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HomeMy WebLinkAboutPN_Narrative_Compliance_Urban_Des_Regulation_221209_v1 800 GARDEN Compliance - 4-3-100 URBAN DESIGN REGULATIONS All areas zoned urban center required to comply with urban design regulations. The following guidelines are required for mixed use buildings with attached dwelling units in District C in the UC-2 zone. 1. Site Design and Building Location 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: All of the following are required: 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. 2. Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature “pedestrian- oriented facades,” and have clear connections to the sidewalk. · Primary entry must be facing the street. · 75% transparency between height of 2 to 8 feet · Weather protection at least 4.5' wide along 75% of façade. 3. Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator may allow facades that do not feature a pedestrian orientation; if so, substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least thirty feet (30') in width as measured from the sidewalk. 4. Residential and mixed-use buildings containing street-level residential uses and single-purpose residential buildings shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or b. Have the ground floor residential uses raised above street level for residents’ privacy. Response: All three buildings have sun exposure on all sides due to adjacent ROWs (Garden Ave N and N 8th Street), access road (north and east side) and wide pedestrian ‘paseos’ in between the buildings. The exterior open area around the buildings and interior upper level courtyards provide natural light and ventilation to all dwelling units. Phase 2/Building B also has a min. 30 feet setback for Page 2 of 18 the upper residential levels creating an additional courtyard for the units and amenity spaces facing Garden Ave N. There are no residential units at grade which eliminates any security or privacy concerns for residents. All three buildings have street facing primary entries directly accessed from the sidewalk or plaza spaces along Garden Ave N. Pedestrian uses such as commercial retail and residential lobby / amenity spaces are all oriented towards Garden Ave N. They are designed to be double height spaces with transparent glazing to help bring in natural light, activate the street frontage and enhance the pedestrian experience. Canopies will be provided for weather protection along the façade. Moreover, a pedestrian plaza at the intersection of Garden Ave N and N 8th Street provides an inviting public space at the main corner of the development. There is an additional smaller plaza space at the NW corner of Phase 1/Building A to allow for some spill over space from the retail use at that location. Zero setback locations along Garden Ave N are compensated by the considerable setback at the main plaza space and upper level setback for Phase2/Building B. Phase 3/Building C is also setback from N 8th Street to allow for ground level landscaping as a buffer between the parking use in the building and sidewalk. Structured parking is provided within the buildings, screened from view from Garden Ave N by the street-facing, pedestrian-oriented uses. Retail vehicular access is provided via driveways from both streets while additional residential vehicular access is provided from the access road along the north and eastern portion of the site. The retail driveway access from Garden Ave N and N 8th Street is essential to the success of retail on this site. Garden Ave N is the main frontage for the retail uses including the proposed grocery use in Phase 1, which makes it crucial for the retail access driveway to be provided along Garden Ave for Phase 1 & 2 and N 8th Street for Phase 3 in close proximity to the retail uses and easy access to retail parking behind the retail uses. Access to parking from the rear of the site will diminish the viability and operation of the retail uses. 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. Standards: 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 ornamental lighting. 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 Page 3 of 18 (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. 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. Response: All three buildings have clearly visible, street facing primary entries directly accessed from the sidewalk or plaza space along Garden Ave N. Entry points are accentuated by accent metal panels adjacent to the entrance doors. All entrances have canopies for weather protection. Residential entries are further distinguished from the retail entry points by a different vertical façade treatment running the full height of the building adjacent to the main lobby entrance doors. Secondary residential lobby entries can be accessed from internal on-site walkways in the landscaped pedestrian open space between the buildings. TRANSITION TO SURROUNDING DEVELOPMENT 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: 2. For properties located south of North 8th Street, east of Garden Avenue North, applicants must demonstrate how their project appropriately provides transitions to existing industrial uses. Response: N/A as the property is not located south of 8th street and east of Garden Ave N. 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. Page 4 of 18 Standards: 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. 3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). 