CITY OF KENT downtown design guidelines
Ordinance No. 4116 Adopted by the City Council of Kent, Washington | June 17, 2014 CITY OF KENT downtown design guidelines
The City would like to acknowledge and thank those who contributed to the Downtown Design Guidelines. In addition to those listed below, numerous individuals provided insight, expertise, and other contributions that informed this project.
Mayor Suzette Cooke
Chief Administrative O cer Derek Matheson
City Council Dana Ralph, President Jim Berrios Bill Boyce Brenda Fincher Dennis Higgins acknowledgments Deborah Ranniger Les Thomas
Economic and Community Development Ben Wolters, ECD Director Fred Satterstom, AICP Planning Director Gloria Gould-Wessen, AICP Planner Project Lead
Kent Land Use and Planning Board Jack Ottini, Chair Frank Cornelius Katherine Jones Navdeep Gill Alan Gray Barbara Phillips Randall Smith
Additional Contributors Barbara Smith, Executive Director of KDP Suzanne Cameron, KDP Design Committee Chair Dea Drake, Multimedia Manager Tom Brubaker, Interim Chief Administrative O cer 1 INTRODUCTION Background 2 Downtown Design Guideline Goals 2 Application of Design Guidelines 3
4 HOW TO USE THE DESIGN GUIDELINES Purpose of Design Guidelines 4 Design Review Process 4
6 DESIGN GUIDELINES AND STANDARDS I. Site Design 5 A. Street Relationship 5 B. Pedestrian Environment 8 C. Siting and Screening of Service and Parking Facilities 11
D. Site Design for Safety 12 table of contents E. Residential Open Space 13
II. Building Design 14 A. Building Concept 14 B. Human Scale and Pedestrian Orientation 14 C. Architectural Scale 15 D. Building Details and Elements 16 E. Materials and Colors 18 F. Blank Walls 19
III. De nitions 20
cdplW10188_1_15 BACKGROUND
In 1989, the City of Kent adopted The Downtown Plan that envisioned the small traditional downtown shopping district would transform into a vibrant pedestrian-friendly mixed- use center. The Downtown Plan was later updated in 2005 to become the Downtown Strategic Action Plan; it addressed the in uences of high-capacity commuter rail serving the community. In 2013, the Downtown Subarea Action Plan (DSAP) expanded the Downtown Planning Area west of SR-167 and north of James Street up Central Avenue, creating a need to update the 2003 Downtown Design Review Guidelines.
The intent of the Downtown Design Guidelines is to establish a consensus of quality, unity and conformity. The design elements and guidelines re ect the DSAP’s vision for Downtown Kent as a livable, vibrant, pedestrian-friendly mixed-use community that complements transit with o ce, commercial and residential uses clustered in the urban center. This vision for a vital downtown is consistent with regional growth strategies and the City’s Comprehensive Plan. The DSAP’s Planning Principles in uence the goals of the Downtown Design Guidelines to create a memorable, extraordinary place, where the pedestrian is rst in this livable, economically vital, and gracious downtown that is the “Heart of Kent”.
This document incorporates the original design criteria and is updated to be applicable to the expanded Downtown Area. When a new development or a remodel of an existing building is proposed, the City will apply the design guidelines to accomplish the following goals:
DOWNTOWN DESIGN GUIDELINES GOALS
• Build a desirable place to live with a variety of housing choices, convenient services, and a diversity of entertainment opportunities; • Support a pedestrian-oriented environment that connects to surrounding neighborhoods; • Create a memorable downtown experience that is attractive, safe, and inviting; • Construct a visually attractive and economically vibrant urban center; introduction • Assure new development relates to the character of downtown and is compatible with surrounding neighborhoods; • Ensure public and private outdoor spaces are enjoyable and accessible; and • Encourage sustainable building and land management best practices.
