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HomeMy WebLinkAboutPN_Urban_Design_Regulations_Analysis_190916_v1CITC RENTON HEADQUARTERS LAND USE PERMIT APPLICATION URBAN DESIGN REGULATIONS ANALYSIS SEPTEMBER 16, 2019 1 | P a g e District: Project is located in District D since the site is located in a Commercial Arterial (CA) Zone. District D Standards: 1. 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. Siting of building is based on location of existing building, although existing building with 2nd level addition does not block availability to natural light for any adjacent sites. 2. Buildings shall be oriented to the street with clear connections to the sidewalk. Building is located on or near Bronson Way, Garden Ave and 2nd Street, with clear pathways connecting building entries and doors to the surrounding sidewalks on the Public Right of Way. 3. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Front Entry is oriented toward required pedestrian oriented plaza along Bronson Way. 4. 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 (illustration below); or b. Have the ground floor residential uses raised above street level for residents’ privacy. No residential uses are provided in new building. Building Entries: 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. Primary Entrance is along Bronson Way N, includes a large expanse of curtain wall glazing fronting an interior 2-level entrance atrium, making the south façade the primary focal point of the building. CITC signage is planned above this entrance, and will be well lit at night. Required public plaza is also at the entrance to the building marking it as an important community space. A pedestrian walkway is planned parallel to the Alley (but screened by landscaping on both sides. The path of travel will be denoted with patterned concrete at all locations where this path crosses access drives for the Alley and the parking lot. A special brick paver will be used at the main entrance of the building to welcome pedestrians into the building and mark the entrance walk as unique. All of the following are required: 1. 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 b. Made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or CITC RENTON HEADQUARTERS LAND USE PERMIT APPLICATION URBAN DESIGN REGULATIONS ANALYSIS SEPTEMBER 16, 2019 2 | P a g e ornamental lighting (illustration below). 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. 3. Building entries from a parking lot shall be subordinate to those related to the street. 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. 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. 6. 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. Primary entrance is highly visible with large expanses of glass, tall double storefront entry doors (located in a recessed vestibule), a pedestrian scaled canopy, and includes ornamental lighting at both the exterior and interior of the building. The entrance from Bronson is highly visible while all other entry/exit doors are subordinate. This main entry occurs in a covered exterior vestibule that measures 4 feet deep x 29 feet wide. The Lobby, Library and Front Office Administration areas face the Plaza and Bronson Way. The entrance passes through the public plaza which incorporates seating, a water feature, specialty paving, landscaping and ornamental lighting. Transition to Surrounding Development: 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. Upper level of proposed building has a second level that steps back at least 15ft. from the west and north property lines (adjacent to Residential properties and neighboring strip mall). Lower level mass has been broken up between planes of solid walls and planes of transparent curtain wall. The upper level mass jogs in and out to break down the perceived scale and create visual interest. As the upper level jogs in these areas are typically entirely glass, while the areas that protrude out are solid walls, mimicking a similar breakdown on the lower level. A sunshading device wraps the south and southwest corner of the building, breaking down the perceived scale of the building as viewed from Bronson and tying in with a similar aesthetic screen used at the strip mall on the neighboring property to the west. The northern face of the building incorporates planted green walls on all solid CITC RENTON HEADQUARTERS LAND USE PERMIT APPLICATION URBAN DESIGN REGULATIONS ANALYSIS SEPTEMBER 16, 2019 3 | P a g e wall locations, used to soften the visual impact for the residential neighbors to the north and northeast. Service Element Location and Design 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. 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). (2) Service structures have been provided along the interior alley and have been surrounded by landscaping to minimize the visual impact of these structures as viewed from the surrounding public right of ways. The structures are designed to match each other and compliment the design of the main building. These structures consist of CMU block walls, horizontal metal screens with integral sliding doors, a steel structure and corrugated metal roofing. The garbage and recycling collection structure is located at approximately mid-block along the alley, while the electrical transformer and outdoor student break area are located close to 2nd Street N. Please reference Sheets A1.12 and A1.13 for additional information. The Alley is intended primarily for Vehicular traffic, while a separate pedestrian path is provided along the length of the property between the alley and the parking lot. This path is surrounded on all sides by landscaping. Gateways: All of the following are required: 1. Developments located at district gateways shall be marked with visually prominent features . 2. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. 3. 