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HomeMy WebLinkAbout4010ORDINANCE NO. MA AN ORDINANCE of the city council of the City of Kent, Washington, relating to land use, adopting design standards for the Midway Subarea titled the "Midway Design Guidelines." CpZ-2007- 2. RECITALS A. On December 1L, 2007, the City of Kent city council accepted a competitive Growth Management Act Planning Grant awarded by the state of washington Department of community Trade and Economic Development (crED) (now named Department of commerce) to conduct a subarea planning effort along the Pacific Highway South transportation corridor in collaboration with the City of Des Moines. The impetus for the collaborative planning effort was the future extension of Sound Transit Link Light Rail service into Midway. B. The Council Members of the Kent planning & Economic Development committee and the Des Moines Financial & Economic Development Committee established the Joint Advisory Committee and met on February 11, 2008 and February 20,2008 to define the study area boundaries, create a mission statement, and define goals of the project. Midway Desig n Gu idelines cPz-2007-2 1 C. On May 6, 2008, the city council authorized the Mayor to sign an Interlocal Agreement between the City of Kent and the City of Des Moines that articulated the project mission, defined the goals, and study area boundary, and contained the Growth Management Act Planning Grant's deliverables, a budget agreement, and a record keeping and reporting process. D. The Kent Comprehensive Plan goals and policies support a land use pattern that will facilitate a multimodal transportation system and provide efficient public services, E. The city council's vision statement and strategies support the creation of richly diverse neighborhood urban centers. F. The Midway Subarea Plan and development regulations support the future extension of Sound Transit Link Light Rail service in the vicinity of the Pacific Highway South transportation corridor by supporting demand for dense, high quality, pedestrian-friendly development near transit stations. G. Development regulations must be consistent with and implement the comprehensive plan as provided by RCW 36.704.040(3). The Midway Design Guidelines implement the goals and policies of the Midway Subarea Plan that is included in the comprehensive plan. H. On October 14, 2010, the City provided to the Washington State Department of Commerce via e-mail the required sixty (60) day notification under RCW 36.704.106 regarding the Midway Design Guidelines and development regulations. Midway Desig n Guidelines cPz-2007-2 2 I. On February 13, 2010, the City's State Environmental Policy Act (SEPA) responsible official issued a Determination of Significance (DS)/Scoping Notice for the City of Kent Comprehensive Plan Review and Midway Subarea Planned Action Environmental Impact Statement, solicited public comment through a February 22, 2OIO open house meeting, and invited comments during the scoping period which closed March B, 2010. A Draft Environmental Impact Statement (DEIS) was issued on October 22,2070. A public hearing regarding the DEIS was held on December 6, 2010. A Final Environmental Impact Statement was issued on September r,20rr. J. The Midway Subarea Plan involved extensive public participation, called Envision Midway, which was designed as an iterative process with each group's input folded into the next group's meeting in an effort to solicit ideas and comments on existing land use policies and future commercial and residential land use options, development standards, and infrastructure needs. The public outreach included the following: Stakeholders Committee meetings on May 2I, 2OQB, June 18, 2008, September 24, 2008, and November 12, 2O0B; Developers Forum on July 30, 2008 and September L7,2009; Public open house meetings on May 28, 2008 and March 18, 2009; and Public workshops on July 9, 2008 and October 15, 2008. Furthermore, staff presented the project and received comments at the Kent West Hill Neighborhood meeting on April 9, 2008. K. City of Kent and City of Des Moines leadership were also involved in the Envision Midway public outreach in the following mannersl Kent and Des Moines Joint Advisory Committee meeting on January L2, 2009; Land Use and Planning Board meetings on November 10, 2008 and September L4,2OO9; Kent city council workshops on February L7,2009, August 18,2009, August 17,2070 and September 20,2011; and Kent city 3 Midway Design Guidelines cPz-2007-2 council Economic and Community Development Committee meeting on July 12,2010. L. The Land Use and Planning Board held workshops on the Midway Design Guidelines on October L2, 20Og and October 26, 2009, M. The Land Use and Planning Board held its first public hearing on the Midway Design Guidelines Option #1 on December L4,ZQOS, and following a public hearing on December 6, 2010 made a recommendation to the city council to approve Option #2. N. The Economic and Community Development Committee considered the Land Use and Planning Board's recommendation and other related study area issues at a meeting on November L4,2011. