HomeMy WebLinkAbout3457Ordinance No. 3457
(Amending or Repealing Ordinances)
CFN=131 - Zoning Code & Amendments
Passed - 5/4/1999
Central Avenue Design Amendments
(Amending Sec. 15.09.046 formerly 15.09.048)
Amends Ords 3050;3409;3424
Amended
by
Ord.
3525
Amended
by
Ord.
3742
Amended
by
Ord.
3988
ORDINANCE NO. _ 3.//5 �Z
AN ORDINANCE of the City Council ofthe City
of Kent, Washington, amending the Section 15.09,f of the
Kent Zoning Code, adding a new subsection entitled
"Central Avenue District Design Review."
WHEREAS, the Kent City Council adopted the downtown plan in 1989
establishing a policy framework for a pedestrian oriented downtown community and
establishing general design review criterion for site design, landscape design, building
design, and pedestrian orientation; and
WHEREAS, in 1992, the City Council designated downtown Kent as an
urban center pursuant to the county -wide planning policies developed under the Growth
Management Act and which envisioned urban centers as areas of concentrated
employment and housing with a pedestrian -oriented streetscape; and
WHEREAS, a City of Kent community participation program:
Community Forum on Growth Management and Visioning, held in June of 1992,
produced a community vision for Kent that included a safe downtown with pedestrian
activity occurring day and night; and
WHEREAS, the Kent Comprehensive Plan, adopted in 1995, contains
downtown, commercial, and community design goals and policies that reaffirm the
City's focus on pedestrian -oriented downtown building and site design, on design
Central Avenue Design Amendments
review for downtown development projects, and recommends defining the character of
the special downtown activity district; and
WHEREAS, the 1998 Downtown Kent Strategic Action Plan defines
seven special activity districts and contains actions to develop specific, detailed design
criteria to direct development toward high quality building and site design in each of
the seven districts; and
WHEREAS, the Central Avenue District, by public request, was given
the highest priority among the seven downtown districts; and
WHEREAS, the draft Central Avenue Design guidelines were reviewed
at three Kent Downtown Partnership Design Committee Meetings, one public
workshop, three land use and planning board workshops, and one land use and planning
board public hearing; and
WHEREAS, the land use and planning board on February 22, 1999,
recommended approval of the proposed Central Avenue Design Guidelines with
proposed amendments; NOW THEREFORE,
THE CITY COUNCIL OF THE CITY OF KENT, WASHINGTON,
DOES HEREBY ORDAIN AS FOLLOWS:
o 546
SECTION 1. Section 15.09.9"(D) of the Kent City Code is amended by
adding new subsections (4) and (5) as follows:
See. 15.0919 Downtown design review.
A. Purpose and scope.
Downtown design review is an administrative process, the purpose of
2 Central Avenue Design Amendments
which is to implement and give effect to the downtown plan, its policies or parts thereof,
through the adoption of design criteria for development within the downtown planning
area, which is bounded by state route 167 to the west, James Street to the north,
Jason/Titus/Central Avenue to the east, and Willis Street to the south. The area is shown
on the map below:
It is the intent of the city that this process will serve to aid applicants in
understanding the principal expectations of the city concerning development in the
downtown planning area and encourage a diversity of imaginative solutions to
development through the review and application of the design criteria described in this
section. These criteria have been formulated to ensure that the design, siting and
construction of development will provide a quality pedestrian oriented urban environment
in a manner consistent with established land use policies, the comprehensive plan, and
zoning code of the city.
2. The adoption of design criteria is an element of the city's regulation of
land use, which is statutorily authorized. The downtown design review process adopted
herein is established as an administrative function delegated to the planning department
pursuant to RCW Title 35A. Therefore, in implementing the downtown design review
process, the planning director may adopt such rules and procedures as are necessary to
provide for review of proposed projects.
3. Development in the downtown commercial (DC), downtown commercial
enterprise (DCE) and downtown limited manufacturing (DLM) zoning districts within the
downtown planning area shall be subject to the provisions of this section.
4. Applications for multifamily development in the DC, DCE and DLM
zoning districts shall not be subject to the provisions of section 15.09.045, administrative
design review.
5. The downtown design review process is distinct from the multifamily
design review process set forth in section 15.09.047. Applications for multifamily
development within the DC, DCE and DLM zoning districts shall be subject to the
3 Central Avenue Design Amendments
provisions of section 15.09.047 in addition to the provisions of this section, except as
provided in section 15.09.047 3. However, the provisions of this section shall prevail in
cases where a conflict may arise between the requirements of the two (2) sections.
B. Application and review process. The downtown design review process is
administrative and is conducted as part of the permit review process. The applicant must
make application for the design review process on forms provided by the planning
department. Upon receipt of an application for design review, the planning director shall
circulate the application to the public works director, building official, and the city
administrator for review. Prior to issuing a final decision, the planning director shall
review any comments submitted for consideration. In the administration of this process,
the planning department may develop supplementary handbooks for the public, which
shall pictorially illustrate and provide additional guidance on the interpretation of the
criteria set forth in subsection C. of this section.
C. Design review committee. There is hereby established the downtown
administrative design review committee, which shall make all final decisions on
applications for downtown design review. The committee shall be comprised of three (3)
members, who shall be appointed by the planning director under the authority delegated
to him under RCW Title 35A. The members shall serve at the pleasure of the planning
director. The planning director shall, by administrative rule, establish the rules of
procedure for the committee, which shall be made available to the public upon
publication.
D. Design review criteria. The downtown administrative design review committee
shall use the following criteria in the evaluation and/or conditioning of applications under
the downtown design review process:
1. Site design.
a. The site plan conforms with the pedestrian plan overlay frontage
requirements for class A and class B streets as included in the administrative guidelines
of the planning department.
4 Central Avenue Design Amendments
b. The site plan conforms with the maximum setback requirements
as specified by the pedestrian plan overlay.
C. The site plan provides for a zero setback for properties abutting
Meeker Street and First Avenue within the downtown commercial district.
d. The site plan restricts the number of curb cuts necessary to meet
automobile circulation requirements.
e. Offstreet parking areas are located to the rear or side of buildings
and are well lighted.
f. The site plan provides for sidewalks and pedestrian corridors in
both public right-of-ways and privately owned areas.
g. Pedestrian corridors outside of buildings are clearly marked and
well lighted.
h. Pedestrian throughways are provided in long buildings.
i. The site plan provides for semiprivate and/or private useable open
space for any development with a residential component.
2. Landscape design.
a. The landscape plan provides for extensive landscaping of large
parking areas or other open areas which can be seen from the street or other pedestrian
oriented area.
b. The landscape plan enhances pedestrian activities for any setback
or other open space areas which are being provided on the site.
C. The landscape plan enhances any private and/or semiprivate open
spaces which are being provided for multifamily residential units.
3. Building design.
a. Building floor area above four (4) stories in height is setback as
appropriate to maintain human scale.
b. Buildings in the downtown commercial zoning district are
designed to be compatible with the existing historic buildings in terms of bulk, scale, and
5 Central Avenue Design Amendments
cornice line.
C. Buildings in the downtown commercial zoning district provide
cover for pedestrians such as awnings along the length of any facade abutting a sidewalk.
d. Building facades facing a public right-of-way or other pedestrian
oriented space minimize blank walls by providing windows and/or providing an
interesting design features.
e. Windows make up the greatest percentage of the street level facade
area to minimize blank walls in the downtown commercial zoning district.
4. Central Avenue District Design Review. The Central Avenue District
Design Guidelines apply to development within the area shown on the may below.
. t� � I t i ,.•/r/r r iu ii%t--, :; � s.�:`_G-� _-(, 6U C�o %��
/ q
Nort0
h
Ursr CM
y! a.
i,
Central ��lii • i� X31:;
Avenue
Condor
d I)�►q: -
a O 'C
I I'"VJII
North Consi
Dtil
I West — East
Frame
FrameCC—
.t .•
:y
o
H o/IC
COM
a• South
i�� � � �I� � �v :I� --�
_ ± �'7p
Cs 'p'pd�plC .b 11.1....•T..0 G ��Y f RyH �• _ rw ar .•wr•
3
• c �_ �+A _ a �.�., . J fit,' 4 :'j'j_
°:1 _, �._��: ��• '�.e. �,:- -41
5. Central Avenue District Design Guidelines Adoption. The Central Avenue
District Design Guidelines are hereby adopted by this reference as authorized pursuant
to RCW 35A 12.140 and placed on file in the office of the Kent City Clerk and the Kent
Planning Department.
E. Appeals. The decision of the downtown administrative design review committee
to approve, condition or reject any application under the downtown design review process
is final unless an appeal is made to the hearing examiner within ten (10) days of either the
issuance of the committee's conditional approval or rejection of any application under this
section. Appeals to the hearing examiner shall be as set forth in chapter 2.32. The decision
of the hearing examiner shall be final, unless an appeal is made to the city council within
ten (10) days after the hearing examiner's decision. The appeal shall be in writing to the
city council and filed with the city clerk.