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. Response: The loading area in Phase 1/Building A is completely screened from view from the street frontage and is located behind the retail use with access from the on-site road to the north. All solid waste storage and back of house service uses are located within the buildings. Solid waste collection is intended to occur from the loading zone in Phase 1 and the on-site interior access road for Phase 2 & 3 buildings. Containers will be brought out from the interior solid waste storage rooms to the exterior for collection at the access road. GATEWAYS Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. Guidelines: Development that occurs at gateways shall be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types of features include monuments, public art, and public plazas. Standards: 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. 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). Response: The larger plaza space at the intersection of both streets at the SW corner and the smaller plaza space at the NW corner retail use are both intended to be welcoming gateways to the development. The plaza areas will include green planted areas along with durable seating, special paving and lighting. The NW corner retail plaza will also include a public art element enhancing the street intersection of Garden Ave N and N 10th Street. Page 5 of 18 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. STRUCTURED PARKING GARAGES Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Standards: All of the following are required: 1. 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. 2. 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. 3. Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. 4. The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. 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. 6. The Administrator may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: a. Ornamental grillwork (other than vertical bars); b. Decorative artwork; c. Display windows; d. Brick, tile, or stone; e. Pre-cast decorative panels; Page 6 of 18 f. Vine-covered trellis; g. Raised landscaping beds with decorative materials; or h. Other treatments that meet the intent of this standard. Response: Structured parking is provided within the buildings, completely screened from view from Garden Ave N by the street-facing, pedestrian-oriented uses. Retail vehicular access for Phase 1/Building A and Phase 2/Building B is provided from Garden Ave N and from N 8th Street for Phase 3/Building C. Additional residential vehicular access is provided from the access road along the north for Phase 1/Building A and eastern portion of the site for Phase 2/Building B and Phase 3/Building C. The retail driveway access from Garden Ave N and N 8th Street is essential to the success of retail on this site. Garden Ave N is the main frontage for the retail uses including the proposed grocery use in Phase 1, which makes it crucial for the retail access driveway to be provided along Garden Ave for Phase 1 & 2 and N 8th Street for Phase 3 in close proximity to the retail uses and easy access to retail parking behind the retail uses. Access to parking from the rear of the site will diminish the viability and operation of the retail uses. Phase 1/Building A (north facade) and Phase 3/Building C (south facade) are setback to allow for ground level landscaping as a buffer between the parking use building and sidewalk along the street. Landscaping in the pedestrian paseos between the buildings will offer the same advantage to the parking use facing those areas. Landscaping/planting areas at grade along the building edge combined with the continuous planting strip and street trees will further soften the building facade along N 8th Street. Additionally, metal screening will be used as special detailing for the openings in the parking garage to further minimize the visibility of parking from the streets and pedestrian spaces for the north and south facades of all buildings. The combination of these elements will create interest at the ground level along the public sidewalk. Last but not the least, it is unlikely that the N 8th Street frontage will be used for much pedestrian activity due to the industrial properties to the east and the future HOV connection to I-405 planned from this street, which will take up some portion of the site frontage. 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: Both of the following are required: 1. Parking garages shall be accessed at the rear of buildings. 2. Parking lot entrances, driveways, and other vehicular access points shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. Response: All three buildings have clearly visible, street facing primary entries directly accessed from the sidewalk or plaza space along Garden Ave N. Secondary residential lobby entries can be accessed from internal on-site walkways in the landscaped pedestrian ‘paseos’ between the buildings. All internal walkways connect to the public sidewalk along both streets. Vehicular access driveways are completely Page 7 of 18 separated from the pedestrian areas and walkways leading up to pedestrian entries. One combined vehicular access from Garden Ave N is provided for the retail and visitor parking in Phase 1 & 2 and from N 8th Street for Phase 3 to minimize driveway entrances interrupting the pedestrian sidewalk along Garden Ave N. Additional residential vehicular access to the parking garage is provided from the access road along the north for Phase 1/Building A and eastern portion of the site for Phase 2/Building B and Phase 3/Building C. The retail driveway access from Garden Ave N and N 8th Street is essential to the success of retail on this site. Garden Ave N is the main frontage for the retail uses including the proposed grocery use in Phase 1, which makes it crucial for the retail access driveway to be provided along Garden Ave for Phase 1 & 2 and N 8th Street for Phase 3 in close proximity to the retail uses and easy access to retail parking behind the retail uses. Access to parking from the rear of the site will diminish the viability and operation of the retail uses. 