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF KENT, WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS: ORDINANCE SECTION 7, - Incorporation of Recitals. The preceding recitals are incorporated herein by this reference and constitute the council's findings on this matter. SECTION 2. - Amendment. The Midway Design Guidelines, which are attached as Exhibit "4," are hereby adopted and incorporated into the Kent City Code. SECTIAN 3. - Severability. If any one or more sections, subsections, or sentences of this ordinance are held to be unconstitutional Midway Desig n Guidelines cPz-2007-2 4 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 4, - Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. SECTION 5, - Effective Date. This ordinance shall take effect and be in force thirty (30) days from and after the date of passage as provided by law COOKE, MAYO ATTEST /ett-' BRENDA JACOBER, C LERK APPROVED AS TO FORM *1N¡^ (b"l/^^- roþ -a nu aFxË ni crv Arro RN EY PASSED t /3 day of APPROVED, t4 day of PUBLISHE o: / b day of 5 20Jl. 20 ll. 20t/ Midway Design Guidelines cPz-2007-2 I hereby certify thatthis is a true copy of Ordinance No. 4OlO passed by the city council of the City of Kent, Washington, and approved by the Mayor of the City of Kent as hereon indicated, SEAL) BRENDA JACOB CITY CLERK P:\Civil\O¡di¡mç\lr4idmy,DesignGrideÌine.FlNAL.docx Midway Desig n Gu Ídelines cPz-2007-2 6 EXHIBIT A 7 M idway Desig n G u idel ines cPz-2007-2 KEHT CrrvoFKExr Midwøy Desígn Guidelines Xtr'å**dfinú,TE Ër Ordinance No, ### - Effective #### Table of Contents INTRODUCTION DESIGN GUIDELINES Overview of Character Site Design Site Characteristics Heart Locations Topography Street Compatibility Human Activity Pedestria n Transition Between Residence, Street and Adjacent Sites Parking and Vehicle Access Screening of Dumpsters, Utilities and Service Areas ARCHITECTURAL DESIGN Height, Bulk and Scale Architectural Context and Features Exterior Finish Material Human Scale Commercial Entrances Residential Entrances Blank Walls Parking Near Sidewalks Personal Safety and Security Signage Lighting Landscaping and Open Space DEFINITIONS 1 3 3 4 4 6 7 7 9 10 L2 13 13 15 15 L7 19 20 22 23 24 25 26 28 29 30 33 Midway Design Guidelines Introduction The purpose of the Midway Design Guidelines (the Guidelines) is to establish a flexible framework of design options for creating interesting and high quality commercial, multi-family residential and public projects. The Guidelines apply to pedestrian-oriented places located around Sound Transit light rail stations planned near Highline Community College and near the intersection of South 272"d Street and Pacific Highway South (SR-99) with a Midway Transit Community 1 (MTC-1), Midway Transit Community 2 (MTC-2) or Midway Commercial/Residential (MCR) zoning district. The intent of the Guidelines is to establish a consensus of quality, unity, and conformity illustrated in a menu of design options that define a minimum condition for approval. For continuity along our shared boundary, the Midway Design Guidelines will have a counterpart in the City of Des Moines, 1 The Midway Design Guidelines reflect the vision found in the Midway Subarea Plan. In addition to their application to private development projects, the Guidelines will be applied to street improvements, parks and other public facilities in an effort to create a setting that is special, dynamic and safe for civic activities. The Guidelines are not intended to slow or restrict development. Instead, they provide predictability and consistency to the development review process. . .fsésrïû tt¡dñ¡Sf $tmwÀY$urÂREA Lf{ì¡ì¡ift fiurow*vsumnar PO1ENTIÀL AN¡{EXÁT¡ÕN ÂÊãA .Wrx¡l¡sn .x * 2 Design Guidelines Overview of Character: The vision for Midway is an active place where commerce, education and cultural events are integral to the fabric of the community; it is a place where broad spectrums of people live. This new 'urban center' is built around a light rail station, making the automobile less of a necessity for those who live or work there. Parks and outdoor gathering places provide a common ground where people meet and where nature rejuvenates the body and spirit. These green spaces, whether located on roof tops and terraces or on the ground, provide a sustainable method for managing stormwater runoff from this urban landscape. Midway is a walkable place where pedestrian circulation is convenient, attractive and safe. Pedestrian-oriented streets provide a high-quality environment where the spatial and functional integration of sidewalks and building elements complement each other. There is an ease of movement, and linkages are easily identifiable for the pedestrian. While the automobile continues to have a presence, particularly along Pacific Highway South (SR-99), the pedestrian has an equal status, Street and building design elements are integrated for walkability and to promote the identity of Midway. Gateways identify Midway and the cities of Kent, Des Moines, and Federal Way, Development can capitalize on scenic views to the Puget Sound Basin. The following overarching design concepts represent the intent of the Midway Design Guidelines: 3 Promote Architectural Compatibility Reflect the 2lst Century. Establish Gatewavs and Neiqhborhood ldentitv Create a unique identity for those who live and work in Midway, along with those who pass through, while smoothing the transitions from a mixed-use commercial environment to the surrounding single-family neighborhoods. Protect and Enhance Views Promote the view potential of Midway and Kent-Highlands by siting and designing new construction in a manner that maximizes capturing territorial views iconic to the Puget Sound Basin Site Design: Site design is the arrangement of buildings, landscaping, open space, circulation elements, and other features in features and surrounding context response to unique site Site Characteristics Overview: The built environment should be oriented to respond to specific site conditions and opportunities such as proximity to prominent intersections, topography, significant vegetation and views, or other natural features such as sunlight. 