SECTION 2. - Severability. If any one or more sections, subsections, or
sentences of this Ordinance are held to be unconstitutional or invalid, such decision shall
not affect the validity of the remaining portion of this Ordinance and the same shall
remain in full force and effect.
SECTION 3: - Effective Date. This ordinance shall take effect and be
in force five (5) days from and after its passage, approval and publication as provided
by law.
WHITE, MAYOR
ATTEST:
..--B ►
Is '
7 Central Avenue Design Amendments
APPROVED AS TO FORM:
G A. LUBOVICH, CITY A RNEY
PASSED: 1 day of /7) , 1999.
APPROVED: -S� day of A7 y _'1999.
PUBLISHED: I _tA day of MAY '1999.
I hereby certify that this is a true copy of Ordinance No. x,-57 , passed
by the City Council of the City of Kent, Washington, and approved by the Mayor of the
City of Kent as hereon indicated.
PACivil\Ordinancekentral ave design.doc
JKl/.Jnl,2— (SEAL)
CITY CLERK,,
2)01VAjA S ulAw WEPOTy
Central Avenue Design Amendments
Central Avenue District
Table of Contents
ORGANIZATION OF GUIDELINES......................................................................1
APPLICATION OF DESIGN GUIDELINES..........................................................2
1. SITE PLANNING........................................................................................... 3
A.
Response to Surrounding Context and Unique Site Features ........................... 3
B.
Relationship to Street Front............................................................................... 4
C.
Side and Rear Yards Compatibility.................................................................... 7
D.
Siting and Screening Service Areas................................................................... 8
E.
Street Comers....................................................................................................9
F.
Site Design for Safety......................................................................................11
G.
Residential Open Space..................................................................................17
II. PEDESTRIAN ACCESS..............................................................................19
A. General Pedestrian Access Requirements......................................................19
B. On -Site Pedestrian Circulation.........................................................................21
C. Pedestrian Access in Parking Lots...................................................................22
D. Pedestrian Amenities....................................................................................... 23
E. Pedestrian Areas at Building Entries........................................................... .25
F. Pedestrian Activity Areas and Plazas.............................................................. 26
III. VEHICULAR ACCESS AND PARKING ...................................................... 28
A. Access Streets................................................................................................. 28
B. Vehicle Entrances and Driveways....................................................................28
C. Parking Lot Location and Design..................................................................... 29
D. Incentives to Reduce Number of Surface Parking Stalls .................................. 30
IV. BUILDING DESIGN..................................................................................... 32
A. Building Concept..............................................................................................32
B. Human Scale and Pedestrian Orientation........................................................ 34
C. Architectural Scale........................................................................................... 36
D. Building Details and Elements.........................................................................38
E. Materials and Colors........................................................................................ 40
F. Blank Walls...................................................................................................... 41
G. Mechanical Equipment and Service Areas......................................................42
Kent Downtown Design Guidelines — Central Avenue District
8735GDL4Af-4rz7!99 - Draft for Review Page i
V. LANDSCAPE AND SITE DESIGN...............................................................42
A. Landscape Concept......................................................................................... 42
B. Preferred Plant Materials................................................................................. 44
C. Parking Lot Landscaping................................................................................. 46
DEFINITIONS.......................................................................................................47
Kent Downtown Design Guidelines — Central Avenue District
9735GOL4.00c-2112199 - Draft for Review Page ii
Organization of Guidelines
This draft document categorizes the guideline topics into several sections, each dealing with a separate
design issue such as:
• Site Planning;
• Pedestrian Access;
• Vehicular Access and Parking;
• Building Design; and
• Site Design and Landscaping.
Each section contains guidelines dealing with that topic.
Many of the guidelines set requirements and standards that must be met. However, the purpose of the
guidelines is to create a site and building design compatible with community goals and context.
However, the guidelines were formulated to place a minimum burden on projects by guiding project
design in the following_ways:
• They often allow for a variety of options to fulfill a requirement.
• Many of the standards or requirements do not add costly features or require
expensive construction.
• Many guidelines only apply if the element in question is in proximity to and/or visible
from the street or a park.
• Some guidelines only apply to conditions where they are most beneficial.
• Some guidelines offer incentives such as reduced parking or greater development
capability.
• Most importantly, the guidelines do not inhibit creative design. In most cases the
project's architect or landscape architect may suggest an alternative to meet the intent
of the guideline.
It is suggested that the Central Avenue District Design Guidelines Checklist be used to note which
guidelines apply to the proposed project. Planning Department staff will review which regulations apply
during or shortly after the pre -application meeting or before initial design meeting in order to assist the
applicant and to facilitate final approval. During project review, the staff person will check those
regulations that have been satisfied.
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.o0c-211us9 - Draft for Review Page 1
Application of Design Guidelines
The Central Avenue District Design Guidelines apply to Central Avenue, from James Street to Willis
Street as indicated on the map, Figure 1, in the downtown area of Kent. The Central Avenue District
shown on the map is composed of General Commercial (GC) and Downtown Commercial Enterprise
(DCE) zones. The guidelines apply to each zone as appropriate to the uses permitted in the zone.
Notable exceptions are the residential guidelines that apply only in the DCE zone because residential use
is not permitted in the GC zone within the downtown plan boundaries. Other examples are guidelines
for outside storage that apply only in the GC zone because outside storage is not permitted in the DCE
zone.
The guidelines are intended to revise and supplement the design standards in the City of Kent zoning
ordinance. Some of the guidelines state that the City may relax or modify zoning ordinance standards if,
in the City's determination, the guidelines are met. Other guidelines include provisions, requirements or
considerations that are in addition to the zoning ordinance standards. Where the guidelines and zoning
ordinance standards conflict, the City shall determine which regulation applies.
smet---
3 Tago
Figure 1. Central Avenue District Boundaries.
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.D0c-2112/99 - Draft for Review Page 2
I. Site Planning
A. Response to Surrounding Context and Unique Site Features
INTENT:
■ To upgrade the Central Avenue District's appearance and create an attractive
entrance to downtown Kent.
■ To create an attractive redevelopment setting.
■ To encourage a mix of auto -oriented and pedestrian -oriented uses.
■ To create a pedestrian -friendly environment.
■ To create a compatible edge between business and adjacent residential
properties.
GUIDELINES:
I.A(1) Take advantage of the proximity to the commuter rail transit station.
This space left blank for revisions if Transit Oriented Development Study determines a
special provision is applicable.
I.A(2) To encourage commuter rail transit ridership and transit -oriented development, the
City will place special emphasis on Guidelines I.B, II.A, II.B, II.C, II.D, ME, III.A,
III.B, III.C, and IV.B for projects within 1,200 feet of the center of the commuter
rail passenger platform.
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.o0c.2„2rn - Draft for Review Page 3
B. Relationship to Street Front
INTENT:
■ To create an active, safe pedestrian environment.
■ To upgrade the downtown's visual identity.
■ To unify the Central Avenue streetscape.
■ To improve circulation.
GUIDELINES:
I.B(1) Relate development to pedestrian -oriented street frontage on Class A and B
pedestrian streets.
r
1
t f I
� t I
t �
4- — I —
�T-
L
GvtaGt Stl2Ct—I I r
l I; I i•
:i
V
r_
a E
IIIIIIIII CLASS A PEDESTRIAN STREET
CLASS B PEDESTRIAN STREET
�-i DESIGNATED PEDESTRIAN RIGHT Of WA'
Figure 2. Class A and B Streets in the Central Avenue Corridor District
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.Doc-2112199 - Draft for Review Page 4
Class A streets are intended to accommodate and foster the greatest pedestrian usage in
the downtown area. When a property line abuts a right-of-way designated Class A, a
continuous street wall should be maintained along the property frontage abutting that
right-of-way. Breaks in the continuous street wall are permitted where pedestrian access
is being provided into or through the site. Breaks in the continuous street wall to provide
for vehicular access to the site are restricted on a Class A street and should only be
permitted when there is no frontage on a Class B street or undesignated street or alley
from which vehicular access may be provided. Similarly, the continuous street wall
should not be interrupted by surface parking areas on a Class A street unless there is no
property frontage on a Class B street or undesignated street or alley.
Class B streets are pedestrian -oriented, but also accommodate vehicular access to the site.
A continuous street wall should be maintained for a minimum of 50% of the length of the
property frontage abutting the Class B right-of-way. Vehicular access to the site is
permitted from the Class B street to the property within the remaining 50% of the Class B
frontage. Surface parking areas may front on the Class B street within the 50% area.
However, surface parking areas should not be located in front of the building.