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. PEDESTRIAN CIRCULATION Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the pedestrian environment, and provides a way for pedestrians to walk from one location to another without having to drive their vehicle. 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. Standards: All of the following are required: Districts A, C & D 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 Page 8 of 18 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 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. All Districts 5. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. Response: All three buildings have clearly visible, street facing primary entries directly accessed from the sidewalk or plaza space along Garden Ave N. The sidewalk along both streets is designed per the city required ROW cross sections. Along Garden Ave N, a min. 16 feet wide sidewalk is provided between the continuous planting strip and the building edge. Frontage along N 8th Street includes a min. 8 feet wide public sidewalk flanked by landscaping along the building edge and the planting strip with trees along the road. Secondary residential lobby entries can be accessed from a network of internal on-site walkways in the landscaped common open space between the buildings. Continuous walkways are also provided along the access road to the north and east of the site. All sidewalks will be concrete; Additional paving options will be provided in the plaza areas and on-site internal walkways in the landscaped common open space between the buildings. PEDESTRIAN AMENITIES Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round activities, under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Standards: All of the following are required: Districts C & D 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. Page 9 of 18 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 facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. Response: Weather protection will be provided by canopies along the ground level façade along pedestrian oriented uses facing Garden Ave N. Plaza spaces will include green planted areas, durable seating, special paving and lighting, all of which are carefully designed to not impede pedestrian access to the public areas or building entrances. 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. 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. Standards: All of the following are required: Districts A, C & D 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. Page 10 of 18 e. At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea-patches, or multi-purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. f. The following shall not be counted toward the common open space or recreation area requirement: i Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. 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. 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 Page 11 of 18 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. Response: The larger public plaza space at the intersection of both streets at the SW corner and the smaller public plaza space at the NW corner retail use are both intended to be welcoming gateways to the development. The NW corner retail plaza will provide spill over space for the retail use and also include a public art element enhancing the street intersection of Garden Ave N and N 10th Street. Plaza features will include special paving materials, landscaping and lighting. In addition to the public plazas, secured exterior recreational space for residents will be provided in the pedestrian ‘paseos’ between the buildings. These areas will include amenities such as a green leisure space and dog parks. Ground level amenity and lobby spaces with transparent glazing are also located along these pedestrian zones to reduce the parking use at ground level and encourage indoor/outdoor connections. Upper level courtyards in all buildings will add further variety to the common open space via amenities like the pool and spa. All of these areas provide ample common open space for the development. 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. 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. Standards: All of the following are required: Page 12 of 18 1. All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows. 2. All buildings shall be articulated with one or more of the following: a. Defined entry features; b. Bay windows and/or balconies; c. Roof line features; or d. Other features as approved by the Administrator. 3. Single purpose residential buildings shall feature building modulation as follows: a. The maximum width (as measured horizontally along the building’s exterior) without building modulation shall be forty feet (40'). b. The minimum width of modulation shall be fifteen feet (15'). c. The minimum depth of modulation shall be greater than six feet (6'). 