4 Intent: To locate buildings strategically to create a sense of place, encourage synergy with its surroundings, and optimize sustainable design. Guidelines: * Reinforce established community gateways through the use of architectural elements, streetscape features, artwork, landscaping, signage, or references to the history of the location. * Provide outlooks and overlooks for the public to view public open space or territorial views of mountains or water bodies. * Minimize shadow impacts to public parks and multi-modal trails. * Configure the development to lower its impact on the environment through: o Solar orientation o Storm water run-off, detention and filtration systems o Sustainable landscaping o Versatile building design for adaptive reuse during the building's life cycle 5 Heart Locations Overview: Heaft Locations serve as the perceived center of commercial and social activity within a neighborhood. These locations have an identity and are anchor-s for the community. Intent: To enhance and promote the central character of Heart Locations through appropriate site planning and architectural treatments, giving high priority for improvements that focus on the public realm. Guidelines: * Provide design treatments to respond to identified Heart Locations as listed below: o Light rail station o Parks and plazas o Commercial intersection nodes * Provide primary entry treatments and façade amenities to respond to centers of commercial and social activity at Heart Locations. Primary entries shall provide a minimum of four (4) amenities listed below: Weather protection Lighting Public art Special paving Landscaping Additional public or semi-public open space o o o o o o 6 Toposraphv Overview: The built environment should reflect, rather than obscure, natural topography. Intent: To respond to topographic conditions of the site and its neigh bors: Guidelines: * Step buildings up slopes to accommodate significant changes in elevation. * Utilize topographic considerations to reduce the visibility of parking garages, Street Compatibilitv Overview: The character of a street defines the human experience; from the eyes of the pedestrian, the street with its sidewalks and related spaces is perceived as individual "rooms". The sidewalk and related spaces need to be safe, welcoming, and easy to navigate. Buildings and other structures play a significant role in creating this pedestrian friendly environment. Intent: To site buildings in a way that acknowledges and reinforces the desirable spatial characteristics of the right of way and pedestrian realm. 7 Guidelines: * Establish entries that are clearly identifiable and visible from the street, and create a sense of human scale as exemplified in the "Golden Ratio". s.& a*b The total length of ¿-fô is to the longer segment as ¿ is to the shorter segment ó. Two quantities are in the Golden Ratio if the ratio of the sum of the quantities to the larger quantity is equal to the ratio of the larger quantity to the smaller one. The Golden Ratio is often denoted by the Cireekletter phi. * Where appropriate, consider a reduction in the amount of commercial and retail space at the ground level to create transition zones between commercial and residential areas. Transition zones may includer o Locating office uses adjacent to residential o Locating parking niches as a buffer to residential uses o Locating plazas or alcove entryways between uses o Orienting retail entries away from resident¡al uses * Provide a minimum sidewalk area of 12 feet with eight (8) feet for sidewalk and four (4) feet for street trees, landscaping and other pedestrian amenities. * Design for a network of safe and well-lit pedestrian connections between buildings to encourage human activity and link ex¡sting activity areas at a minimum of every 4OO'. * Discourage closed campuses by keeping pedestrian connect¡ons open. 8 I i )i Human Activifv Overview: Lively street edges make for safer streets. Ground floor shops and services needed by residents attract market activity to the street and increase safety through informal surveillance Intent: To encourage human activity on the street through site planning, architectural design and business activity. Guidelines: .i. Consider accommodating outdoor dining opportunities, by setting portions of the building back and providing plazas, generous walkways, or open windows to bring the activity to the public sidewalk edge. t Create activity clusters through appropriate co-location of uses. * Encourage commercial activities to spill out at a maximum of two (2) feet onto the public sidewalk, maintaining adequate clearances for pedestrian movement. * Provide street level transparency to encourage interaction between people and the activities within the interior of a building. The following examples of undesirable design treatments are prohibited: o Windowless walls o Mirrored or non-transparent glass o Backs of display cases in windows o Window frame bottoms located above waist level as measured from a non-sloping street o Interior walls, equipment, or functional layout that hampers the intent of transparency as stated above 9 Pedestrian Overview: Successful pedestria n- oriented places require convenient, safe and interesting circulation opportunities, Intent: To create a rich, attractive, and safe pedestrian-oriented environment that facilitates movement and provides interest. Guidelines: * Provide a pedestrian-friendly streetsca pe with connectivity, interest and amenities that emphasize details and quality materials, such as: o Short blocks o Safe and well lit crosswalks o Wide walkways for easy passage o Tree grates o Seating o Lighting * Provide a generous amount of weather protection along sidewalks or other walkways adjacent to buildings to enhance the pedestrian environment. * Buildings over 200 feet in length and contiguous with public parks or open space shall provide a wide, safe, and interesting pedestrian thoroughfare connecting the community with the adjacent public amenity. 