Accordingly, the development must adhere to the following standards unless the City
determines that they prevent viable site development.
a. Buildings must present a "pedestrian -oriented facade" (see definitions) to the street.
b. The maximum building setback from Central Avenue Class B areas within the area
designated for 50% street wall and Class A cross streets is 20 feet. A setback area is
allowed only if a pedestrian activity is planned for that space, such as outdoor dining
associated with an eating establishment or garden space associated with residences.
The setback area may also be utilized for a recessed entryway or plaza. The setback
area may not be used for parking.
C. Building entries must have direct access to the public sidewalk (entries may be on the
side of buildings but they must be visible from the street and connected by a
pedestrian pathway).
d. Parking is prohibited between the building and the streetfront. No parking is allowed
within 20 feet of Central Avenue, except in the 50%.
e. If the public sidewalk is less than 12 feet wide, set the building back sufficiently to
provide at least 12 feet of walking surface.
f. No large item display areas (e.g. auto sales) are allowed in the front yard area.
g. Buildings over 200 feet in length measured along Central Avenue should include a
pedestrian pass-through to allow people to access the rear of the lot. (Note: The City
may waive this requirement if it is not in the public interest and if the use is consistent
with the comprehensive plan.
h. It is recommended that—g on class A and B streets, supermarkets and similar multi -
department businesses that include bakeries, delis, flower shops, fruit and vegetable
sections, me feg4148 these sections he 121aced next to the pedestrian street,
with display windows or doors to the street. Walk-up outdoor bakery, deli, and flower
sales windows are encouraged as pedestrian amenities.
Kent Downtown Design Guidelines – Central Avenue District
9735coL4Af.4n7M - Draft for Review Page 5
Exception: The City may permit a
deviation from the specific standards if it
determines that public benefit may be
achieved in terms of the Intent described
above and if the deviation is consistent
with the Comprehensive Plan Goals and
Policies. The applicant must demonstrate
that the proposed deviation will result in
increased pedestrian activity and visual
interest along the street.
Figure 3. A variety of pedestrian amenities can
be accommodated in the allowable
setback area.
Figure 4. Example of desirable building configurations on Central Avenue.
Kent nnwntnwn Desian Guidelines — Central Avenue District
9735GOL4.00P2/12M - Draft for Review rayc v
C. Side and Rear Yard Compatibility
INTENT:
■ To promote functional and visual compatibility between adjacent properties.
GUIDELINES:
I.C(1) Minimize visibility and impacts of incompatible uses.
In GC -zoned areas where outdoor storage and service areas are permitted, locate service
areas, outdoor storage areas and other intrusive site features away from neighboring
properties to reduce conflicts with adjacent uses. Where the City deems necessary,
landscape screening or other form must be planted along property lines adjacent to
"incompatible uses." Incompatible uses include: outdoor storage adjacent to any other
use, service areas adjacent to any other use, and commercial development adjacent to or
across a street from a residentially zoned property.
The buffer and/or fencing of outdoor storage and service areas must conform with the
requirements of KZC Sections 15.04.140.E.8, and 15.07.040.0 as a minimum standard.
Additional buffer area or screening may be required.
a. If changes in topography between the residential and adjacent property are
sufficiently great, then modifications to some of the above buffer options may be
allowed.
b. Integrate outdoor storage areas and loading facilities where permitted into the site
design to minimize their size, reduce visual impact, and allow for pedestrian and
vehicular (where appropriate) movement between sites.
Kent Downtown Design Guidelines — Central Avenue District
9735coL4.00c-2/12ng - Draft for Review Page 7
D. Siting and Screening Service Areas
INTENT:
■ To reduce the visibility of unsightly uses (trash containers for example), in the
business district.
■ To encourage more thoughtful siting of trash containers and service areas,
balancing the need for service with the desire to screen its negative aspects.
GUIDELINES:
I.D(1) Reduce impact of service areas and mechanical equipment.
a. Locate service areas (trash dumpsters, compactors, mechanical equipment, and
storage yards and loading docks in the GC zone) so as not to have a negative visual,
auditory (noise), or physical impact on the street environment, and adjacent
residentially zoned properties. One of the purposes of this guideline is to reduce the
noise impacts of service areas. Coordinate with waste and recycle contractors when
locating dumpsters and recycle containers.
b. When service elements are visible from the sidewalk and adjacent properties, the
elements must be screened. Dumpsters, refuse, and recycling collection points shall
be screened in accordance with Guideline I.C, "Side and Rear Yard Compatibility."
Landscaping Solid Enclosure
Trellis
Self-closing
door /
Concrete pad
Figure 5. Service areas should be located and screened in ways that minimize their visual,
auditory, and olfactory impacts and avoid their interference with site circulation or
other activities.
Kent Downtown Design Guidelines — Central Avenue District
9735coLa.00c•2/t2199 - Draft for Review Page 8
E. Street Corners
INTENT:
■ To improve the appearance of highly visible locations.
GUIDELINES:
I.E(1) Enhance the visual quality of development on corners.
New development on comer lots at street intersections must enhance the property's visual
qualities at the comer by one or more of the following methods:
a. Locate the building within 15 feet of the property corner nearest the street intersection
and enhancing the building's corner with a building element such as a comer entry,
tower, comer window sculpture, or other device.
Figure 6. Example of a positive street comer site planning.
b. Design the building in a way that will allow the corner to serve a pedestrian -
attractive use such as outdoor dining, flower carts, information or merchandise kiosk
or newsstand.
c. Install substantial landscaping (at least 200 SF of ground surface area with trees and
shrubs or ground cover) at or near the corner of the lot. Landscaping could include
plant material to form a low hedge. However, care should be taken to not create a
visibility or security problem. Container gardens, public art, or other features
attractive to pedestrians may be substituted for landscaping, subject to Planning
Department approval.
d. Other element or method approved by the city.
Kent Downtown Design Guidelines — Central Avenue District
9735coL4.00c•2117(" - Draft for Review Page 9
I.E(2) When the corner is adjacent to a City -designated gateway intersection, coordinate
with the City to provide significant gateway elements such as landscaping, banners,
special lighting, or art.
Note: It is especially important that buildings locate on or near the corners along
central avenue because the corners are so visible. Such a configuration provides
excellent exposure for businesses. Stylemakers, the salon on the northeast corner
of Meeker and Central, provides an example of appropriate site design.
Kent Downtown Design Guidelines - Central Avenue District
9735coL4.00c-2/1tis9 - Draft for Review Page 10
F. Site Design for Safety
INTENT:
■ To promote personal safety and property security.
■ To ensure the nighttime environment is safe and inviting.
■ To ensure that lighting, landscaping, and other site features contribute to
personal safety.
■ To discourage vandalism and reduce maintenance.
GUIDELINES:
I.F(1) Minimize conflicts between drivers and pedestrians through the siting of structures,
location of circulation elements, landscape design, and placement of signs.
Incorporate the following methods for protecting pedestrian safety, where appropriate:
a Limit the number of potential encounters between pedestrians and vehicles through
site design.
b. Were pedestrian and motorist paths must cross (e.g., at crosswalks), provide adequate
sight distance and ensure that landscaping does not block pedestrians and drivers'
views.
c. Within parking lots provide raised sidewalks, crosswalks, and pedestrian walkways
where possible; or provide at -grade walkways protected by curbs and/or landscaped
areas.
e. Distinctively mark pedestrian routes through parking lots, using vertical design
elements, special paving, painted crosswalks or signage.
f. Separate service vehicle access and loading zones from pedestrian areas where
possible.
g. Use on-site directional signs to clearly mark pedestrian and vehicular routes.
I.F(2) Locate, design, and site structures to maximize site surveillance opportunities from
buildings and public streets.
Incorporate the following methods to increase personal safety and security, where
appropriate:
a. Avoid site design features that create entrapment areas (e.g. tunnels, long corridors,
opaque fences) in locations with pedestrian activity.
Kent Downtown Design Guidelines — Central Avenue District
9735coL4.00C.2J17 s9 - Draft for Review Page 11
i 1 • d♦ i v R L1 V
DONT DO THIS
Figure 7. Design the site to avoid creating potential entrapment areas.
Kent Downtown Design Guidelines — Central Avenue District
8795GDL4.Doc-2/12+99 - Draft for Review Page 12
b. Ensure that site and buildings provide sight lines that allow building occupants
and passersby to observe outdoor on-site activities.
C. Site buildings so that windows, balconies and entries overlook pedestrian routes,
vehicular circulation routes, and parking areas and allow for informal surveillance
of these areas, where possible.
prig
Figure 8. Site planning and building design can promote "eyes on the street' and safety.
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.Doc-2/12199 - Draft for Review Page 13
LF(3) Provide adequate lighting levels in all pedestrian areas, including building entries,
along walkways, parking areas, and other public areas.