2 introduction 3 ES N ELI UID G GN DESI F
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TION Figure 1: Downtown Area 1: Downtown Figure CA APPLI All development within the Downtown Commercial (DC), Downtown Commercial Enterprise (DC), (DCE), Commercial Commercial Downtown the Downtown within All development and that portion (GC), Mixed and Use (GC-MU), of the General Commercial General Commercial (see districts Area zoning within the Downtown located (MRT-16) Townhouse Multifamily Residential 15.09.046). Downtown (KCC review design of downtown meet the requirements to 1), is required Figure build- modi cations of existing for except committee, is conducted an administrative review by design of scope The Services Planning by reviewed less than $100,000, which are that cost sta . ings and sites guidelines will be will determine with an individual project the extent which design work associated to review. design from exempt modify a building exterior that will not are or the site Proposals applied. The Downtown Design Guidelines apply to the Downtown Area (see Figure 1) bounded by 64th 1) bounded by (see Figure Area Downtown the apply to Guidelines Design Downtown The South 234th approximately to north the west; South Avenue to Central and up of James Street Avenue are guidelines The the south. to Street Willis Kennebeck, the east; and Street; to Titus Clark, Jason, and particular apply only to other guidelines while Area, pedestrian all of the Downtown to applicable Overly Plan map. the Pedestrian in found streets designated PURPOSE OF DESIGN GUIDELINES
The purpose of the guidelines is to create site and building designs consistent with the DSAP’s Planning Principles, Goals and Policies. The document is organized by design guideline topics into the Site Design and Building Design sections. Each section contains guidelines dealing with specific topics. The Definitions section will help the applicant understand design and architectural terminology.
The Downtown Design Guidelines set parameters for design, but also allow design exibility and creative design solutions. Proposed development in the Downtown Area is expected to respond to the following design guidelines and standards in a manner that promotes a lively and vibrant pedestrian-oriented urban neighborhood, supports multiple modes of transportation including bicycling, and complements Kent’s Historic District (DC zoning district).
This manual is easy to use. Each guideline starts with an objective that explains the desired outcome of each guideline and often provides a description and illustration to help the user apply the concepts.
Guidelines that use the word “should” or “may” can be satis ed from a variety of listed design options or how to use the design guidelines by equal or better means if it can be demonstrated satisfactorily to the Planning Director that the applicant satis es the intent of the guidelines. Standards that use the word “shall” must be met. The guidelines place a minimum burden on projects, and most importantly, the guidelines do not inhibit creative design.
The City may permit a deviation from a speci c standard if it is determined that public bene t may be achieved by an alternative proposal. The alternative proposal must be consistent with the intent of the guidelines and 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.
DESIGN REVIEW PROCESS
Before preparing development plans in the Downtown Area, applicants should review the guidelines and use the Downtown Design Guidelines Checklist to determine which guidelines apply to their proposed project. Planning Services staff will discuss guidelines and standards with the applicant either during a pre-application meeting or informal pre-development design meeting in order to assist the applicant with nal design approval.
For details on the application and review process, see Kent City Code 15.09.046; if you have questions, sta with Planning Services are available to assist you.
4 I. SITE DESIGN Site design is the arrangement of buildings, landscaping, plazas, circulation elements, and other features in response to unique site features and surrounding context. A well-designed site should function with sensitivity to safety, aesthetics, and comfort for all users.
A. STREET RELATIONSHIP INTENT: To create a streetscape that is active, safe, convenient, comfortable and appealing for people on foot to connect to work places, parks, schools, shopping and transit facilities.
GUIDELINES:
1. Pedestrian Plan Overlay: site design
The Pedestrian Plan Overlay classifies certain streets downtown as Class A and Class B pedestrian streets. The objective is that development located adjacent to these streets meets a high standard for achieving a successful pedestrian-oriented environment. The Pedestrian Plan Overlay determines, on a block-by-
block basis, the character of street frontage and level of pedestrian amenity. If, in the future, new streets how to use the design guidelines are developed on large parcels of downtown land, the new streets should be designated according to planned pedestrian usage before development permits are approved.
The street designations are de ned and illustrated on the Pedestrian Plan Overlay map (see Figure 2), followed by the design guidelines for Class A and Class B streets.