10 * Maintain a continuous and safe public streetscape for the pedestrian considering the following design techniques: o Provide generous sidewalks (minimum 12' wide) for pedestrians to easily pass potential commercial activities spilling outside the business esta blishment. o Limit gaps in the streetscape by restricting parking access to the minimum width required by code. o Set buildings as close as possible to the sidewalk, with ground floor display windows that provide views to the interior, o Provide pedestrian interest every 25 feet using display window, entrances, pedestrian-oriented signs, or exterior light fixtures that also complement the building architecture, plantings, or aftwork, o Define an amenity zone for understory plantings, street trees, benches, trash and recycling receptacles, bike racks and the like (noter bundle newspaper dispensers, delivery service drop boxes to minimize clutter, having no more than four (4) dispensers per block). o At corners where buildings are set back: provide a generous pedestrian space, ensuring the area contains sufficient edges, amenities and activities to support a place for people to gather (i.e., seating, planting, lighting, trash receptacles, etc.). * Provide'way-finding'signs for pedestrians to navigate the neig hborhood * Provide a safe, attractive, pedestrian-friendly environment within shopping centers to facilitate movement internally and to adjacent uses, such as: o Landscaped pedestrian walkways o Seating o Lighting lt "_% f, ì" l. t., 11 Transition Between Residence. Street. and Adiacent Sites Overview: For residential projects, the space between the building and the sidewalk should providé security and privacy and encourage social interaction among neighbors. Buildings should respect adjacent properties, particularly less intensive uses. Intent: To create a safe, attractive, and comfortable transition between private and public spaces for residential uses. Guidelines: * Step back the upper floors, or increase the side or rear setback, so that window and balcony areas are farther from the property line. * Stagger residential windows to not align with adjacent windows * Encourage site planning to create the following: o Courtyards o Common gardens o Common pathway o Front entrance stoops/rear at-grade access o Small private garden * Accommodate a variety of residential uses such as townhouse, live-work, apartment, student and senior living. L2 Parkine and Vehicle Access Overview: Parking lots, garages and driveways can have a negative impact on the pedestrian environment and adjacent properties and should be minimized to maintain a level of pedestrian compatibility and human scale. Intent: To reduce the impact of surface parking lots, garages and driveways through site planning. Guidelines: elr SurFace parking shall be located at rear or side of building site. * Surface parking lots shall not exceed thirty (30) stalls per building complex within the Midway Transit Oriented Community 2 District. * Minimize number and width of driveways and curb cuts .!. Share driveways with adjacent property owners. * When building sites are sloped, locate parking in lower level or less visible portions of site while maintaining views to the parking from nearby buildings. * Provide car-sharing opportunities to lower parking requirements. Screening of Dumpsters" tJtilities and Service Areas Overview: Unsightly seruice elements can detract from the visual aesthetics and compatibility of new projects with the community and create hazards for pedestrians and vehicles. 13 Intent: To site the service elements like trash dumpsters, loading docks and,- mechanical equipment of new buildings away from the street front where possible. When these elements cannot be located away from the street front, they should be situated and screened from view and shall not be located in the pedestrian right of way. Guidelines: {. Locate utility meters, dumpsters, mechanical units and service areas away from the street front. * Screen dumpsters, mechanical units and services are behind a screen wall or fence so that it is not visible from the building entrance. * Use durable materials that complement the building for screening. * Incorporate landscaping to create a more effective screen. * Locate the opening to the service area away from the sidewalk. * Prohibit the location of service elements like mechanical equipment, signal controls, and utility meters at or above grade in the pedestrian right of way. ..'. Utilize piinciples of Crime Prevention through Environmental Design when siting service elements. T4 ìl 1 i ä r-l-1t--/,t: I - ¡tâ'. . Architectural Design: Architectural design, choice of construction materials, and how the built form sits within the context of its surroundings influence the sense of place. A well- designed building should be welcoming, add human interest, and allow opportunities for meaningful social interaction. Heieht, Bulk and Scale Overview: Projects should be compatible with the scale of development anticipated by the applicable Zoning Districts for the surrounding area and should be sited and designed to provide a sensitive transition to nearby, less intensive zones as well as the pedestrian environment. Intent: Projects located along different zone edges or next to public spaces or which have unusual physical characteristics such as large lot size, unusual shape, or topography, should be developed in a manner that creates gradual transition in perceived height, bulk, and scale. Guidelines: , Consider a variety of factors to address height, bulk and scale impacts on adjacent properties with different zoning district designations, including the following : o Distance from the edge of a less intensive zone 15 o Differences in development standards between abutting zones (allowable building