4. All 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; or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering area. Response: The double height pedestrian uses at the base in all buildings are clearly defined by transparent storefront glazing, canopies and the rhythmic expression of the black metal panel framing the glazed portions in each bay. The base is further emphasized by a horizontal slab overhang which forms a distinct separation between the base and the upper levels in each building. Entry points are accentuated by accent metal panels adjacent to the entrance doors. All entrances have canopies for weather protection. Residential entries are further distinguished from the retail entry points by a different vertical façade treatment running the full height of the building adjacent to the main lobby entrance doors. The larger plaza space at the intersection of both streets at the SW corner and the smaller plaza space at the NW corner retail use are both intended to be welcoming gateways to the development. Plaza features will include special paving materials, landscaping and lighting. In addition to the public plaza common open space areas, secured common open space for residents will be provided in the pedestrian ‘paseos’ between the buildings. These areas will include amenities such as a green leisure space and dog parks. Ground level amenity and lobby spaces with transparent glazing are also located along these pedestrian zones to reduce the parking use at ground level and encourage indoor/outdoor connections. Enclosed street facing upper level amenity areas are highlighted with a two story double height glazing and continuous upper level balcony facing Garden Ave N. The massing of Phase 2/Building B is considerably different from the other two buildings with a min. 30 feet setback for the upper residential levels creating an additional courtyard for the units and amenity spaces facing Garden Ave N. This creates a significant variation in the Garden Ave frontage between the three buildings. Roof line features include a number of elements such as sun shades at upper level balconies, varying parapet heights and taller roof segments accentuated by vertical fin walls turning into horizontal roof overhangs. Material and color changes along with these elements break up the façade length as well as emphasize the building corners, thus eliminating monotony at the roof line. The Garden Ave frontage has a vertical interplay of taller roof elements separated by inset shorter facade segments with balconies. These taller roof elements are also used to frame the residential lobby areas and building corners. Stacked balconies provide building modulation at frequent intervals along the façade, Page 13 of 18 while wrap around balconies further characterize the building corners along Garden Ave. Sun shades characterize the roof line at upper level balconies. The roof line treatment transitions around the corners to a more subtle expression facing the north access road and N 8th Street. These facades have a rhythmic variation of parapet heights together with color variations that follow the building modulation. Building insets include stacked balconies with upper level sun shades. The east facades, continue a similar expression with a more horizontal layering of materiality to respond to the linearity of the adjacent rail tracks. Conceptually, the overall design of the buildings relate directly to its context. Towards the east with the rail lines and the interstate, the idea is to have a bolder horizontal patterning that talks about the continuous movement of cars and trains; and have these facades have a relationship in their treatment and design. The north and south elevations we see as a transition between the movement of the east elevation and how we blend with the finer grain approach of the west elevations. The West elevation introduces the vertical expression that breaks down the lengths of the buildings. The inspiration of these was the interpretation of the Boeing Airfield hangars, with the serrated-roof profiles that create a distinct building edge against the sky. Having the roof line of this elevation vary in height and treatment adds to that modulation. Additionally, these change based on program, such as entries to residential lobbies or to emphasize corner conditions, as well as to reflect the commercial attitude along Garden Ave. Additional elements such as windows, varying colors and materials (fiber cement panel siding and ceramic coated panel or similar accent siding) add further interest to the façade treatment. All three buildings also have different accent colors and materials to add variety along the Garden Ave frontage. GROUND LEVEL DETAILS Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standards: All of the following are required: All Districts 1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. Page 14 of 18 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 fifty percent (50%). 3. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Display racks and fixtures may not obscure more than fifty percent (50%) of the window space. 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. 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 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 seasonal planting Districts B, C & D 1. 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). 2. Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. Response: The double height pedestrian uses at the base in all buildings are clearly defined by transparent storefront glazing, canopies and the rhythmic expression of the black metal panel framing the glazed Page 15 of 18 portions in each bay. The base is further emphasized by a horizontal slab overhang which forms a distinct separation between the base and the upper levels in each building. Entry points are accentuated by accent metal panels adjacent to the entrance doors. All entrances have canopies for weather protection. Residential entries are further distinguished from the retail entry points by a different vertical façade treatment running the full height of the building adjacent to the main lobby entrance doors Segmentation of the glazing into smaller panels, exterior sconces at the pilasters and the overhead canopies contribute to the human scale at the ground level. Garden Ave frontage does not include any blank facades. Blank facades are also minimized along N 8th street by wrapping the glazing around the lobby area of Phase 3 and landscaping along the building edge. 