Include the following in lighting plans:
a. Provide an overlapping pattern of light at a height of about 10-15 feet in lighted areas.
DO THIS
DONT DO THIS
Figure 9. Smaller scale lighting standards, 10-15 feet in height, evenly spaced, and at consistent foot-candle
levels provide for greater safety. A minimum of 2 (IESNA, Illuminating Engineering Society of North
America, standards are 1.1)foot-candles on the ground is recommended, but a minimum of 4 foot-
candles should be provided on specific pedestrian routes.
b. Provide lighting at consistent lumens with a gradual transition to unlighted areas.
Avoid creating highly contrasting pools of light and dark areas, which can be
temporarily blinding.
c. Provide adequate lighting at all building entrances, exits and corridors between
buildings, at least 4 foot candles during active use, especially where doors are recessed.
d. Indicate specific lighting levels in each lighted area. Design lighting levels so that
pedestrians can identify a face 15 yards away (generally, a minimum of 4 foot-candles)
in order to reduce anonymity and to give pedestrians the opportunity to choose another
route if they feel unsafe.
e. Ensure that site lighting is confined to the project site and does not cause glare on
adjacent properties.
f. Place light posts and standards so that they do not create hazards for pedestrians or
vehicles.
Kent Downtown Design Guidelines — Central Avenue District
8735GOL4.DOC.2112M - Draft for Review Page 14
Figure 10. Lighting pedestrian zones.
I.F(4) Design landscaping so that long-term growth will not interfere with site lighting and
surveillance.
Include the following in lighting plans to provide for compatibility of landscaping with
site lighting:
a. Ensure that the type and placement of light fixtures in the landscape will allow for
achieving site lighting guidelines established in the previous section.
b. Space landscape elements to allow for long-term growth without interfering with site
lighting.
c. Select plant species considering long-term growth characteristics.
d. Prune shrubs to allow for adequate surveillance (no taller than approximately 3 feet in
height). Limb trees to a height that allows visibility under them (approximately 6
feet).
Figure 11. Low bushes and trimmed street trees screen parking, yet still allow visual access.
Kent Downtown Design Guidelines — Central Avenue District
e735cou.00c-2/1M9 - Draft for Review Page 15
I.F(5) Use durable, high quality, safe, vandal -resistant materials in site furnishings and
features for ease of maintenance.
Include the following site plan elements:
a. Use high-quality materials in site furnishings and features, such as walls and paving,
that are durable and easily maintained.
b. Design site features and select furnishings that discourage vandalism. For example,
large blank walls encourage vandalism. Furnishings that are easily removed, or that
do not convey an image of care, invite misuse.
c. Use materials that promote safety, such as non -slip walkway surfaces.
Kent Downtown Design Guidelines — Central Avenue District
9735Go14.Doc-2J12M9 - Draft for Review Page 16
G. Residential Open Space (Apply to DCE zone only)
INTENT:
■ To provide an open space network which will accommodate a wide variety of
activities, public and private.
GUIDELINES:
I.G(1) Design each space within a residential open space network with a specific use in
mind. Anticipate activity opportunities for all ages, accessible to all units.
I.G(2) Ensure that new residential mixed-use development provides one or more of the
following options:
a. Balconies d. Furnished children's play area
b. Screened patios e. Roof -top open space — roof garden or game court
c. Small, shared courtyards
I.G(3) Ensure that the open space network provides for privacy of residents while allowing
for security and surveillance from residential units.
I.G(4) Ensure that the open space network is well lit at night.
I.G(S) Encourage the defmition of open space by landscaping that also provides shade and
wind protection where needed.
Kent Downtown Design Guidelines — Central Avenue District
9735co14.o0c-211W9 - Draft for Review Page 17
Figure 12. Design and landscape site to define open space for both private and commercial use.
To Be Avoided
0
Kent Downtown Design Guidelines — Central Avenue District
Preferred
9735coL4.00c•2/12M - Draft for Review Page 18
Figure 93. Residential open space is an important part of building vital neighborhoods.
Kent Downtown Design Guidelines — Central Avenue District
9735GOL4.Doa2/12M - Draft for Review Page 19
sanies
II. Pedestrian Access
A. General Pedestrian Access Requirements
INTENT:
■ To improve the pedestrian environment by making it easier, safer and more
comfortable to walk between businesses, to the street sidewalk, to transit
stops, and through parking lots.
■ To ensure that pedestrian facilities, such as sidewalks and bus shelters,
connect all modes of transportation.
■ To provide safe, continuous pedestrian access in both the north -south and east -
west direction.
■ To provide the pedestrian, disabled person and transit user with a safe and
clear path to the entry door of a building.
■ To provide connections for residents in mixed use complexes to parks,
schools, shopping and transit routes
GUIDELINES:
H.A(1) Provide pedestrian access onto the site from the main street on which the use is
located. Where a use fronts two streets, access shall be provided from the street
closest to the main entrance or, preferably, from both streets. All buildings shall
have a paved pedestrian path at least 60" wide (preferably 96" wide) from the street
sidewalk to the main entry.
Buildings with entries not facing the street should have a clear and obvious street
sidewalk to the entry (Siting Buildings and Parking Lots). This path should be separate
from vehicular traffic or raised above the vehicular pavement. In residential or mixed-use
complexes, locate pedestrian pathways in clear view of residents and passersby.
Note: In the case of encumbrances the clear pathway width shall be no less than 48"
Kent Downtown Design Guidelines — Central Avenue District
9735GOL4.00a2112M - Draft for Review Page 20
II.A(2) Ensure that all pedestrian paths correspond with Federal, State and local codes for
handicapped access, and the Americans with Disabilities Act.
II.A(3) Provide adequate lighting, at least 4 foot-candles, at the building entries and all
walkways and paths through parking lots.
f i i it. .r
Figure 14. Provide a safe, accessible pedestrian route from the street to the building entry (front
parking in GC zone only).
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.DOC-2112/99 - Draft for
Page 2
B. ON-SITE PEDESTRIAN CIRCULATION
II.B(1) Provide pedestrian paths or walkways connecting all businesses and the entries of
multiple buildings on the same development site.
See also II.A above.
Special paving at the
corner enhances
pedestrian access to the
site.
Transit stop !
!
Walkway connects the C8
public sidewalk with the
building entrance. i
I I
Walkway along the front
of the building connects ON
individual stores. i
u.i
UJ
F-
I �
0
IZ_
Walkways connect the
building entrance to
adjacent sites.
Figure 15. In this large-scale commercial site, wide, landscaped walkways provide pedestrian
connections.
(Front parking lot as shown permitted in GC zone only).
Kent Downtown Design Guidelines — Central Avenue District
9735coL4.o0c-2/1zr9- Draft for Review Page 22
C. Pedestrian Access in Parking Lots
INTENT:
■ To provide safe and convenient pedestrian paths from the street sidewalk
through parking lots to building entries in order to encourage walking between
businesses and contribute toward reducing local traffic impacts.
GUIDELINE:
II.C(1) Provide pathways through parking lots.
The following distances should be considered somewhat flexible to account for the length
of the parking lot and driveway locations. A specially marked or paved crosswalk must
be provided through parking lots greater than 150 feet long (measured parallel to the
storefront) or more than 2 bays deep (approximately 75 feet measured perpendicular to
the storefront). Generally, walkways should be provided every four rows and a
maximum distance of 150 feet shall be maintained between paths.
II.C(2) Develop an on-site pedestrian circulation concept.
The project applicant should be able to demonstrate how the overall circulation concept
provides for pedestrian circulation. Walkways should be integrated with the required
parking lot landscaping. (See Sections V.A and V.C.)
T__ .
Q Front -----------
j.
FF
11
Preferred To Be Avoided
Figure 16. The figure on the left illustrates good parking lot circulation.
Kent Downtown Design Guidelines — Central Avenue District
9735GD«.00c•2112ree - Draft for Review Page 23
D. Pedestrian Amenities
INTENT:
■ To provide safe, comfortable pedestrian circulation throughout the downtown area.
GUIDELINES:
II.D(1) Provide pedestrian weather protection.
a. All buildings located along designated pedestrian -oriented streets are encouraged to
provide pedestrian weather protection at least 3 feet wide along at least 801/o of the
building's front face as a means to partially satisfy some of the requirements in
Sections II.D, IV.A, IV.B, IV.C, and IV.D. The weather protection may be in the
form of awnings, marquees, canopies or building overhangs.
b. Canopies or awnings should not extend higher than 15 feet' above ground level nor
lower than 8 feet at the lowest point.
c. The color, material and configuration of the pedestrian coverings shall be as approved
by the City. Coverings with visible corrugated metal or corrugated fiberglass are not
permitted unless approved by the City. Fabric, plastic and rigid metal awnings are
acceptable if they meet the applicable standards. All lettering and graphics on
pedestrian coverings must conform to KZC Section 15.06 — Sign Regulations.