height, width, lot coverage, etc.) o Effect of site size and shape o Type and amount of separation between lots in the different zones (i.e., separation by only a property line, by a street, or by other physical features such as grade changes) * Utilize careful siting techniques and design treatment to achieve compatibility with surrounding land uses, including the following: o Architectural style o Details (such as rooflines and window treatments) o Color and materials o Landscaping or other screening o Co-locate existing uses or zoning districts. * Reduce height, bulk and scale of the proposed structure as needed to mitigate adverse impacts to adjoining public amenities, including sidewalks, parks, and open space and to achieve an acceptable level of compatibility, by including the following: o Articulate the ground floor building facade vertically or horizontally in intervals that conform to new neighbori ng structures, o Step back building upper levels from original footprint star[ing at the third story and once again when the building exceeds 6 stories to take advantage of views, increase sunlight at street level, and create a pedestrian scale. 16 Set back buildings located at street intersection corners to promote visibility and encourage pedestrians to gather. Increase building setbacks from a less intensive zone edge. * Use architectural features to reduce building scale, such as: o Landscaping, trellis. o Variety of complementary building materials. o Detailing, accent trim, fenestration, or modulation. Architectural Context and Features Overview: Building design elements, details and massing should create a well-proportioned and unified building forrn, exhibit an overall architectural concept, exhibit features identifying the functions within the building, complement physical conditions of existing development, and if appropriate pioneer and establËh a pattern or identity from which future development can take its cues. Intent: To focus on the design consideration of organizing the many architectural elements of a building into a unified whole, so that details and features can be seen to relate to the structure and not appear as add-ons, and the building form derives from its function and integrates into the surrounding a rch itectura I context. Guidelines: .'. Create a well-proportioned and unified building form that exhibits an overall architectural concept expressed in distinct architectural features and details. o L7 * Architectural features shall include a minimum of three (3) of the following: . Building modulation or articulation. Bay windows or balconies . Corner accent, such as a turret or clock tower . Garden or courtyard elements (such as a fountain or gazebo) . Rooflines . Building entries . Building base .'. Architectural details shall include a minimum of five (5) of the following: o Treatment of masonry - such as ceramic tile inlay, paving stones, or alternating brick patterns o Treatment of siding - such as wood siding combined with shingles o Articulation of columns o Sculpture or art work o Architectural lighting o Detailed grills and railings o Special trim details and moldings o Trellis or arbor o Awnings or canopies * Exhibit building form and features that identiff the functions within the building, such as: o Grand entry for financial institution o Balconies for residential tl"J. \ I I r'rii' 18 * Clearly distinguish roofline or top of the structure from the building's facade. * Ensure new buildings are compatible with existing architectural features that have set an aesthetic pattern, including the following: o Fenestrationpatterns o Building proportions o Building materials * Design and organize the *fifth elevation" - the roofscape rooftop elements to minimize visual impacts from surrounding buildings. Exterior Finish Material Overview: Building exteriors should be constructed of lasting, renewable, and easy to maintain materials that are attractive even when viewed up close. Intent: To encourage the use of durable and sustainable building materials that have texture, pattern, or lend themselves to a tìign quality of detailing. f{fffti ;r ËiiiilJl1fr:'.. l"j.' ' 19 Guidelines: * Use materials that by their nature, provide a sense of permanence, and can provide texture or scale that helps new buildings fit better into their surroundings. Examples of these exterior building materials include the following: o Stained or painted wood siding o Shingles o Brick o Stone o Ceramic and terra-cotta tile * Provide entries, plazas, or other semi-public or public spaces with a visually interesting ground plane, such as: o Use of local materials o Recording history and tradition o Designs that delight Human Scale Overview: The term "human scale" generally refers to architectural features and site design elements oriented to human proportion and activity. A building has a good human scale if its details, elements and materials allow people to feel comfortable using and approaching it, Features that give a building human scale also encourage human activity (see Golden Ratio in glossary). 20 Intent: To design new buildings and public spaces that incorporate architectural features, elements and details that achieve a good human scale. Guidelines: Utilize the following building elements to achieve human scale: * Distinctive ground floor building materials from upper stories. * Alternation of dormers, stepped roofs, gables or other roof elements to reinforce the modulation or articulation of the structure. .'. Pedestrian weather protection in the form of canopies, awnings, arcades or other elements wide enough to protect at least one person. ..'