occurs at gateways shall be distinguished with features that visually indicate to both
traffic the uniqueness and prominence of their locations in the City. Examples of these types of
nis, public art, and public plazas.
All of the following are required:
1. Developments located at district gateways shall be marked with visually prominent
features (illustration below).
Applicant Comment:
Not applicable.
2. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles
(illustration below).
Applicant Comment:
Not applicable.
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May 15, 2017
Visual prominence shall be distinguished by two (2) 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 Comment:
Not applicable.
2. 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.
SURFACE PARKING
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings.
Guidelines: 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.
Standards:
Both of the following are required:
1. 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).
Applicant Comment:
No parking Is proposed between the building and the front property line along
10Ave. SE. Landscaping and a pedestrian only connection to the public
Districts A, B, and D sidewalk is provided between the building and front property line. Parking is
located along the side and rearportion of the property. The property is not a
corner lot.
Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
Applicant Comment:
Parking is located so that it is screened from surrounding streets by landscaping.
A ten foot (10') wide perimeter parking lot landscaping screen is provided
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May 15, 2017
Page 7
between the parking area and 108`h Ave. SE. Parking along the rear portion of
the property would be screened by a sixty foot (60') wide landscaped area with
retained mature trees and newly planted vegetation.
iES
:nt use of land needed for vehicle parking; encourage the use of structured parking;
parking garages with other uses; and reduce the overall impact of parking garages.
ill not dominate the streetscape; they shall be designed to be complementary with
They shall be sited to complement, not subordinate, pedestrian entries. Similar forms,
primary building(s) should be used to enhance garages.
of the following are required:
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
(illustration below).
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.
Applicant Comment:
Not applicable.
Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials (illustration below).
Applicant Comment:
Not applicable.
The entry to the parking garage shall be located away from the primary street, to either
the side or rear of the building.
Applicant Comment:
Not applicable.
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.
Applicant Comment:
Not applicable.
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);
STRUCTURED PARKING GARAC
Intent: To promote more effich
physically and visually integrate
Guidelines: Parking garages she
adjacent and abutting buildings
materials, and/or details to the
Standards:
All
1.
2.
All Districts
3.
4.
5.
6.
between the parking area and 108`h Ave. SE. Parking along the rear portion of
the property would be screened by a sixty foot (60') wide landscaped area with
retained mature trees and newly planted vegetation.
iES
:nt use of land needed for vehicle parking; encourage the use of structured parking;
parking garages with other uses; and reduce the overall impact of parking garages.
ill not dominate the streetscape; they shall be designed to be complementary with
They shall be sited to complement, not subordinate, pedestrian entries. Similar forms,
primary building(s) should be used to enhance garages.
of the following are required:
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
(illustration below).
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.
Applicant Comment:
Not applicable.
Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials (illustration below).
Applicant Comment:
Not applicable.
The entry to the parking garage shall be located away from the primary street, to either
the side or rear of the building.
Applicant Comment:
Not applicable.
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.
Applicant Comment:
Not applicable.
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);
Renton Dental Arts
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Page 8
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.
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 Comment:
Not applicable.
VEHICULAR ACCESS
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular
access off streets.
Guidelines: 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.
Standards:
The following is required:
1. Access to parking lots and garages shall be from alleys, when available. If not available,
access shall occur at side streets.
Applicant Comment:
Vehicular access is proposed along 108`h Ave. SE. close to where the existing
driveway is located. No vehicle access is proposed along 105P Ave. SE frontage as
Districts A, B, and D
it is a residential access street that serves the abutting single-family residential
neighborhood and there is a permanent conservation area we will not disturb.
Existing commercial uses along 10eh Ave SE currently do not provide access along
IW Ave SE. Limiting vehicle access to 10e Ave SE provides consistency with the
surround development and will reduce residential neighbor's concerns. There is no
other option except access off 108`" Ave SE. Therefore we are limiting it to one
access, very close to where the existing access is now.
2. 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 Comment:
The property contains and will continue to have one driveway along the 108`" Ave
SE frontage.
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.
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May 15, 2017
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
Guidelines: 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.
All of the following are required:
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.