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). The four items of visual prominence underlined above have been provided in the site design. Elevation facing Bronson Way N, is primarily curtain wall glazing and includes a raised roof monitor marking the building entry atrium location. This entry atrium will be lit from the interior at night and act as a light beacon at this important gateway to downtown Renton. A public plaza will be located at the corner of Bronson Way and Garden Ave and will incorporate a water feature, concrete, steel and wood benches and defining elements, decorative lighting, and special paving. CITC RENTON HEADQUARTERS LAND USE PERMIT APPLICATION URBAN DESIGN REGULATIONS ANALYSIS SEPTEMBER 16, 2019 4 | P a g e Surface Parking: 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). 2. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Surface parking is not located between building and the front property line. It is located on the adjacent lot, and includes significant landscape buffers both in the right of way and on-site. All of the stormwater runoff from the surface parking lot will be treated in the Bio- Retention Planter along the west side of the parking lot. Vehicular Access: 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. 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. Primary access to the parking lot is from the interior Alley, which is proposed to be designated as a one-way alley with access limited to 2nd street only in order to limit impacts on traffic flow along Bronson Way. Secondary access and exiting from the parking lot is located along 2nd St. Only one curb cut has been made for access and exiting from the parking lot. Pedestrian Circulation: 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 appropriate for the anticipated number of users and complementary to the design of the development. 2. 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. 3. 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 CITC RENTON HEADQUARTERS LAND USE PERMIT APPLICATION URBAN DESIGN REGULATIONS ANALYSIS SEPTEMBER 16, 2019 5 | P a g e 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'). 4. Mid-block connections between buildings shall be provided. 5. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. New sidewalks will be installed per current City of Renton standards. Interior walks have been provided that cut through the site between the Alley and surface parking lot to allow for pedestrian circulation across the site and for pedestrians to use when walking from the parking lot to the building entry. All walks on site will be constructed of concrete, patterned concrete or special paving that is appropriate for the anticipated number of users and complementary to the design of the development . Permeable paving is being used at the public plaza on Bronson Way. Please reference Site Plan (A1.00) and Exterior Material Schedule (A6.20) for additional information and specific product information. Pedestrian Amenities: 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. 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. 3. 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 façade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. Public Plaza has been provided at Bronson Way which incorporates landscaping with seasonal interest, benches, a water feature/ public art, and decorative lighting. The benches are made of cast in place concrete, corten steel and cedar, all of which are appropriate for exterior use and will need only minimal maintenance. Additionally, the north façade of the building incorporates a planted wall with evergreen vines. None of the plaza elements block the clear path to the building entrance from Bronson Way sidewalk. Overhead weather protection has been provided at the main entry, as well as at all other secondary entrance/exit doors in the form of recessed door alcoves. Recreation Areas and Common Open Space: All of the following are required: 1. Residential Requirements: N/A CITC RENTON HEADQUARTERS LAND USE PERMIT APPLICATION URBAN DESIGN REGULATIONS ANALYSIS SEPTEMBER 16, 2019 6 | P a g e 2. 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. 3. Open space substitution: see RMC 4-1-240. 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 minimum 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: b. Bronson Area: Intersections with Bronson Way North at: ii. Garden Avenue N. A plaza is being provided at the corner of Bronson Way and Garden Ave as required by the RMC. Minimum 1149 sf plaza is required (1% of the site area + 1% of the gross building area). Actual Plaza size consists of 1490sf of hardscape/ open area and 1948sf of landscape areas. The Plaza hardscape bordering the right of way sidewalk is approximately 25ft. wide, while the entire plaza area including landscaping is approximately 104ft. wide. 3 Lineal feet of bench is required per 60sf of Plaza area, therefore 57.45lf of benches is required ((1490sf/ 60sf) x 3lf) linear feet of benches are required in the Plaza, and the actual length of benches proposed is 58.5 linear feet. All landscaping and materials will be consistent with RMC requirements. CITC RENTON HEADQUARTERS LAND USE PERMIT APPLICATION URBAN DESIGN REGULATIONS ANALYSIS SEPTEMBER 16, 2019 7 | P a g e Building Character and Massing: Both of the following are required: 1. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 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. The lower level re-uses the existing building on site so lower level articulation in plan is not possible or practical, but material articulation has been provided with alternating planes of solid metal siding and planes of glazing. The upper level incorporates deeper modulations at multiple locations at intervals of no more than 40ft with depths of approximately 13’-6”. Ground Level Details: 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. 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). 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 efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). 4. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. 