Figure 2: Pedestrian Plan Overlay
5 how to use the design guidelines site design 6 An exception may be made for public made for be may An exception a public building if the space adjacent to the pedestrian- of and standards intent section front (see sectionoriented street not be may setback area The met. are I.B.) parking.used for b. Public Development Exception: Exception: Development Public b. required sidewalk.required the of a multi-story only the rst level over be applied to cantilevered building with the upper levels or pathway the ceiling of a pedestrian area clearance for Vertical height of the overhead rst level. of a building shall not be less than 12 feet. second level under a cantilevered abutting a Class B street. abutting a Class B street. A street. A street. property is no alternative there frontage. (1) The building setback is measured from the outside edge (closest to the building) of the the building) to edge (closest the outside from setback is measured building The (1) can or corner street the to adjacent facade building entire the to applied be can setback building The (2) (1) A continuous building wall should be maintained for a minimum of 50% of the property maintained for (1) A continuous building wall should be frontage 50% of the property a Class B street. (2) Curb cuts within the remaining permitted from are (3) Surface 50% of the property. only within the remaining parking on a Class B street front may areas (4) Surface of the building. parking in front shall not be allowed areas (1) A continuous building wall should be maintained along the entire property along the entire should be maintained building wall (1) A continuous abutting a Class frontage restricted and should be permitted only when a continuous building wall are (2) Curb cuts through (3) No surface property no alternative is parking unless there frontage. abut a Class A street should areas building wall. the continuous break to is allowed site the or through into access (4) Pedestrian a. Private Development Exception: Exception: Development a. Private is permitted setback if a pedestrian activity that a maximum 20 foot allow to is planned for An exception with residences space associated or a garden pedestrian dining, such as an entry, plaza, outdoor space, a greater propose applicant may The corner buildings). for setback provisions (see section I.A.5.a. for block The and activity the city. pedestrian by interest subject approval to greater provide setback to within the Historic exceptions. District for is not eligible 2. Setback exceptions on Class A & Class B streets: A & Class on Class 2. Setback exceptions for except a pedestrian-oriented A and Class B streets, along Class ensure objectiveThe is to environment the following: b. Class B Street: B Street: Class b. Class B streets are intended to an reinforce active pedestrian-oriented experience, but also accommodate a Class B street: apply to guidelines following The the site. to access vehicular a. Class A Street: A Street: a. Class a high pedestrian providing by usage the greatest and foster accommodate to intended are A streets Class of vehicle-pedestrian and minimization design streetscape of comfort con ict through and safety degree A street: a Class apply to guidelines following The points. how to use the design guidelines site design 7 Locate and design the building, with a maximum 20 foot setback from the setback from with a maximum 20 foot the building, and design Locate
planters, or other appropriate features. or other appropriate planters, pedestrian pathway. Single residential entrances to multiple units should transition between public sidewalk the entrances to and the Single residential etc.). paving, private entry lighting, or courtyard glazing, recessed protection, (i.e., weather entry, Residential entries individual units should provide to paving, porch, covered stoops, (i.e., distinctive features etc.) landscaping, street trees, lighting, benches, trash and recycling receptacles, bike amenities. appropriate racks or other trash and recycling receptacles, benches, lighting, trees, street not streets construction the City to for details of Kent for Refer & Construction Design Standards Class A or Class B streets. designated as dining or sales display. adjacent activities, such used by maximum of two (2) feet a. Locate primary the public sidewalk. to direct access a. Locate have building entrances to ornamental lighting, primaryThe such as a canopy, some visual prominence building entrance shall o er b. and connected a by the street but they must be visible from be on the side of a building, Entrances may c. d. e. a. A minimum four (4) foot amenity zone should be provided adjacent to the street for understory for plantings, the street to adjacent amenity be provided should zone (4) foot four a. A minimum with a pedestrian clear walkway, a minimum eight (8) foot-wide should maintain sidewalk area The b. restricting code. by parking by Limit gaps in the streetscape c. width required the minimum access to a. Building Location: property serve intersection, to the street corner a pedestrian-attractive nearest dining use such as outdoor (see section I.A.2. for setback exceptions on Class A and Class B a greater propose applicant may The streets) or other device. and with a building element such as a corner tower, entry, enhance the building corner the city. by subject approval pedestrian to interest, greater setback for The objective is to improve the appearance of highly visible the improve objectiveThe is to New on corner development must enhance lots locations. of thethe visual qualities of the corner one (1) or more by methods:following 5. Street Corners: Corners: 5. Street 4. Prominent building entrances: building entrances: 4. Prominent by the adjacent street accessible from visually and physically building entrances are ensure objectiveThe is to considering the following: 3. Sidewalks & Streetscape Features: Features: & Streetscape 3. Sidewalks place and lively safe a pedestrian-friendly a continuous, maintains that streetscape provide objective to is The consideringby following: the how to use the design guidelines site design 8 city-designated intersection, gateway When the corner is adjacent to a to adjacent is corner the When ENVIRONMENT