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
Districts A, C, and D appropriate for the anticipated number of users and complementary to the
design of the development.
Applicant Comment:
A five foot (5') wide pedestrian pathway is provided from the primary
entrance along 10e Ave SE to the public sidewalk and to the subordinate
parking entrance. The pedestrian pathways are shown as atypical
concrete sidewalk pavement.
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 (illustration below). Permeable materials are encouraged. The pathways
shall be perpendicular to the applicable building facade and no greater than one
hundred fifty feet (150') apart.
Applicant Comment:
Pedestrians would have a relatively short distance and clear view of access
from their vehicles to the secondary entrance and therefore a delineated
pathway for this site would be unnecessary.
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').
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Page 10
All Districts
PEDESTRIAN AMENITIES
Intent: To create attracth
for pedestrians; and prov
seasonal weather condith
Guidelines: The pedestriz
that encourage pedestria
Standards:
Districts C and D
Applicant Comment:
The pathway from the ROW to the building and extension along the street -
side (west) facade is five feet (S') in width. An interior pathway/plaza area
is approximately nine feet (9') in width in front of the west building facade.
This is only a two (2) tenant building. The volume of users will not
overwhelm the sidewalks proposed.
4. Mid -block connections between buildings shall be provided.
Applicant Comment:
Not applicable.
5. Permeable pavement pedestrian circulation features shall be used where feasible,
consistent with the Surface Water Design Manual.
Applicant Comment:
Permeable pavement pedestrian circulation features will not be used as
soil conditions are not conducive to drainage and therefore not feasible
within the site.
ee spaces that unify the building and street environments and are inviting and comfortable
ide publicly accessible areas that function for a variety of year-round activities, under typical
ins.
in environment shall be given priority and importance in the design of projects. Amenities
n use and enhance the pedestrian experience shall be included.
All of the following are required:
1. Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided.
Applicant Comment:
A widened sidewalk/pedestrian plaza is provided along the west facade.
Landscaping is provided at the south side of the primary building entrance.
2. 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.
Applicant Comment:
There are two outdoor benches are provided along the west facade to be
made of durable, vandal- and weather -resistant materials. The locations of
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May 15, 2017
Page 11
the benches do not impede or block pedestrian access to public spaces or
building entrances.
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 (R') above ground level.
Applicant Comment:
Please see exterior elevations for further information. Canopies are provided
with o four feet six inch (4'-6") depth from the building for weather protection.
The canopies along the west facade span fifty-three feet nine inches (53'9 ),
which is eighty-three percent (8396) of the length of the building facade. The
height of the canopies is thirteen feet (13') to bottom of canopy to finished
grade.
4. Recreation Areas and Common Open Space:
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.
Guidelines: Developments located at street intersections should provide pedestrian -oriented space at the street corner
to emphasize pedestrian activity (illustration below). 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.
Districts A, C, and D I All of the following are required:
1. 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
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Palle 12
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;
if. 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;
ill. 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:
i. Required landscaping, driveways, parking, or other vehicular use areas.
Aoolimnt Comment:
Not applicable.
H. Required yard setback areas. Except for areas that are developed as private or
semi -private (from abutting or adjacent properties) courtyards, plazas or passi
use areas containing landscaping and fencing sufficient to create a fully usable
area accessible to all residents of the development (illustration below).
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.
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:
L Visual and pedestrian access (including barrier -free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
if. Paved walking surfaces of either concrete or approved unit paving; and
ill. 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:
L The minimum required walkway. However, where walkways are widened or
Renton Dental Arts
May 15, 2017
Districts
enhanced beyond minimum requirements, the area may count as pedestrian -
oriented space if the Administrator determines such space meets the definitio
of pedestrian -oriented space.
fl. 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.
Applicant Comment:
Not applicable.
Open space substitution: see RMC 4-1-240.
Applicant Comment:
Not applicable.
All of the following are required:
1. Public plazas shall be provided at intersections identified in the Commercial Arterial
Zone Public Plaza Locations Map and as listed below.
2. The plaza shall measure no less than one thousand (1,000) square feet with a minimur
dimension of twenty feet (20') on one side abutting the sidewalk.
3. 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.