. Pedestrian-oriented open space such as a courtyard, garden, patio, or other unified landscaped areas. * Bay windows that reflect an internal space such as a room or alcove. * Large areas of glazing separated through the use of moldings or door jambs. * Trim or molding that appears substantial from the sidewalk and is separated from adjacent windows by a vertical element. * Windows with small multiple panes of glass. ..'. Window patterns, building articulation and other treatments that help to identify individual residential units in a multi-family building. * Visible chimneys. 2t ''- Commercial Entrances Overview: The space between the building and the public right-of-way may be conducive to pedestrian or resident activity. In a business district, where pedestrian activity is desirable, the primary function of open space between commercial buildings and the sidewalk is to provide visual and physical access to activities such as vending, sitting or dining, as well as convenient and attractive access to the building, Whether for commercial activity or user access, the semi-public and private space should ensure comfort and security, be sufficiently lighted, and entry areas should be protected from the weather. Intent: To provide opportunities in commercial and mixed-use buildings for entrances and associated spaces that are lively, attractive, comfortable, and secure for the pedestrian or resident. Guidelines: * Where there is sufficient distance between the building and the public right-of-way, provide the following features: o Walking surfaces with attractive pavers o Area for commercial display or activities o Landscaping that screens undesirable elements or that enhances the public space and architecture o Site furniture, artwork or amenities such as fountains, benches, pergolas, kiosks, etc. o Other methods that meet the intent of these criteria 22 * Ensure special detailing or architectural features at entrances, such as the following: o Ornamental glazing, railings or ba lustrades o Awnings or canopies o Decorative pavement and lighting o Seating o Architectural molding o Planter boxes, containers, or trellises o Artwork signs and visible building address o Other methods that meet the intent of these criteria Residential Entrances Overview: Whether housing is mixed in with commercial projects or stand alone, entries need to provide security, a sense of privacy, and identity for the occupants and their visitors, Intent: To provide safety, privacy and visual interest for residential uses. Guidelines: * In residential mixed-use buildings, enhance the character of the streetscape and create a transition between the public sidewalk and private entry by providing the following: o Recessed or courtyard entries o Small gardens o Weather protection and/or grand canopies o Stooped entries or grand stairways o Change in glazing or window frame o Contrasting trim or distinctive surrounds 23 o Lighting o Distinctive addressing o Accented paving o Other methods that meet the intent of these criteria * Create unique unit entries in townhouse/rowhouse residential buildings by providing the following: o Entrances with stoops o Covered porch or entry o Transitional spaces such as poftals or arcades o Distinctive paving of on-site walkways o Surrounds around entry doors using color, texture and building material Blank Walls Overview: In the pedestrian-oriented Midway Transit Oriented Community, every effort should be made to avoid large blank walls to increase pedestrian interest and reduce opportunities for taggers or other graffiti. Intent: To ensure a friendly streetscape, blank walls should be avoided, and if they are unavoidable, they should receive design treatment to increase pedestrian comfort, interest, and visual aesthetics. ': i.. -1. =HEw, 24 Guidelines: * Avoid large blank building walls especially near public and private sidewalks and pedestrian pathways. * Avoid retaining walls that extend higher than eye level near a public sidewalk and between properties. * Provide special treatment for blank walls longer than twenty (20) feet and visible from pedestrian walkways, parking areas, and adjacent properties. The following treatments may be used: o o Veftical trellis supporting climbing vines Planter bed containing a rich assortment of plant materials that vary in height, texture, and color. o Pedestrain-oriented art (mosaic, mural, decorative masonry pattern, sculpture, relief, etc.) over a substantial portion of the blank wall surface. o Other methods that meet the intent of these criteria. Parkine Near Sidewalks Overview: Parking below grade or structured parking is preferred; however, some surface parking lots near sidewalks are expected. Parking lots near sidewalks are similar to blank walls, adding little interest to the pedestrian experience. Minimally parking lots should provide adequate security and lighting, avoid encroachment of vehicles onto the sidewalk, and minimize the visual clutter of parking lot signs and equipment. 25 Intent: To design parking facilities that are pedestrian-friendly, safe, and easily maintained to maximize a lively street front. Guidelines: ..'