Install a substantial and seasonally interesting Install and seasonally interesting a substantial
AN of a multi-story cantilevered levels with the upper building ESTRI
The building setback is measured from the outside edge (closestoutside edge the from is measured building setback The sidewalk.the required of the building) to building facadeentire the can be applied to building setback The corner only the first to or can be applied street the adjacent to level for clearance of the overhead Vertical height the rst level. over under a cantilevered or pathway of a pedestrianthe ceiling area shall not be less than 12 feet. of a building second level ground oor façades without windows. oor façades without windows. ground Canopies or awnings should not extend higher than 15 feet extendshould not feet higher than 15 or awnings Canopies point. at the lowest than 8 ½ feet or lower level ground above of an the bottom clearance for Vertical height of the overhead than 10 feet. should not be more awning 100 square feet. 100 square should provide pedestrian weather protection at least 6 feet at least 6 feet pedestrian protection weather should provide weather The building. the of front the of 80% least at along wide canopies, marquees, of awnings, the form be in may protection or building overhangs. Transparent window area or window displays along at least 50% of the displays or window area window Transparent oor façade. length of the ground The pedestrian should be constructed The covering of high quality the City. by con guration, and materials shall be as approved and the color, materials, PED landscape (at least 200 square feet of ground surface of ground at or area) feet 200 square landscape (at least a visibilityor taking create not to propertynear the care corner, public art, security gardens, or other features Container problem. pedestriansattractive to may be substituted, subject to approval the City. by c. Adjacent to Gateways: Gateways: to Adjacent c. b. Landscaping: b. coordinate with the city to provide signi cant gateway elements such as landscaping, banners, special banners, elements such as landscaping, gateway signi cant with the city provide to coordinate features. or other design lighting, a. a. artwork mosaic or bas-relief Sculptural, 50% of the length of over b. a. Buildings located along a. designated Class A and Class B streets b. c. pedestrian space of at least a covered that creates protection weather provide each building entry, At d. (2) (1) B. 2. Pedestrian-friendly building facades: 2. Pedestrian-friendly The objective is to streets. provide B Class and A Class pedestrian-friendly designated facing buildings of level floor building ground facades on the characteristics: all of the following Building facades should feature GUIDELINES: protection: weather 1. Pedestrian pedestrians on Class A and along buildings located for protection weather provide objectiveThe is to all of the following: should feature protection weather Pedestrian Class B streets. To provide an attractive, safe, connected and convenient pedestrian environment that will encourage that will encourage pedestrian environment connected and convenient safe, an attractive, provide To pedestrian downtown. activities and into throughout INTENT: INTENT: 6. Pedestrian-friendly uses: 6. Pedestrian-friendly supermarkets on Class A and B streets, and similar multi-departmentWhen located businesses that or other similar sections these should locate fruit and vegetable, shops, ower include bakeries, deli’s, sections the sidewalk. or doors to next windows the sidewalk with display to how to use the design guidelines site design 9 fronts two streets, access shall be provided from the street closest to the main entrance or, preferably, preferably, or, entrance main the closest to street the from provided be shall access two streets, fronts both streets. from a portion wide for of minimum walkway (5) feet The be ve width may main entry. the sidewalk to pedestrian for that varies allow the width of the path to a design the length if the applicant presents amenities in wider sections. the tra c or raised above vehicular from sidewalkThe should be separate the street. seen from parking from if separate wide stalls and at least (4) feet four should be at least pathway The pavement. parking. wide if adjacent to six (6) feet established by the City. established by metal trim, ornamental or etc. wood sculpture, of façade as measured along the property along as measured of façade the street. to adjacent lines Provide pedestrian walkways parking through the primaryProvide lots to parallel long measured entry than 150 feet if the lot is greater deep or 75 feet than two (2) bays or more storefront, the to a pedestrian Provide perpendicular the storefront. to measured walkway at least every parking in large 150 feet lots. a. Provide pedestrian access onto the site from the main street on which the use is located. Where a use Where on which the use is located. the main street from pedestrian the site access onto