4. 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:
1. 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.;
I. Rainier Avenue S.;
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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.;
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.
Applicant Comment:
Not applicable.
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.
Guidelines: 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.
and D Both of the following are required:
1. All building facades shall include modulation or articulation at intervals of no more than
forty feet (40').
Applicant Comment:
All building facades provide articulation features such as metal banding,
extensive glazing, clerestories and canopies all within the forty foot (40')
interval limitation.
2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and
eight feet (B') in width.
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GROUND LEVEL DETAILS
Intent: To ensure that buil
pedestrian environment; a
Guidelines: The use of mal
encouraged. The primary L
such as a facade overhang,
should also be used, to inc
Standards:
All Districts
Applicant Comment:
The site plan and exterior elevations provides modulations on all building
elevations in depths ranging from two feet (1) to three foot six inches (3'4"),
heights from seventeen (17) to twenty-two (22) feet and widths ranging from
eight (8) to twenty-seven (27) feet.
3. 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
(illustration in District B, below); or provide an additional special feature such as a clock
tower, courtyard, fountain, or public gathering area.
Applicant Comment:
Not applicable. The building is one hundred forty-eight feet and ten inches
(148'-10").
sings are visually interesting and reinforce the intended human -scale character of the
nd ensure that all sides of a building within near or distant public view have visual interest.
erial variations such as colors, brick, shingles, stucco, and horizontal wood siding is
wilding entrance should be made visibly prominent by incorporating architectural features
trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features
Jude things such as decorative entry paving, street furniture (benches, etc.), and/or public art.
All of the following are required:
1. Human -scaled elements such as a lighting fixture, trellis, or other landscape feature shall
be provided along the facade's ground floor.
Applicant Comment:
Human -scaled elements such as lighting fixtures, canopies and benches are
provided along the west and south facade's ground floor.
2. 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).
Applicant Comment:
The west and south facade is comprised of at least fifty percent (50%)
transparent windows, these will be the most prominent and visible from the
street. The north and east facades are back -of -house and will not be as visible
from the street with landscaping and the anticipated development to the north.
The north facade does have clerestory glazing closest to the western carner of
the building, which is likely the most visible portion of the facade.
3. 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
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efficiency. The minimum amount of light transmittance for windows shall be fifty
percent (50%).
Applicant Comment:
Not applicable. The building is single story.
4. Display windows shall be designed for frequent change of merchandise, rather than
permanent displays.
Applicant Comment:
Not applicable.
Where windows or storefronts occur, they must principally contain clear glazing.
Applicant Comment:
Please see exterior elevations as it identifies storefront windows are mainly
clear glazing.
of the following are prohibited:
1. Tinted and dark glass, highly reflective (mirror -type) glass and film.
2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian
pathways.
Applicant Comment:
Noted.
a. A wall (including building facades and retaining walls) is considered a blank wall If:
L 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
ii. 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.
Applicant Comment:
All building facades are articulated as commented above and do not contain
any blank walls.
b. 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 (illustration below):
L A planting bed at least five feet (5') in width abutting the blank wall that contains
trees, shrubs, evergreen ground cover, or vines;
ii. Trellis or other vine supports with evergreen climbing vines;
iii Architectural detailing such as reveals, contrasting materials, or other special
. detailing that meets the intent of this standard;
iv Artwork, such as bas-relief sculpture, mural, or similar; or
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v. Seating area with special paving and seasonal planting.
Applicant Comment:
Not applicable.
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.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building.
Standards:
Districts A, C, and D
The following is required:
At least one of the following elements shall be used to create varied and interesting roof
profiles (illustration below):
1. Extended parapets;
2. Feature elements projecting above parapets;
3. Projected cornices;
4. Pitched or sloped roofs.
5. Roof mounted mechanical equipment shall not be visible to pedestrians.
6. 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 Comment:
We are proposing two varied roof profiles at varied heights, sloped and
extended parapets. The 'tower" element and the secondary entrance have
extended parapets, while the rest of the building has a sloped roof.
BUILDING MATERIALS
Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of materials
that reduce the visual bulk of large buildings, as well as to encourage the use of materials that add visual interest to the
neighborhood.