II.D(2) Provide pedestrian friendly retail oriented building facades.
The ground story facades facing designated Class A and B pedestrian -oriented streets and '
public parks shall feature rnr. nr �.� - streetfront facades which
consist of one or more of the following characteristics listed in a -d below:
a. Transparent window area or window displays along at least 50% of the length of the
ground floor facade.
b. Sculptural, mosaic or bas-relief artwork over 50% of the length of the ground floor
facade.
c. "Pedestrian -oriented space, "as defined in Section II.F(1), located adjacent to the
sidewalk. At least 500 SF of ret ai_I-SC&BAed pedestrian-o4onMd space must be
provided for every 100 linear feet of facade as measured along the property lines
adjacent to the street ROW.
d. Other special landscaping or building design feature approved by the City.
II.D(3) Pedestrian amenities
For all proposals on all Class A pedestrian -oriented streets, provide at least three of the
following pedestrian amenities near the sidewalk. Provide at least one amenity on all
Class B street fronts.
• Pedestrian furniture such as seating space lighting, drinking fountain.
• Pedestrian weather protection as defined in Section II.D(1).
Kent Downtown Design Guidelines — Central Avenue District payp 24
s7sscoLe.,tr-4/27M - Draft for Review
c. Pedestrian oriented open space. ( See definitions)
d. Substantial perimeter landscaping (lawn if configured in a "front yard" setting
between building front and the sidewalk.)
e. Artwork.
f. Space for transit stop with seating.
g. Window displays over the majority of the front facade.
h. Decorative screen wall, trellis or other building or site feature.
i. Pedestrian lighting.
j. Other site configurations and elements that encourage pedestrian activities as
approved by the City.
Figure 17. Pedestrian covering along street fronts.
Figure 18. Pedestrian -oriented facades are critical in retail areas.
p.d«trinn me w"effl
r..
Preferred To Be Avoided Preferred
Kent Downtown Design Guidelines — Central Avenue District
9735coL4.00c-?1,9 - Draft for Review Page 25
z�9
E. Pedestrian Areas at Building Entries
INTENT:
■ To use the architectural elements of a building and landscaping to highlight
and define the entrance and enhance the visual character of the building.
■ To improve pedestrian environment by creating a pleasant, inviting space
where building and sidewalk meet.
GUIDELINES:
II.E(1) Enhance building entry access.
Three or more of the following must enhance the primary public entries of all businesses
and multifamily residential buildings located on Central Avenue:
a. Weather protection such as an awning, canopy, marquee or other building element to
create a covered pedestrian open space of at least 100 square feet.
b. At least 200 square feet of landscaping at or near the entry.
c. Pedestrian facilities, such as benches, kiosks, special paving, bicycle racks, etc.
k. A trellis, canopy, porch or other building element together with landscaping.
e. Special pedestrian -scaled lighting. (Lights that specifically light pedestrian areas or
surfaces and that are lower than 15 feet in height.)
f. Adjacent window displays.
g. Building ornamentation such as mosaic tile, relief sculpture, ornamental wood or
metal trim, etc.
h. Artwork or special pedestrian -scaled signs.
i. Other methods as approved by the City.
Kent Downtown Design Guidelines — Central Avenue District
Page 26
e7ascDLe.00c•vv
," - Draft for Review
F. Pedestrian Activity Areas and Plazas
INTENT:
■ To provide a variety of pedestrian -oriented areas to attract shoppers.
GUIDELINES:
II.F(1) Provide pedestrian -oriented open space at key locations.
On pedestrian oriented streets, where the front building facade is not directly adjacent to
the sidewalk, the space between the sidewalk pavement and the building (the front yard)
shall be developed as a garden, lawn, landscaped area, and/or pedestrian -oriented space
meeting the criteria stated below.
To qualify as a "pedestrian oriented space" an area must have:
1. Visual and pedestrian access (including handicapped access) into the site from the
public ROW.
m. Paved walking surfaces of either concrete or approved unit paving.
n. On-site or building mounted site lighting providing at least 4 foot candles (avg.) on
the ground.
o. Seating; at least 4 linear feet of seating area (bench, ledge, etc.) or one individual seat
per 60 SF of plaza area or open space.
p. Landscaping that does not act as a visual barrier, set either in the ground or in
containers.
q. Site furniture, artwork or amenities such as fountains, kiosks, etc.
A "pedestrian oriented space" shall not have:
r. Asphalt or gravel pavement.
s. Adjacent unscreened parking lots.
t. Adjacent chain link fences.
u. Adjacent on-site "blank walls" without "blank wall treatment."
Kent Downtown Design Guidelines — Central Avenue District
8735c0L4.00c-2/1us9 - Draft for Review Page 27
Planters orZanize space and
define plaza space
Window boxes add color and
enhance building form
Figure 19. Landscape enhancements serve several roles in this plaza, which serves as a good
pedestrian -oriented space.
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.00c-2/12s9 - Draft for Review Page 28
III. Vehicular Access and Parking
A. Access Streets
INTENT:
■ To mitigate traffic impacts.
■ To create a safe, convenient network for vehicle circulation and parking.
GUIDELINES:
III.A(1) Provide for vehicle access streets through large lots with more than one street
frontage.
The City may require all development projects on properties of more than three acres
which front on two streets to provide "through streets" between the bordering streets.
The required through street may be part of the parking lot/site circulation, but parking,
other than parallel parking, fronting directly on the street shall be minimized. Street trees
and sidewalks or pedestrian paths are required along through streets in accordance with
Guideline II.C.(2). Location of ingress to and egress from the through street shall be as
approved by the City. The through street shall conform to City Public Works Department
standards and requirements and be a minimum of two 12 -foot -wide lanes.
B. Vehicle Entrances and Driveways
INTENT:
■ To improve automobile and pedestrian safety.
■ To decrease traffic congestion and simplify automobile movements.
GUIDELINES:
III.B(1) Restrict vehicular access on Class A streets.
Vehicular access (driveways) to the site on Class A streets should be permitted only when
there is no frontage on a Class B street, undesignated street, or alley from which vehicular
access may be provided. Property owners are encouraged to share driveways as a means
of reducing cost and congestion. (See Section I.B.)
Kent Downtown Design Guidelines — Central Avenue District
9795coL4.00c-211299 - Draft for Review Page 29
C. Parking Lot Location and Design
INTENT:
■ To ensure that parking lots are attractive, safe, and convenient.
GUIDELINES:
III.C(1) See KCZ Section 15.05 for parking lot design standards. See Section I.B of this
document for parking lot location and Sections II.0 and II.D of this document for
parking lot access improvements.
M.C(2) Pavement markings and entrance signs
Place all markings and signs for individual stalls on the pavement. No free-standing or
wall -'mounted signs for individual stalls are permitted to extend higher than 2 feet above
grade. No more than one entrance sign per parking area entrance is permitted. The sign
shall conform to KZC Section 15.06, shall be less than 13 feet in height above grade, and
shall have a surface area of no more than 10 square feet per side. The sign may be 2
sided. The sign shall not be internally lit, but may incorporate neon lights.
M.C(3) Screen all moveable parking lot equipment, such as barrels, saw horses, etc., from
the public right-of-way.
III.C(4) See Section V.A of this document and Kent Zoning Code Section 15.07 for
landscaping standards.
Figure 20. Attractive parking lot landscaping.
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.00c-211299 - Draft for Review Page 30
IV. Building Design
A. Building Concept
INTENT:
■ To encourage building design that is appropriate to the site, and becomes a
positive element in the architectural character of Central Avenue.
■ To encourage consideration of overall building design without prescribing a
specific architectural style or organization. (Note: Other building design
guidelines in this manual address specific building elements or specific
aspects of building form.)
GUIDEUNES:
IV.A(1) Organize architectural elements into a unified whole to fit with local context and
objectives.
While Central Avenue is currently dominated by auto -oriented commercial uses, its
proximity to downtown, the market, and the proposed regional transit station means that
the Central Avenue area will experience more pedestrian activity in the future. Also,
Central Avenue is important as a gateway to downtown Kent. Therefore, the pedestrian
orientation and attractiveness of buildings on Central Avenue, especially between Smith
and Gowe Street, are important. To this end, the building concepts of this area should
employ pedestrian orientation. (See IV.B. below.)
The project proponent must graphically describe the proposed building's design concept:
How are the various building elements, such as walls, roofline, entries, modulation,
materials, decorations, signage, etc., organized into a functional and attractive
composition. Furthermore, the project proponent must describe how the concept relates
to site conditions, such as visibility, access, pedestrian circulation, and neighboring
development.
"Design concept" is used to mean the ideas or relationships that determine the building's
overall character and function. Some examples of design concepts are illustrated below.