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: The following is required: Districts A, C, and D 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 Response: The massing of Phase 2/Building B is considerably different from the other two buildings with a min. 30 feet setback for the upper residential levels creating an additional courtyard for the units and amenity spaces facing Garden Ave N. This creates a significant variation in the Garden Ave frontage between the three buildings. Roof line features include a number of elements such as sun shades at upper level balconies, varying parapet heights and taller roof segments accentuated by vertical fin walls turning into horizontal roof overhangs. Material and color changes along with these elements break up the façade length as well as emphasize the building corners, thus eliminating monotony at the roof line. The Garden Ave frontage has a vertical interplay of taller roof elements separated by inset shorter facade segments with balconies. These taller roof elements are also used to frame the residential lobby areas and building corners. Stacked balconies provide building modulation at frequent intervals along the façade, while wrap around balconies further characterize the building corners along Garden Ave. Sun shades characterize the roof line at upper level balconies. Page 16 of 18 The roof line treatment transitions around the corners to a more subtle expression facing the north access road and N 8th Street. These facades have a rhythmic variation of parapet heights together with color variations that follow the building modulation. Building insets include stacked balconies with upper level sun shades. The east facades, continue a similar expression with a more horizontal layering of materiality to respond to the linearity of the adjacent rail tracks. Conceptually, the overall design of the buildings relate directly to its context. Towards the east with the rail lines and the interstate, the idea is to have a bolder horizontal patterning that talks about the continuous movement of cars and trains; and have these facades have a relationship in their treatment and design. The north and south elevations we see as a transition between the movement of the east elevation and how we blend with the finer grain approach of the west elevations. The West elevation introduces the vertical expression that breaks down the lengths of the buildings. The inspiration of these was the interpretation of the Boeing Airfield hangars, with the serrated-roof profiles that create a distinct building edge against the sky. Having the roof line of this elevation vary in height and treatment adds to that modulation. Additionally, these change based on program, such as entries to residential lobbies or to emphasize corner conditions, as well as to reflect the commercial attitude along Garden Ave. 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 of the following are required: All Districts 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, patterns 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. Page 17 of 18 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. Districts A, C, and D The following is required: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. Response: The primary materials at the base of the buildings include storefront glazing, metal panel and wood-like ceramic coated panel or similar cladding and concrete. Upper levels include ceramic coated panel or similar cladding as an accent material along with fiber cement panel siding in varying colors. Secondary elements include windows, glass railing and perforated metal panel railings. 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. 4-4-100G 4. General Requirements: a. Integration: Signage shall be an integral part of the design approach to the building. b. Coordination: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. c. Size: Corporate logos and signs shall be sized appropriately for their location. d. Size of Entry Signs: Entry signs shall be limited to the name of the larger development. e. Color, Lighting, and Materials: Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. f. Preferred Lighting and Sign Type: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. g. Other Encouraged Signs: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. 6. Maximum Height of Freestanding Signs: 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. Page 18 of 18 7. Landscaping Required for Freestanding Signs: 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. Response: Intent is to provide retail tenant signage and building signage facing Garden Ave N and on the east side in the form of building mounted signage or blade signs as needed. 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. Standards: All of the following are required: Districts A, C, and D 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. 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 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way lighting, etc.). Response: Exterior building lighting will be provided with sconces at frequent intervals as well as under canopy lights. Site lighting in the plaza and open space areas will be provided using bollard lights and directional up lights in the planted areas.