a. Provide the street from pedestrian walkway a paved at least eight (8) feet-wide All buildings should have b. with an entry building an entry Any should have c. that does not face the street sidewalk that is easily pedestrian walkways connecting all business entries site. Provide on the same development d. e. all walkways Integrate with the landscape plan. f. a. Benches consistent with the color and stylea. Benches consistent Special paving. b. Bicyclec. rack. relief Building ornamentation such as mosaic tile, d. Artwork.e. Special pedestrian lighting. f. plants. Containerized g. the City. by h. Other similar amenities as approved c. At least 500 square feet of retail-oriented pedestrian space must be provided for every of retail-oriented for pedestrian feet 100 linear feet be provided must space square least 500 At c. the City. by approved as treatments Otherd. fenestration façade or alternative a. Where deemed appropriate, the following open space, plaza, courtyard, or other similar open space, garden following the deemed appropriate, Where a. pedestrian-oriented in the development: space shall be provided the public from the site and pedestrian the disabled) into access (including accessibilityVisual for (1) right-of-way. 5. Pedestrian activity areas: 5. Pedestrian pedestrian-orientedattractive space open provide to is objective The at key locations. When a front building façade sidewalk, building façade is set back is or when the front not public the directly to adjacent to form a public area adjacent to the sidewalk, courtyard, area, as a landscaped or other similar plaza, developed this space shall be pedestrian-oriented space. 4. Access to the main building entry: to 4. Access The objective is to improve or provide clearly visible, convenient, safe pedestrian routes throughout a site primary elements to the following public entries: Provide and uses. areas surrounding and to 3. Pedestrian areas at building entries: building entries: at areas 3. Pedestrian enhance primary objective is to The public entries for buildings. residential and multifamily commercial elements: of the following (3) or more three Provide at or near the entry. of landscaping feet square least 200 At how to use the design guidelines site design 10 addition to required lighting. required addition to trellis or other building or site or other building or site trellis feature. Window displays over the over displays Window majority façade. of the front proposed by the applicant and by proposed the City. by approved A decorative screen wall, wall, screen A decorative f. Special pedestrian lighting in g. h. Bicycle rack. Other similar elements i. e. site elements. elements. site feet of plaza area or open space. of plaza area feet seating, owers in planters or a in planters owers seating, drinking fountain. seating that is consistent with seating that is consistent or complements established furniture. streetscape building modulation and entries. building modulation and entries. supports with the building design. columns or fence complements or coordinates walls, that planter gardens. and roof planters; or wall and window or shrubs on metal trellises; trees property in Kent as speci ed owners City Code. pedestrian oriented space. Coordinate systems of pedestrian open spaces or planted areas to to of pedestrian areas systems open spaces or planted Coordinate variety and activity. continuity, achieve Space for transit stop with transit stop Space for d. c. Artwork.c. a. At least 150 square feet of feet least 150 square At a. such as furniture b. Pedestrian a. Install plant materials that at maturityb. and enhance the will be in scale with the building and will de ne seasonal color and varied textures. Select a succession of blooms, c. plant materials that provide sitting walls, with low possible, where the site Extend concept of the building onto the architectural d. espaliered Extend landscaping vertically the use of climbing plant materials, the site e. walls through onto visual continuity. provide and shrubs to landscaping with the city trees on-site recommended Coordinate f. maintained by landscapes and adjacent plantings in or on the sidewalks must be consistently Onsite g. (7) Signs to interpret notable history or architecture, if any. if any. notable history interpret to or architecture, (7) Signs pavement. or gravel (1) Asphalt parking unscreened (2) Adjacent lots. chain link fences. (3) Adjacent blank walls. on-site (4) Adjacent (5) Trees and seasonal planting that de nes the space, but does not act as a visual barrier. but does not act the space, planting that de nes and seasonal as a visual barrier. Trees (5) artwork, furniture, (6) Site or kiosks complementary that are fountains, the each other and to to (2) Special-textured paved pedestrian surfaces of either concrete or approved unit paving. paving. unit pedestrian surfaces paved (2) Special-textured approved or concrete of either façade. the building that complements lighting site mounted or building (3) On-site seat per 60 square or at least one (1) of seating area (4) Seating (6) linear feet of at least six consisting oriented space. 7. General pedestrian amenities: 7. General at least provide pedestrian amenities above, In other required addition to at least three Provide on Class A streets. proposals for (4) of the following four (3) on Class B streets. 