. Separate surface parking lots or carport areas adjacent to public rights of way by a low screen wall with plantings or plantings alone 24 lo 36 inches high (and per KCC 15.07 and Kent Design & Construction Standards). * Ensure parking structures at-grade and accessory parking garages are architecturally compatible with the main structure and streetscape using architectural detailing (i,e., frieze, cornice, canopy, overhang, trellis or other devices to cap the parking structure). ¡'. Design a parking structure to provide visual interest to the streetscape or adjacent property by providing the following: o Commercial uses at the ground floor. o Dense landscaping that provides variety, height, texture, and color. o Landscaping and architectural features to parking entrances. o Techniques found in the Blank Walls section of Architectural Design. * Ensure pedestrian walkways, ramps, and stairways associated with surface parking or parking structures are well-lit for safety with non-glare lighting to respect adjacent uses (see Kent Design & Construction Sta nda rds) Personal Safetv and Securify Overview: New projects should consider opportunities to enhance personal safety and security for the residents, workers, shoppers and visitors who enter the area. ,!l;-T T I 26 Intent: To reduce crime and create an increased feeling of personal safety and security through increased activity at street level using building design elements and improved pedestrian gathering places. Guidelines: * Enhance public safety to foster l8-hour public activity, To accomplish this goal, utilize the following methods: o Strategically locate pedestrian and streetscape lighting. o Focus on key functional or aesthetic elements such as doorways, windows, signage, and architectural deta ils. o Design public spaces to have clear sight lines, * Use reduced glare security lighting fixtures so as not to hamper the vision of pedestrians, bicyclists, drivers or adjacent property uses. * Consider motion-detector lights in areas not needing constant night lights, * Use landscaping that maintains visibility, such as shoft shrubs and pruned trees, so there are no branches below six (6) foot height at 10 years after installation. * Use creative ornamental grille as fencing or over ground floor windows wherever appropriate. ¡'. Design parking areas to allow natural surveillance by maintaining clear lines of sight both for those who park there and for occupants of nearby buildings. * Encourage "eyes on the street" through placement of windows, balconies and street-level uses. t Ensure natural visibility of children's play areas and other semi-public spaces. ffiffif itåÍl i.:'. lirt' ' r:j i:- \lç, '." :":. ;Í'i1;¡ i'-, t4 1 _],.:'. ,, i:i tt r .1 : ltl : r å.* '\ãw 27 Sisnase Overview: There are two environments within the Midway Overlay District. One fronts SR-99 and is Highway Oriented with large volumes of traffic moving at relatively high speeds. The other environment is more Pedestrian Oriented and located on streets to the east and west of SR-99 where the streets are narrow, vehicular speeds are greatly reduced, and the pedestrian is dominant. While different, both are treated as pedestrian-oriented by providing visual interest and human dimension to street-level building facades. The following are additional guidelines for signage. Intent: To create signs that are engaging, creative, and effective for a variety of user groups and respond to a variety of pedestrian and vehicular environments. Guidelines: * Design signage as an integral part of the building façade and architecture adding interest for the pedestrian and integrity in building design, * Encourage creative and individual expression in the design and placement of signs. * Encourage creative, sculptural, and neon signs. A Placement of signage shall not obscure or overlap architectural elements. * Glass buildings shall incorporate a sign band into the building design to accommodate signage. * High-rise buildings shall consolidate multiple signs. * For development over 2 acres in size, a Master Sign Plan shall be created that is in keeping with the objectives of the Midway Design Guidelines. i'&1'l€i clfnt i000 ûtf¡üfl |ü1¿{t 0lll{ìal , ,:::l 4l { ã i â 28 Lishtins Overview: Lighting plays a critical role in the character of a place as well as for safe movement of pedestrians and vehicles. Well designed lighting limits glare and light pollution while providing security. Light can also provide visual interest by accenting trees, building facades, or providing fanciful ambient light. Intent: To provide artificial lighting that promotes visual interest and a sense of security for people in commercial and residential areas during evening hours. Guidelines: * Encourage illuminating distinctive features of the building, such as entries, signage, and areas of architectural detail and interest. * Ensure lighting fixtures complement the building façade. t Utilize energy-saving night lighting. {. Utilize downward-directed lighting at entries and along walkways so as not to cast glare into right of way and neighboring uses (see Kent Design & Construction Standards. Public and semi-public * Street Lighting shall be non-glaring with cut off fixtures to minimize light spilling over onto adjacent properties or public ROW as specified in Kent's Design & Construction Standards (KDCS).,If these guidelines and the KDCS conflict, the guidelines control. 29 {. Pedestrian-oriented lighting shall be used in all parks, plazas, or pathways to provide safety while minimizing light spillover on to adjacent properties. Private * Ensure flood lighting in delivery areas is directed downward to limit glare and is active only during the time of delivery; otherwise, security lighting in delivery areas or high risk areas shall be low wattage and directed downward to be sensitive to adjacent uses. t Ensure accent lighting is appropriate to and complements the overall character of the public or semi-public setting. Landscaping and Open Space Overview: Landscaping and green open spaces within the land use designated Midway Transit Community soften the urban form by integrating the building into the natural environment and creating public and semi-public spaces for human interaction. Intent: To create an intimate and human scale environment through the use of hardscape or greenscape which reinforces, complements and enhances the public streetscape and public open spaces and contributes to the natural environment while discouraging oversized spaces that lack human scale. 