The proponent may suggest other design concepts.
a. Axial Symmetry. A formal design organization common in classical revival and
colonial -styled buildings.
b. Horizontal Banding. This device is common in Frank Lloyd Wright's Prairie -style
houses. It is sometimes less appropriate in multifamily residences since it diminishes
the individuality of separate units and makes the building appear longer.
c. Organization Around an Exterior Space. Orientation of the building around a
courtyard, garden, or other outdoor space is an effective way to integrate site planning
and architectural design. Titus, Webster and Meeker Court buildings in Kent
Kent Downtown Design Guidelines — Central Avenue District
97=0L4.00c-2/12M - Draft for Review Page 31
illustrate this technique.
d. Symmetric Balance. This concept builds a planning composition from numerous
similar or complementary forms. The composition should reflect local context, site
conditions, or building function.
e. Consistency of Detailing. Incorporating harmonious and proportional ornamentation,
fascia, columns, or other distinctive detailing helps to lend scale and character.
V
Kent Downtown Design Guidelines — Central Avenue District
9735coL4.00c.2/19M - Draft for Review Page 32
B. Human Scale and Pedestrian Orientation
INTENT:
■ To encourage buildings that are "comfortable" by relating building elements
to human scale.
GUIDELINES:
IV.B(1) Incorporate human -scale building elements.
All new buildings and major exterior remodels must employ at least two of the following
elements or techniques toward achieving a "human scale" (see definition). If a proposed
building is 3 stories in height, or more than 100 feet wide as measured along any facade
facing a street and visible from that street, then building shall use at least three of the
listed elements.
a. Balconies or decks in upper stories, at least one balcony or deck per upper floor on
the facades facing streets - balconies are encouraged to be at least 6 feet deep and 10 feet
wide.
b. Bay windows that extend out from the building face (See definition of Bay Window
in Definitions).
c. At least 150 SF of pedestrian -oriented space
d. Individual windows, generally less than 32 square feet per pane and separated from
other windows by at least a 6 -inch molding.
e. Gable or hipped roof, providing that the hipped or gable roof covers at least one half
of the building's footprint and has a slope greater or equal to 3 feet vertical in 12 feet
horizontal.
f. A porch or covered entry
g. Spatially defining building elements that define an occupiable space such as a trellis,
overhang, canopy or other.
h. Upper story setbacks, providing one or more of the upper stories are set back from the
face of the building at least 6 feet.
i. Composing smaller building elements near the entry or pedestrian -oriented street
fronts of large buildings as in the example in Figure IV.A(1)a.
j. Other design methods proposed by project applicant. The City may consider other
methods to provide human scaled elements not specifically listed here. The proposed
methods must satisfy the intent of the design principles. The City's decision as to
whether the proposal is approved will be final.
All proposals for achieving human scale are subject to approval by the City.
Kent Downtown Design Guidelines — Central Avenue District
e735coL4.00c-2nZS9 - Draft for Review Page 33
Gabled roof forms
Deck terrace
encouraged
r.
I�
Building mounted Entries with direct
facade tights pedestrian access from
encouraged sidewalk mandatory.
window boxes or
pmxisions for plantings
— encouraged
�+ Inset entry courtyards
/ and other forms of
building articulation are
encouraged.
Figure 21. Examples of building elements that help to add human scale.
Figure 22. This is a mixed-use building with pedestrian -oriented retail on the first floor and
apartment units on the second floor. A tower element anchors the comer of Gowe
Street and Central Avenue. Note how the tower element reduces the apparent
horizontal length of the building fagade and the pattern of windows and columns
adds a rhythm and refinement to the fagade.
Kent Downtown Design Guidelines — Central Avenue District
9735coL4.00c-2/12M - Draft for Review Page 34
C. Architectural Scale
INTENT:
■ To encourage new development to be compatible with downtown Kent's
architectural size and character.
GUIDELINES:
IV.C(1) Reduce scale of large buildings.
To achieve an architectural scale consistent with other structures in downtown Kent all
new buildings over three stories, or over 10,000 SF in gross building footprint, must
provide at least two or more of the following features along their facades visible from
public ROW and pedestrian routes and entries.
a. Upper story setback. To qualify for this option, upper stories must have a setback
from the ground floor of at least 10 feet from the face of the second floor facing the
public ROW.
b. Horizontal Building Modulation - "Horizontal Building modulation" is the stepping
back or projecting forward of portions of a building facade within the specified
intervals of a building width and depth as a means of lessening the apparent bulk of a
structure's continuous exterior wall. Buildings may satisfy the regulation for
architectural scale if all building facades within 400 feet of a public right of way or
park, and/or visible from that right of way or park, conform to the following
standards:
• The maximum width (as measured horizontally along the buildings exterior)
without building modulation shall be 100 feet.
• The minimum depth of modulation shall be 6 feet
• Roof decks or balconies may be used as all or part of the building modulation if
each individual balcony has a floor area of 100 square feet.
c. Modulated roof line - Buildings may satisfy the regulation by modulating the roof
line of all facades visible from a public ROW or park according to the following
standards:
• For flat roofs or facades with a horizontal eave, fascia or parapet, change the
roofline so that no unmodulated segment of roof exceeds 100 feet, measured
horizontally.
• Gable, hipped or shed roofs with a slope of at least 3 feet vertical to 12 feet
horizontal qualify for this option.
• Other roof forms such as arched, vaulted, dormer or saw-toothed may satisfy
this regulation if the individual segments of the roof without a change in slope
or discontinuity are less than 100 feet in width.
d. Building "articulation" with design elements such as the following, so long as the
interval does not exceed 100 feet.
Kent Downtown Design Guidelines — Central Avenue District
9735coL4.00c•2/12M - Draft for Review Page 35
• Repeating distinctive window patterns at intervals equal to the articulation
interval.
• Providing a porch, patio, deck, or covered entry for each interval.
• Providing a balcony or bay window for each interval.
• Changing the roofline by alternating dormers, stepped roofs, gables, or other
roof elements to reinforce the modulation or articulation interval.
• Changing materials or colors with a change in building plane.
• Providing a lighting fixture, trellis, tree or other landscape feature within each
interval.
e. Clustering smaller uses and activities around entrances on street -facing facades.
f. Massing of substantial landscaping and/or pedestrian -oriented open spaces along the
building facade.
g. Other design methods or modulation schemes proposed by project applicant
The City may consider other methods to provide architectural scaled elements not
specifically listed in a -f above. The proposed methods must satisfy the intent of the
design principles listed in the Downtown Action Plan. Scale reduction can be
accomplished by a combination of methods. Buildings not facing public rights-of-way
and/or pedestrian routes do not require scale reduction. Note that the City may increase
the 100 -foot interval for modulation and articulation to better match surrounding
structures. All proposals for achieving architectural scale are subject to approval by the
City.
--
Figure 23. The roofline, windows, and details of this building are coordinated to provide a rhythmic breakup of
an otherwise horizontal building. Note how the awnings and lights provide human scale while
their repetition relates to the building massing.
Kent Downtown Design Guidelines — Central Avenue District
9735coL4.00c-2112M - Draft for Review Page 36
D. Building Details and Elements
INTENT:
■ To increase the attractiveness of buildings close by. When buildings are seen
from a distance, the most noticeable qualities are the overall form and color.
If we take a three-story commercial building that is 100 feet wide and 35 feet
tall then we must be at least 200 feet away from the building for it to fit within
our cone of vision so that we can perceive its overall shape. At that distance,
windows, doors and other major features are clearly visible.
However, as we approach the building to within 60 to 80 feet from the
building (approximately the distance of a pedestrian or driver to a Central
Avenue business) we notice not so much the building's overall form as its
individual elements. When we are even closer, the most important aspects of
a building are its design details, texture of materials, quality of its finishes and
small, decorative elements. In a pedestrian -oriented business area, it is
essential that buildings and their contents be attractive up close. Therefore,
these guidelines include principles and regulations that require all buildings to
incorporate design details and small-scale elements into their facades.
GUIDELINES:
IV.D(1) Enhance buildings with appropriate details.
All new buildings shall include at least three of the following elements on the facades that
face a public street or park. (Note: The term "decorative" does not necessarily mean that
the element must be ornate or feature applied decoration. A "decorative" element may be
quite simple if it is suitably scaled and related to the building's concept.)
a. Articulated or Decorated Rooflines: such as an ornamental molding, entablature,
frieze or other roofline device visible from the ground level. If the roofline decoration
is in the form of a linear molding or board, then the band must be at least 8" wide.