5. Where windows or storefronts occur, they must principally contain clear glazing. Human scaled elements such as lighting fixtures, sunshade/ canopy at entry, trees and other landscaping are integrated into the first level design and surrounding site design. All Facades along streets (Bronson, Garden and 2nd have at least 50% glazing between 4’-8’). All glass on the project will be clear vision glass with the exception of some glass spandrel panels at floor locations. Sunshading devices are integrated at the south façade and around the southwest corner, but they begin above 8 feet, so pedestrians will still be able to see in and out of the glazing provided. All 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. a. A wall (including building facades and retaining walls) is considered a blank wall if: i. 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 CITC RENTON HEADQUARTERS LAND USE PERMIT APPLICATION URBAN DESIGN REGULATIONS ANALYSIS SEPTEMBER 16, 2019 8 | P a g e 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. 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): i. 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 v. Seating area with special paving and seasona l planting. Blank walls under the definition outlined above do occu r around the ground level of the building. The ground level was intentionally designed to provide large vertical ribbons of glass separated by vertical ribbons of solid wall. The three sides of the building fronting pedestrian walkways have significant quantities of full height glass (6,109 sf of glazing and 6,799sf of solid walls; over 47% glazing), which is significantly more than what the average office building with typical punched windows would incorporate on the ground level. Since the existing building is being re-used, there are only certain areas that have space outside of the building to incorporate landscaping and/or climbing vines. The building façade facing Bronson Way N incorporates approximately 61’-6” of landscaping frontage, while the façade facing 2nd St N incorporates 83 ft of adjacent landscaping (61 feet of which will incorporate a full height planted wall with climbing vines incorporated). Building Roof Lines: 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. Extended parapets and sections of curtain wall that extend beyond the roof to become guardrails are both included in this project design, Additionally, the project includes 3 roof monitors above interior atrium spaces which are wrapped in glass and will bring natural light into the interior during the day and will appear as interior lit beacons at night. The CITC RENTON HEADQUARTERS LAND USE PERMIT APPLICATION URBAN DESIGN REGULATIONS ANALYSIS SEPTEMBER 16, 2019 9 | P a g e second level also incorporates (4) occupiable roof decks with landscaping planed as screening at the edge of several. All rooftop mechanical equipment will be screened by perforated corrugated metal panels, and this mechanical penthouse is set back significantly from the lower level roof edge, obscuring it from view from pedestrians down on the street. Building Materials: 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. 2. All buildings shall use material variations such as colors, brick or metal banding, patter ns or textural changes. 3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. 4. 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. 5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. 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. All exterior materials fall within a similar color and material palette. The primary exterior materials are horizontal metal panels with 2” reveals, vertical corrugated metal panels, high quality curtain wall glazing, overhead aluminum and glass sectional garage doors. All exterior materials were selected for their quality, durability, and visual interest. The interplay of shadows, natural light and layering has been utilized consistently throughout the exterior design, with the undulating metal panels and reveals as well as through the incorporation of a large steel sunshade structure installed outboard of the curtain wall at Bronson Way N and around the southwest corner. The interior of the building will be highly visible from the exterior and includes visible structural steel “braced frames”, glu- lam beams (both existing and new), wood T&G decking and exposed concrete slabs. Lighting: All of the following are required: 1. Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with downlighting and decorative street lighting. 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. 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 CITC RENTON HEADQUARTERS LAND USE PERMIT APPLICATION URBAN DESIGN REGULATIONS ANALYSIS SEPTEMBER 16, 2019 10 | P a g e 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way lighting, etc.). In keeping with the stated aims of the City of Renton, the proposed exterior lighting for this project consists of: • Building mounted lighting aimed to accent architectural features. • Building mounted recessed lighting to illuminate egress entry/exits and egress pathways. • Accent lighting within architectural features of the entry plaza including curved feature walls and a central fountain. • Ground mounted low-level lighting to illuminate entry plaza egress path. • Ground mounted aimable accent lighting to highlight landscape elements. • Pole mounted lighting to provide general illumination to parking and circulation areas. Proposed interior lighting for the building will be visible from the surrounding area and is intended to highlight interior architectural features, provide a warm glow to the interior views of the building, and act as a subtle welcoming presence in the neighborhood. Both interior and exterior lighting design is intended to minimize glare, eliminate light spill onto neighboring properties, and achieve the objectives laid out by the City of Renton. Lighting that is visible to the project surroundings will be scheduled for the open hours of the building with light levels being reduced to minimum levels needed for neighborhood safety during the un-occupied hours of the building.