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HomeMy WebLinkAboutORD 4793 Repealed by ORD 4821 CITY OF RENTON, WASHINGTON ORDINANCE NO. 47q AN EMERGENCY ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ADOPTING MULTI-FAMILY HOUSING DESIGN GUIDELINES IN THE RM-U (RESIDENTIAL MULTI-FAMILY URBAN) AND CD (CENTER DOWNTOWN) ZONES. WHEREAS, the City of Renton has a Zoning Code, Development Standards and Design Standards for construction throughout the City; and WHEREAS, the City has zones which permit residential development in the downtown core; and WHEREAS, the City of Renton has not previously adopted any multi-family housing design guidelines for residential development in the downtown core; and WHEREAS, developers want to know what housing design standards will be imposed for multi-family development in the downtown core and the City wants to make those housing design guidelines clear for developers; and WHEREAS, the absence of such housing design guidelines in the City's Code will hamper the processing of development applications; and WHEREAS, the immediate adoption of multi-family housing design guidelines will benefit the City and developers alike; and WHEREAS, the immediate adoption of multi-family housing design guidelines is in the public interest; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: SECTION I. The above recitals are found to be true and correct in all respects. 1 ORDINANCE NO. 4793 SECTION II. The attached multi-family housing design guidelines are incorporated by this reference as the housing design guidelines for the RM-U (Residential Multi-Family Urban) and CD (Center Downtown) zones. SECTION III. This Ordinance shall be effective upon its passage, approval, and five days after its publication. PASSED BY THE CITY COUNCIL this 13th day of September , 1999. "Pro' Marilyn J. : sen, City Clerk APPROVED BY THE MAYOR this 13th day of September , 1999. Je annex, Mayor Approve o form:' Lawrence J. Warren, 6Ir Attorney Date of Publication: 9/17/99 (Summary) ORD.799:9/08/99:as. 2 ATTACHED HOUSING DESIGN GUIDELINES Table of Contents Purpose/Intent Administration Applicability A. Building Siting and Design: 1. Pedestrian Building Entries 2. Transition to Surrounding Development B. Parking,Access. Circulation: 1. Location of Parking 2. Design of Surface Parking 3. Structure/Garage Parking 4. Vehicular Access 5. Pedestrian Circulation C. Landscaping/Open Space: E. Building Architectural Design 1. Building Character and Massing 2. Building Rooflines 3. Building Materials Definitions ATTACHED HOUSING DESIGN GUIDELINES Purpose/Intent The purpose of this article is to: (1) Adopt design guidelines for attached residential development in the RM-U and CD zones in accordance with land use and development policies established in the Renton Comprehensive Plan. (2) Require minimum standards for design review to maintain and protect property values and enhance the general appearance of the City. (3) Increase flexibility and encourage creativity in building and site design,while assuring quality development pursuant to the Comprehensive Plan and the purpose of this article. (4) Achieve predictability in design review, balanced with administrative flexibility to consider the individual merits of proposals. (5) The use of design guidelines is not intended to change the zoning designation of land where projects are proposed. It is intended to demonstrate methods of treating the appearance of new projects and to provide the Code flexibility necessary to accomplish the purpose and guidelines of this section. Administration Applications subject to attached housing design guidelines shall be processed as a component of the governing land use process. The Director of the Development Services Division shall have the authority to approve, modify, or deny proposals reviewed under the provisions of the Design Guidelines. The Development Services Director shall have the authority to waive specific requirements of this section provided a development as a whole meets the intent of the guidelines. Decisions under this article will consider proposals on the basis of individual merit and will encourage creative design alternatives in order to achieve the stated purpose and guidelines of this article. Decisions under this article are appealable using the appeal procedures for an administrative decision under Section 4-8-110 of the City of Renton Development Regulations. Applicability This article shall apply to all attached residential development applications in the RM-U and CD zones that meet thresholds for SEPA environmental review. This article does not supersede or modify any other City codes, ordinances, or policies that apply to a proposal. A. Building Siting and Design: 1. Pedestrian Building Entries A. Minimum Standard Attached buildings shall be oriented to the street with clear connections to the sidewalk. A primary entrance of each building shall be located on the facade facing the street. Such entrances shall be prominent, visible from the street, and connected by a walkway to the public sidewalk. Modifications to this requirement may be made under the following circumstances: 1. When the building is oriented to an interior courtyard, and the courtyard has a prominent entry and walkway connecting directly to the public sidewalk; or 2. When a building includes an architectural feature that connects the building entry to the public sidewalk; or 3. In complexes with several buildings,when the building is oriented to an internal integrated walkway system with prominent connections to the public sidewalk(s). B. Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entries from parking lots should be subordinate to those related to the street. C. Features such as entries, lobbies, and display windows should be oriented to the right-of- way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof, should be incorporated into the street-oriented façade. D. Pedestrian pathways from public sidewalks to primary entrances, or from parking lots to primary entrances, shall be accessible and should be clearly delineated. E. Multiple buildings on the same site should incorporate elements such as plazas, walkways, and landscaping along pedestrian pathways to provide a clear view to destinations. F. Ground floor units should be directly accessible from the street. 2. Transition to Surrounding Development Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. The following design elements should be considered to promote a transition to surrounding uses. A. Side or rear building setbacks may be increased in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards. B. Building proportions, including stepbacks on upper levels; C. Building articulation; D. Roof lines, pitches, and shapes; E. Relationship to the street for entryways and setbacks; and/or F. Use of architectural details or features such as bay windows, dormers, porches, finish materials, recessed entries, and other elements. B. Parking, Access, Circulation: 1. Location of Parking A. Minimum Standard No parking shall be located between a building and the front property line or the street side yard of a corner lot. A drop off zone at the street edge may be permitted. 2. Design of Surface Parking A. Where multiple driveways are necessary, provide landscaping to separate and minimize the impact on the streetscape. B. Surface parking areas should be screened by landscaping and/or fencing from surrounding properties. C. Lighting levels shall not spill onto adjacent properties and lighting should incorporate cut- off shields to prevent off-site glare. 3. Structure/Garage Parking A. Parking garage entries should be designed and sited to complement, but not subordinate the pedestrian entry. If possible, locate the parking entry away from the street, to either the side or rear of the building. B. Parking garage entries should not dominate the streetscape. D. Parking at grade under a building shall be completely enclosed within the building or wholly screened through any combination of walls, decorative grilles, or trellis work with landscaping. E. Garage facades should be landscaped or bermed to reduce visual impacts. F. Design parking garages to be architecturally compatible with the residential portion of the building. Use similar forms, materials, and details to enhance garages. F. Garage parking should be secured with electronic entries. G. The street side of parking garages should incorporate one of the following uses in street- facing façades: 1. Retail or service commercial uses in the Center Downtown (CD)zone. 2. Facilities or services for residents, like laundry rooms, recreation rooms, or building lobbies. 3. Residential units that have access directly to the street. 4. Vehicular Access A. Parking lots and garages should be accessed from alleys or side streets. B. Driveways shall be located to be visible from the right-of-way but not impede pedestrian circulation on-site or to adjoining properties. Where possible, minimize the number of driveways and curb-cuts. 5. Pedestrian Circulation A. Developments should include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system. B. Pedestrian pathways should be delineated separate from vehicle circulation by using a variation in paved texture and color, and/or landscaping. C. Landscaping / Open Space: 1. Common Open Space A. Minimum Standard Attached housing developments of 10 or more dwelling units shall provide a minimum area of common open space or recreation area equal to 50 square feet per unit. The common open space area should be aggregated to provide usable area(s)for residents. The required common open space may be satisfied with one or more of the following elements: 1. Courtyards, plazas or multipurpose green-spaces. 2. Upper level common decks, patios, terraces, or roof gardens; 3. Pedestrian corridors dedicated to passive recreation and separate from the public street system 4. Recreation facilities including but not limited to: tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities. 5. Children's play space. B. Location and Layout of Recreation and Open Space-The location, layout, and proposed type of open space or recreation area shall be subject to approval by the Development Services Director. The Director shall consider the following guidelines in approving the required open space or recreation area. 1. Open space areas shall be centrally located so they are near a majority of units, accessible and usable to residents, and visible from surrounding dwelling units. 2. Open space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. 3. Children's play space for children shall be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. 4. No required landscaping, driveways, parking or other vehicular uses can be located in the outdoor recreation and open space. 5. Required yard setback areas shall not count toward outdoor recreation and open space unless such areas are developed as courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. 6. Decks, balconies and private ground floor open space shall not count toward the open space/recreation area requirement. 