30 Guidelines: * Landscaping includes living plant materials, special pavements, trellises, screen walls, planters, site furniture and similar features that enhance the overall project design. Utilize the following guidelines: o Select plant materials based on soil conditions and light exposure first, followed by form, texture and color to ensure an interesting landscape that will thrive within the niche in which they have been planted. o When selecting plant materials, utilize drought tolerant species and plants that support wildlife by creating habitat. o Use similar landscape construction materials, textures, colors or elements to fit into the surrounding context to achieve design continuity. t Create plazas and courtyards that are welcoming and comfortable for human activity and social interaction while moving through, as well as sitting and standing within. Amenities to consider are: o Planters and trees o Seating - benches, tables & chairs, low seating walls o Special paving o Bollards or other pedestrian lighting that accent the building and landsca pe, while facilitating pedestrian movement o Public art o Water feature t Take advantage of special on-site conditions such as slopes, view corridors, significant trees, nearby publicly owned greenbelts or open space, or adjacent private open space in the following manner: o Support the creation of a passive and active open space that may include pooling on-site open space requirements to create larger spaces. o Whenever possible, link semi-public spaces with adjacent public open spaces to facilitate movement from one place to another. 31 o o o Wherever possible, retain existing mature trees in a manner that ensures longevity. Street trees shall not be planted within 20 feet of any street light (see Kent Design & Construction Standards). If a street has a uniform planting of street trees, or a distinctive species, install street trees that match the existing tree form or species (per KCC 6.10). * Enhance the built form through the use of plant materials, paving, and other features such as the following: o Emphasize entries with special planting, decorative paving and lighting. o Consider special features within a courtyard such as a fountain or pool. o Consider integrating artwork into publicly accessible areas to evoke a sense of place, o Distinctively landscape open areas created by building modulation o Incorporate upper story planter boxes and roof planters. o Encourage water features, including natural marsh-like installations. o Where wheelchair ramps are provided on the street front, include a planting strip next to the sidewalk. 32 Definitions Articulation - Where built elements connect. Balcony - A balcony projects from a building and is enclosed by a railing, balustrade, or parapet. Bay Window - A bay window protrudes from an exterior wall Blank Walls - A blank wall is over five (5) feet in height measured from finished grade at the base of the wall and longerthan 20 feet measured horizontally, and does not have any significant building feature, such as a window, door, or other special wall treatment along that surface. Courtyard - A courtyard is an open space that is enclosed on three or more sides by walls or a building, and that is open to the sky, Façade - Generally, a façade refers to one side of the exterior of a building, especially the front since it is the most impoftant from a design standpoint and typically contains the primary public entry and faces the public street. Fenestration - Fenestration is the design and arrangement of openings in a building envelope, such as windows, doors, and skylights. Gateways - Key intersections that are entranceways into the Midway Subarea. Golden Ratio - The golden ratio is a mathematical constant and used in the arts by architects and artists in an effort to propoftion their works to be aesthetically pleasing. The following is the algebraic expression of the geometric relationship: a+bla+alb=e Pedestrian-friendly - Pedestrian-friendly, or walkability, is a measure of how friendly an area is for walking. Factors influencing walkability include the presence or absence and quality of footpaths or sidewalks, traffic and road conditions, land use patterns and their intensity, building accessibility, and safety, among others. Pedestrian Scale - Pedestrian scale is the perceived height and bulk of a building relative to other forms in its context, Seruice Areas - Seruice areas refer to enclosed or open areas, containing equipment and uses such as ground level mechanical equipment, utility vaults, loading zones, outdoor storage areas, and trash and recycling areas. Site Planning - Site planning is the organization and arrangement of structures, land form, circulation, parking, landscaping, drainage, privacy, public open spaces, and other facilities on a specific site. Good site planning will result in a cohesive site design concept and take into consideration natural features, slope, hydrology, vegetation, land ownership, orientation, the uses and design of neighboring sites, and other features in the immediate vicinity of the site, Streetscape - The streetscape is the visual character and quality of a street as determined by various elements located between the edge of the street and the building face, such as trees and other landscaping, street furniture, artwork, transit stops, utility fixtures and equipment, and paving. Where there are frequent and wide spaces between buildings, the streetscape will be defined by the pattern of building and open space and the character of that open space. Surface Parking - Surface parking is single level vehicular parking located at ground level. Structured Parking - Structured parking is a multiple level structure designed specifically to be for automobile parking, in whole or in part.