Guidelines: 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.
Standards:
All Districts
All of the following are required:
1. 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.
Applicant Comment:
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The building finishes proposed are stone veneer and paneling with brown
painted metal banding and canopies along the top of the storefront windows,
The building finishes proposed on the building indents are metal siding in
replacement of the paneling. The sloped roof proposed is a metal roofing
varied in color from the canopies and metal siding on the elevations. These
treatments are provided on all facades of the building.
All buildings shall use material variations such as colors, brick or metal banding, patterns
or textural changes.
Applicant Comment:
See comment above.
3. Materials, individually or in combination, shall have texture, pattern, and be detailed on
all visible facades.
Applicant Comment:
See comment above.
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.
Applicant Comment:
See comment above.
5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals,
and/or coloring with a concrete coating or admixture.
Applicant Comment:
Not applicable.
6. If concrete block walls are used, they shall be enhanced with integral color, textured
blocks and colored mortar, decorative bond pattern and/or shall incorporate other
masonry materials.
Applicant Comment:
Not applicable.
Districts A, C, and DThe following is required:
All buildings shall use material variations such as colors, brick or metal banding, patterns, or
Applicant Comment:
See comment above.
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5. Building Architectural Design:
Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses
appropriate building materials that are suitable for the Pacific Northwest climate and to discourage franchise retail
architecture.
6. Signage: In addition to the City's standard sign regulations, developments within Urban Design Districts C 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-SOOG are possible for those proposals that can
comply with the Design District criteria found in RMC 4-3-100F, Modification of Minimum Standards. For proposals
unable to meet the modification criteria, a variance is required.
Standards:
1. Signage shall be an integral part of the design approach to the building.
Applicant Comment•.
A separate sign permit will be submitted by owner at a later date, but is
intended at the locations portrayed an the building elevations.
2. In mixed use and multi -use buildings, signage shall be coordinated with the overall
building design.
Applicant Comment:
Not applicable.
3. Corporate logos and signs shall be sized appropriately for their location
Applicant Comment:
A separate sign permit will be submitted by owner at a later date.
4. Entry signs shall be limited to the name of the larger development.
Applicant Comment:
A separate sign permit will be submitted by owner at a later date.
5. Alteration of trademarks notwithstanding, corporate signage should not be garnish
in color nor overly lit, although creative design, strong accent colors, and interesting
surface materials and lighting techniques are encouraged.
Applicant Comment:
A separate sign permit will be submitted by owner at a later date.
6. Front -lit, ground -mounted monument signs are the preferred type of freestanding
sign.
Applicant Comment:
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m
A separate sign permit will
7. Blade type signs, proportional to the building facade on which they are mounted,
are encouraged on pedestrian -oriented streets.
Applicant Comment:
A separate sign permit will be submitted by owner at a later date.
8. All of the following are prohibited:
Pole signs;
Roof signs; and
Back -lit signs with letters or graphics on plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back -lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back -lit.
Applicant Comment:
A separate sign permit will be submitted by owner at a later date.
9. Freestanding ground -related monument signs, with the exception of primary entry
signs, shall be limited to five feet (5') above finished grade, including support
structure.
Applicant Comment.,
A monument sign is proposed near the driveway entrance conforming to code
regulations. A separate sign permit will be submitted by owner at a later date.
10. Freestanding 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 Comment:
Landscape is proposed around the location of the monument sign. A separate
sign permit will be submitted by owner at a later date.
7. Lighting:
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.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the
evening hours shall be provided.
Districts A, C, and D I All of the following are required:
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1. 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.
Applicant Comment:
Pedestrian -scaled lighting is provided at primary and secondary building entrances
as wall sconces that highlight the building facade. There is also canopy lighting and
parking lot lighting proposed. Please see site plan and exterior elevations for further
information.
2. 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.
Applicant Comment:
See comment above.
Down lighting 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.).
Applicant Comment.
Please see site plan for provided parking light locations.
This concludes our Urban Design Regulations Analysis. Please feel free to contact us with any questions or
comments you may have.
Sincerely,
Ar itectural Werks, Inc.
Fran in Ng, AIA
Project Manager