(See Section IV.A.)
b. Decorative Treatment of Windows and Doors: such as a decorative molding (e.g., a
typical wooden style molding found on pre -WW II buildings) or framing details
around all ground floor windows and doors located on facades facing or adjacent to
public streets or parks or decorative glazing or door designs.
c. Decorative Railings, Grillwork or Landscape Guards.
d. Landscape trellises.
e. Decorative Light Fixtures with a diffuse visible light source such as a globe or
"acorn" that is not glaring or a decorative shade or mounting.
f. Decorative Building Materials, including the following:
• Decorative masonry, shingle brick or stone;
• Individualized patterns or continuous wood details such as fancy butt singles in
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.00c-2/1zr9 - Draft for Review Page 37
a geometric pattern, decorative moldings, brackets, wave trim or lattice work,
ceramic tile, stone, glass block, carrera glass, or similar materials.
• Other materials with decorative or textural qualities as approved by the City.
The applicant must submit architectural drawings and material samples for approval.
g. Decorative Paving or Artwork% The artwork may be freestanding or attached to the
building, and may be in the form of mosaic mural, bas-relief sculpture, light
sculpture, water sculpture, fountain, free standing sculpture, art in pavement or other
similar art work. Painted advertising sign murals or graphics on signs or awnings do
not qualify as a method to satisfy IV.D(1) requirements. All artwork used to satisfy
this condition is subject to approval by the City.
h. Other similar features or treatment approved by the City.
All proposed methods for satisfying this guideline are subject to City approval
IV.D(2) Design Elements for Espresso Stands and Street Vendors
Kent Downtown
The design of the stand or cart and the materials used are subject to review and approval
by the Planning Department. The stand or cart must be constructed of good quality,
permanent materials. Tarps, bare plywood, cardboard, plastic sheeting, corrugated
fiberglass or other similar materials are not permitted.
The design, materials, and colors must be compatible with the proposed location.
Awning quality must be the same as required for permanent buildings in section II. D.1.0
of the design guidelines.
The stand or cart must be adequate in size for storage, trash containers, and other
facilities. No outside storage is permitted.
Wiring and plumbing must be hidden from view.
One sign, maximum area, four square feet, two sided, is permitted. Menus and price lists
not over two square feet in area are not signs for the purpose of this guideline
Guidelines — Central Avenue District
9735c0L4.00c•2112W - Draft for
38
E. Materials and Colors
INTENT:
■ To encourage the use of high-quality compatible materials that upgrade the
visual qualities of downtown Kent.
GUIDELINES:
IV.E(1) Retain existing facades.
Use of metal siding, metal screening, plastic, plywood, sheet wood products or fiberglass
to cover over existing facades is discouraged. Wood should not be used to cover over
existing brick or cast stone masonry.
IV.E(2) Use compatible building materials.
a. Detail requirements for metal siding
If metal siding is used as a siding material over more than 25% of a building's facade,
the metal siding must have a matted finish in a neutral, muted or earth tone such as
buff, gray, beige, tan, cream, white or a dulled color. sueh as bam red, bitie,
baFgtmdy- or- -eeher.- If metal siding is used over 25% of the building facade, then the
building design must include the following elements:
• Visible window and door trim painted or finished in a complimentary color.
• Corner and edge trim that cover exposed edges of the sheet metal panels.
Exception: Where the City determines that specially treated metal siding is used as an
accent material to achieve special architectural character, the City may approve metal
siding as a material even though it does not meet the above specifications.
b. Requirements for concrete block walls.
If concrete blocks (concrete masonry units or "cinder blocks") are used for walls that
are visible from a public street or park, then the concrete block construction must be
architecturally treated in one or more of following ways:
• Use of textured blocks with surfaces such as split face or grooved.
• Use of colored mortar with colored blocks.
Use of other masonry types such as brick, glass block or tile in conjunction with
concrete blocks.
c. Prohibited materials.
The following materials are prohibited in visible locations unless an exception is
granted by the City.
• Mirrored glass.
• Corrugated fiberglass.
• Chain link fencing (except for temporary purposes such as a construction site),
barbed wire or razor wire.
Kent Downtown Design Guidelines — Central Avenue District
9735GOL4.nr.4127ne -Draft for Review Page 39
F. Blank Walls
INTENT:
■ To reduce the visual impact of large, plain walls.
■ To reduce the apparent size of large walls through the use of various
architectural and landscaping treatments.
GUIDELINES:
MF(1) Treat all blank walls (as defined in Definitions) within 50 feet of the street ROW,
park or adjacent lot and visible from that street, park or adjacent lot in one or more
of the following ways:
a. Installing a vertical trellis in front of the wall with climbing vines or plant materials.
b. Providing a landscaped planting bed at least 5 feet wide or raised planter bed at least 2
feet high and 3 feet wide in front of the wall or berm, and planting with plant
materials that obscure or screen at least 50% of the wall's surface within 3 years.
e. Providing artwork (mosaic, mural, sculpture, relief, etc.) over at least 50% of the
blank wall surface.
c. Other methods as approved by the City.
All of the proposed methods are subject to City approval. The applicant must submit
architectural plans and elevations showing proposed treatments for approval. The City
may waive blank wall treatment where the requirements conflict with the fire code
regulations.
Figure 24. Blank walls can be softened and given relief, interest, and human scale in several
ways
Kent Downtown Design Guidelines — Central Avenue District
9735GOL4.00c-2/19199 -Draft for Review Page 40
G. Mechanical Equipment and Service Areas
INTENT:
■ To prevent unsightly intrusions in highly visible corridors
GUIDEUNES:
IV.G(1) Locate and/or screen roof -mounted mechanical equipment so that it blends with the
architecture of the building and is not visible from the street or adjacent properties.
IV.G(2) Whenever feasible, locate and/or screen utility meters, electrical conduit, and other
public and private utilities apparatus so as not to be visible from the street.
Figure 25. Mechanical equipment and service areas should be screened from
view.
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.Doc-2/1M -Draft for Review Page 41
V. Landscape and Site Design
A. Landscape Concept
INTENT:
■ To encourage landscape design that will enhance the pedestrian environment
and compliment building and site design.
■ To define plant species that are of low maintenance, resistant to drought and
otherwise appropriate for conditions within the business district.
GUIDELINES
V.A(1) Develop a site landscape design concept that enhances pedestrian routes, building
qualities, and site functions.
The project plan must include a landscape design concept that enhances pedestrian routes,
building qualities, and site functions. The landscaping concept should be suitable and
fitting with the bustling, active character of the Central Avenue corridor and integrate
with and enhance the surrounding neighborhood landscape character.
At a minimum, the landscape concept must include the following elements:
a. A unified pedestrian circulation system with amenities and plantings.
b. A coordinated system of open spaces and/or planted areas that provide the required
pedestrian areas. The plan shall indicate how the various spaces and plantings relate
to achieve the project's site design objectives of continuity, variety, activity, etc.
c. Plantings and/or site features that enhance the buildings' architectural qualities.
Plantings should be in scale with the building at plant maturity and should enhance
the building modulation and entries.
In addition, the concept should consider the following landscape design objectives where
appropriate:
a. Where feasible, coordinate selection of plant material to provide a succession of
blooms, seasonal color and a variety of textures.
b. Provide a transition in landscaping design between adjacent sites, within a site and
from native vegetation areas in order to achieve greater continuity.
c. Design landscaping to create definition between public and private (residential)
spaces.
d. Design landscaping to provide a transition between built structures (vertical planes)
and the site (horizontal planes).
e. Use plantings to highlight significant site features and to define the function of the
site, including parking, circulation, entries and open space.
Kent Downtown Design Guidelines — Central Avenue District
9735GDL4.Doc•2/1M9 - Draft for Review Page 42
Figure 26. Examples of different landscape concepts.
Axial symmetry along a path
to enhance a building entry
Bosc of trees to separate
parking or service yard from
building
Informal landscape island to
soften open space
Formal landscape elements
to define pedestrian routes
and reinforce building
geometry
Kent Downtown Design Guidelines — Central Avenue District
9735GOL4.00c-2/1299 - Draft for Review Page 43
B. Preferred Plant Materials
INTENT:
■ To encourage the use of hardy, attractive, easily maintained plant material.
■ To provide visual continuity by using plant materials from a specified plant
list of a limited number of varieties and species.
■ To encourage the use of trees and shrubs as an important unifying element
within the business district to strengthen the image and continuity of the
streetscape. For this reason, the plant material selection list has been
purposely restricted to a few species.
GUIDELINES:
V.B(1) Coordinate street trees and plantings along the Central Avenue frontage to unify the
roadway image.
V.B(2) Select plant materials from the City's list of trees and shrubs to satisfy landscape
requirements and provide visual continuity along the roadway.
The following is a list of plant materials that are approved for use in the Central Avenue
Corridor District. Proponents may use other plant materials approved by the City. Hardy
perennial and annual flowers are encouraged to add color to the landscape. [Note: See
City of Kent Street Tree Program, 1994]
STREET TREES
Small trees for planting under power lines
Newport flowering plum Prunus cerasifera "Newport"
Chanticlear Flowering Pear Pyrus calleryana "Chanticlear"
Large trees for infill or replacement of existing trees
Sweet Gum is the predominant street tree within the downtown study area.