7. Other required landscaping, and sensitive area buffers without common access links such as pedestrian trails, shall not be included toward the required recreation and open space requirement. D. Building Architectural Design 1. Building Character and Massing A. Minimum Standard All building façades shall include modulation or articulation at intervals of no more than 40 feet. B. Intent- Building facades should be modulated and/or articulated with architectural elements to 1) reduce the apparent size of new buildings, 2) break up long blank walls and add visual interest, and 3)enhance the character of the neighborhood. Modulation is a measure and proportioned inflexion or setback in a building's face. Articulation is the giving of emphasis to architectural elements (like windows, balconies, entries, etc.)that create a complementary pattern or rhythm, dividing large buildings into smaller identifiable pieces. An interval is the measure of articulation -the distance before architectural elements repeat. Together, articulation, modulation, and their interval create a sense of scale important to residential buildings. The following methods of building modulation and articulation should be used such that the combination of features meets the intent of this provision. A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. 1. Building Modulation - Building modulations shall be a minimum of 2' in depth and 4' in width. Alternative methods to shape a building such as angled or curved façade elements, offset planes,wing walls, and terracing, will be considered, provided that the intent of this section is met. 2. Building Articulation -The following methods of articulation should be used in combination to project a residential character: a. Provide a balcony, bay window, porch, patio, deck, or clearly defined entry for each 40-foot interval. b. Provide a lighting fixture, trellis, or other landscape feature within each 40-foot interval. c. Provide architectural features such as indentations, overhangs, projections, cornices, bays, canopies, or awnings. d. Use of material variations such as colors, brick or metal banding, or textural changes. e. Use of artwork or building ornamentation ( such as mosaics, murals, grillwork, sculptures, relief, etc.). f. Use of recessed building entries, plazas or courtyards, or seating and planting areas. 2. Buildings greater than 160' in length shall provide a feature to add visual interest. 2. Building Rooflines Building rooflines should be varied by emphasizing dormers, chimneys, stepped roofs, gables, prominent cornice or fascia, or a broken or articulated roofline. A. Rooftop equipment should be screened with materials that are architecturally compatible with the building. 3. Building Materials Building exterior finishes should be durable, of high quality, easily maintained and add visual interest and detail. Materials that have an attractive texture, pattern, or quality of detailing are encouraged. A. Guidelines for Exterior Finish Materials 1. Siding should reflect in texture and color typical Northwest building patterns like wood siding and shingles, brick, stone, and terra-cotta tile. 2. Metal siding should always have visible corner moldings and trim. 3. Concrete walls should be enhanced by texturing, coloring with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. 4. Concrete block walls should be enhanced with textured blocks and colored mortar, decorative bond pattern and/or incorporating other masonry materials. 5. Stucco and similar troweled finishes should be trimmed in wood or masonry and should be sheltered from extreme weather by roof overhangs or other methods. Definitions. Definitions that apply to the provisions of the Design Guidelines are listed in the Definition section of the code under"attached housing design guidelines"Section 4-11-010. 1) Arcade: A linear pedestrian walkway that abuts and runs along the façade of a building. It is covered, but not enclosed, and open at all times to public use. Typically, it has a line of columns along its open side. There may be habitable space above the arcade. 2) Articulation is the giving of emphasis to architectural elements (like windows, balconies, entries, etc.) that create a complementary pattern or rhythm, dividing large buildings into smaller identifiable pieces. 3) Awning: A rooflike cover that is temporary or portable in nature and that projects from the wall of a building for the purpose of shielding a doorway or window from the elements. 4) Canopy: A permanent, cantilevered extension of a building that typically projects over a pedestrian walkway abutting and running along the facade of a building,with no habitable space above the canopy. A canopy roof is comprised of rigid materials. 5) Interval-An interval is the measure of articulation -the distance before architectural elements repeat. 6) Modulation is a measure and proportioned inflexion or setback in a building's face. 7) Parking structure: A building or structure consisting of more than one level, above or below ground, and used for temporary storage of motor vehicles. 8) Plaza: A pedestrian space that is available for public use and is situated near a main entrance to a building or is clearly visible and accessible from the adjacent right-of-way. Typical features include special paving, landscaping, lighting, seating areas,water features, and art. 9) Right-of-way: Land owned, dedicated or conveyed to the public, used primarily for the movement of vehicles,wheelchair and pedestrian traffic; so long as such privately owned land has been constructed in compliance with all applicable laws and standards for a public right-of-way. 10) Streetscape: A term in urban design that defines and describes the character and quality of a street by the amount and type of features and furnishings abutting it. Such features and furnishings may include trees and other landscaping, benches, lighting, trash receptacles, bollards, curbing, walls, different paving types, signage, kiosks, trellises, art objects, bus stops, and typical utility equipment and appurtenances. 11) Surface parking lot: An off-street, ground level open area, usually improved, for the temporary storage of motor vehicles. 12) Transparent glass: Windows that are transparent enough to permit the view of activities within the building from nearly streets, sidewalks, and public spaces. Tinting or some coloration is permitted, provided a reasonable level of visibility is achieved. Reflective or very dark tinted glass does not accomplish this objective.