Sweet Gum trees are too large to plant under utility lines and have aggressive
root systems, as evidenced within the downtown area. Sweet Gum trees can,
however, make good street trees if given adequate room to grow. In areas
where existing Sweet Gum trees line a street and overhead utility or pavement
damage is not a concern, then Sweet Gum trees should be considered.
STREET FRONTAGE
Evergreen shrubs (24 feet in height)
Darwin Barberry Berberis darwinii
Winged Eunonymus Eunonymus alata "compacta"
Oregon Grape Mahonia aquifolium "compacta"
Otto Luyken Laurel Prunus i. Otto Luykens
Japanese Holly "Convexa" Illex crenata "Convexa"
Larusfinus "Spring Bouquet" Viburnum tinus "Spring Bouquet"
Evergreen Enonymus "Sarcoxie" Enonymus fortunei radicans "Sarcoxie"
Kent Downtown Design Guidelines — Central Avenue District
9735coL4.Doc-2/+2M - Draft for Review Page 44
GROUND COVER
Lawn
Kinnikinnik
Cotoneaster Lowfast
Common Winter Creeper
Creeping Mahonia
Arctostaphylos uva-ursi
Cotoneaster "Lowfast"
Euonymus fortunei radicans
Mahonia repens
Kent Downtown Design Guidelines — Central Avenue District
e735coL4.00c-2112t" - Draft for Review Page 45
C. Parking Lot Landscaping
INTENT:
■ To develop a positive image for the district
■ To reduce the summertime heat and glare build-up within and adjacent to
parking lots.
■ To improve the views of parking areas for shoppers and area residents.
■ To provide landscaped areas within parking areas in addition to landscape
buffers around the perimeters of parking lots.
GUIDELINES:
V.C(1) Within the design review process, the applicant may submit an alternative
landscaping plan to meet the surface parking area landscaping requirements of the
Kent Zoning Code (Sections 15.05.090 and 15.07 (See KZC Section 15.07.070 R).
The alternative landscaping proposal must provide a better solution for one or more
of the following items:
a. Integrates interior surface parking and landscaping with required biofiltration swales
or surface water detention ponds.
b. Incorporates or protects natural features including wetlands, significant trees and
vegetation, and slopes.
c. Preserves distant views.
d. Provides a significant pedestrian oriented -space such as a "pocket park" or
amphitheater in excess of what is required under the KZC.
e. Creates an extension or connection to a local park or a regional bicycle/pedestrian
trail system.
f. Provides for outstanding public art within pedestrian view.
g. Provides outstanding enhancement and support for the City -designated gateway
intersections
h. Addresses the context of the site more effectively than could be done within the
zoning code standards, and results in a superior plan.
Kent Downtown Design Guidelines — Central Avenue District
9735GOL4.Doc-2/12M9 - Draft for Review Page 46
Definitions
Architectural Elements - As used in these guidelines, the term architectural elements refers to the
elements that make up an architectural composition or the building form, and can include such features
as the roof form, entries, an arcade, porch, columns, windows, doors and other openings. `Architectural
elements' is used interchangeably with architectural features in these guidelines.
Architectural Character - The architectural character of a building is that quality or qualities that make it
distinctive and that are typically associated with its form and the arrangement of its architectural
elements. For example a prominent design feature may convey the architectural character of a structure.
Examples are a distinctive roofline, a turret or portico, an arcade, an elaborate entry, or an unusual
pattern of windows and doors.
Architectural Scale - The perceived height and bulk of a building relative to other forms in its context.
Modulating facades and other treatments may reduce a building's apparent height and bulk.
Balcony - A balcony is an outdoor space built as an above ground platform projecting from the wall of a
building and enclosed by a parapet or railing.
Bay Window - A bay window protrudes from the main exterior wall. Typically, the bay contains a
surface that lies parallel to the exterior wall, and two surfaces that extend perpendicular or diagonally
from the exterior wall.
Blank Walls - Walls subject to "blank wail" requirements are any ground -level wall over six feet 6'
height measured from finished grade at the base of the wall, and longer than 50' measured horizontally,
that does not have any significant building feature, such as a window, door, modulation or articulation,
or other special wall treatment within that 50' section.
Courtyard - A courtyard is an open space, usually landscaped, that is enclosed on at least three sides by
a structure or structures.
Curb Cut - A curb cut is a depression in the curb for a driveway to provide vehicular access between
private property and the street.
Deck - A deck is a roofless outdoor above -ground platform projecting from the wall of a building and
supported by piers or columns.
Design Details - Architectural or building design details refer to the minor building elements that
contribute to the character or architectural style of the structure. Design details may include moldings,
mullions, rooftop features, the style of the windows and doors, and other decorative features.
Facade - A facade is any portion of an exterior elevation of a building extending from the ground level
to the top of the parapet wall or eaves, for the entire width of the building elevation. A front facade is
typically the facade facing the major public street(s). An entry facade is typically the facade with the
primary public entry.
Kent Downtown Design Guidelines — Central Avenue District
9735coL4 Doc -2/12/99 - Draft for Review Page 47
Foot-candle - A foot-candle is a unit used for measuring the amount of illumination on a surface. The
amount of usable light from any given source is partially determined by the source's angle of incidence
and the distance to the illuminated surface.
Frontage - As used in these guidelines, frontage refers to length of a property line along a public street
or right-of-way.
Front Yard - As used in these guidelines, the front yard is the area between the street(s) and the nearest
building facade.
Human Scale - The size of a building element or space relative to the dimensions and proportions
human body. of the
Lumen - A lumen is a unit used for measuring the amount of light energy given off by a light source.
Modulation - Modulation is a stepping back or projecting forward of portions of a building facade within
specified intervals of building width and depth as a means of breaking up the apparent bulk of a
structure's continuous exterior walls. As used in these guidelines, the modulated portions must be at
least 4 feet deep in order to qualify as modulation.
Pedestrian -Oriented Facades - "Pedestrian -oriented" facades are those that feature one or more of the
following characteristics:
1. Transparent window area or window displays along at least half the length of the ground floor
facade.
2. Sculptural, mosaic or bas-relief artwork along at least half the length of the ground floor facade.
3. "Pedestrian -Oriented Space " - As defined below.
4. Other measures that meet the intent of the criteria, as approved in conjunction with overall design
review approval.
Pedestrian -Oriented Space - A pedestrian -oriented space is an area between a building and a public
street that promotes visual and pedestrian access onto the site and that provides pedestrian -oriented
amenities and landscaping to enhance the public's use of the space. Generally, effective "pedestrian -
oriented spaces" have:
• Visual and pedestrian access into the site from the public right-of-way,
• Paved walking surfaces of either concrete or approved unit paving,
• On-site or building -mounted lighting providing at least 2 foot candles (avg.) on the ground.
• Seating; at least 2' of seating area (bench, ledge, etc.) or one individual seat per 60 SF of laza
area or open space. P
• Landscaping that does not act as a visual barrier to views from the street or adjacent buildings.
• Site furniture, artwork or amenities such as fountains, kiosks, etc.
• Pedestrian weather protection or other enclosure, such as an arcade or gazebo.
Generally, "pedestrian -oriented spaces" shall not have:
Kent Downtown Design Guidelines — Central Avenue District
9735cou DOC -2/12/99 - Draft for Review
Poria A
• Asphalt or gravel pavement.
• Adjacent unscreened parking lots.
• Adjacent chain_link fences.
• Adjacent "blank walls" without "blank wall treatment."
Pedestrian -Oriented Streets — As defined in Figure 2.
Service Areas - Service areas refer to areas, enclosed or open, that contain e
ground level mechanical equipment, utility vaults, Loading zones, outdoor storage
and uses such as
recycling areas. g areas, and trash and
Site Planning - Site planning is the arrangement of buildings, driveways, sidewalks, Parking, public open spaces, and other facilities on a s y ' ewalks, landscaping,
cohesive site design concept andconsspecific site. Good site planning will result in a
requirements, access points, the design of neighb rin osites� features,
topography, P gmPhy, drainage
Of the site.g ,and other features in the immediate vicinity
Streetscape -The streetscape is the visual character
elements located between the edge of the streand the quality
m�� f a street as date
landscaping, street determined by various
furniture, artwork'transit
building such as trees and other
there are frequent and wide spaces between buildings, the ty fixtures and equipment, and paving.
building and open space and the character of that open spacecape will be defined by g Where
y the pattern of
Kent Downtown Design Guidelines — Central Avenue District
97MOL4.00Can�,ee _ nr.�F► c._ n_
— ncvluw