6. Landscape components: 6. Landscape components: that will enhance the encourage landscape design objectiveThe is to design. and complement building and site pedestrian environment landscape (4) of the following at least four Include appropriate where elements: b. The following materials or elements are prohibited in pedestrian activity prohibited materials are or elements areas: following The b. plaza, courtyard, or other similar pedestrian- an open space, garden All public buildings shall have c. how to use the design guidelines site design 11 ILITIES ILITIES FAC NG ANDI PARK E VIC SER F O NG (1) Share parking (1) Share under the joint use parking feasible facilities whenever of KCC standards 15.05.040 (C); the possible and reduce whenever programs (2) Encourage the use of transit and ride share 15.05.040 (G); number of parking of KCC provisions transit and rideshare stalls pursuant to (3) Encourage the use of municipal and other public and private parking structures and facilities; or bike employees, (4) Encourage the use of bikes parking providing by residents, for and customers; parking or rooftop facilities in multi- of underground (5) Encourage the development story buildings. ITING ANDNI SCREE the height of free standing or wall mounted stall signs to two (2) feet above grade, except for handicap for except grade, above two (2) feet to stall signs standing or wall mounted the height of free standards. accessible parking which shall be placed perADA signs, per side. feet a surface than six (6) square and shall have of no more grade, area in height above (6) feet incorporate neon lights. not be internally lit, but may may sign The neighboring visual impacts con icts. properties reduce and physical to between the activities is When topography along property incompatible uses. lines adjacent to be allowed. options may the bu er impacts, then modi cation to reduce su cient to visual impactreduces and obstruction of pedestrian movement. and vehicular or adjacent properties. the street visible from be equipment and apparatus) so as not to or adjacent properties. the street building and is not visible from or screening area bu er Additional of the City as a minimum standard. Code of Kentrequirements Zoning be required. may a. In parking lots, the preferred location for markings and signs for individual stalls is the pavement. Limit markings stalls is the pavement. individual a. In location for for parking and signs the preferred lots, than six shall be no more sign The Limit parking one (1) per parkingb. to lot entrance signs entrance. area the public right-of-way. from etc.) horses, parking saw all moveable Screen barrels, c. lot equipment (i.e., parking and surface size The the following: of required by lots should be minimized area d. a. Locate incompatible activities, including allowed outdoor storage in the GC zone, away from from away in the GC zone, storage outdoor incompatible activities, including allowed a. Locate shall be provided of screening or another form the City landscape bu ers Where deems necessary, b. in a manner that design the site and loading facilities into utilities areas, storage outdoor Integrate c. public/private utility electrical or screen (i.e., apparatus locate and utilities conduit feasible, Whenever d. of the so that it blends with the architecture mechanical equipment roof-mounted or screen Locate e. to the must conform containers) and service waste storage large fences of outdoor (i.e. or areas Buffers f. C. S 2. Parking lot facilities: lot facilities: 2. Parking parking visual impacts coordinate objectiveThe is to reduce as follows: to lot facilities 1. Incompatible activities: 1. Incompatible The objective is to minimize the impact of incompatible activities on adjacent uses. Incompatible activities include: outdoor storage (where permitted), service areas adjacent to other uses, public and private utilities withcontiguous development acommercial residential-zonedand apparatus, property. Design standards for as follows: such incompatible activities are GUIDELINES: INTENT: INTENT: diminish To and soften the visual impact of asphalt and parked cars from the street and adjacent properties, visibility the but necessary of unsightly reduce for allow and to example), for activities (trash containers, run-o . of stormin ltration water how to use the design guidelines site design 12 SAFETY
OR F ITE DESIGN ITE lines of sight that allow lines of sight that allow provide and building designs that site Ensure observe to building occupants and passersby and street on-site surveillance the purposeactivities of informal windows, for (i.e., etc.). entries, balconies, Distinctively mark pedestrian routes through parkingDistinctively through mark Use vertical or special pedestrian routes lots. elements, design Includetrash pedestrian such as brick, or cobblestone. such as benches, paving amenities concrete, possible. whenever and planters containers, at-grade walkways protected by curbs or landscaped areas. at-grade curbs walkways by or landscaped areas. protected detention ponds. detention dark in locations with enclosed corridors and opaque fences pedestrian activity. S a. Avoid site design features that create entrapment areas such as long, such as long, entrapment areas that create features design site Avoid a. b. a. Limit the number of potential encounters between pedestrians encounters and a. Limit the number of potential design. site through vehicles visibility ensure of pedestrians and vehicles. pedestrian and motorist cross, paths must Where b. provide not possible, Where parking raised pedestrianWithin walkways possible. provide where lots, c. d. service Separate pedestrian e. areas. from access and loading zones vehicle clearly to mark directional signs pedestrian routes. Use on-site and vehicular f. a. Integrate interior surfacea. Integrate parking bio- ltration surface swales or with required and landscaping water distant views. Preserve b. pedestrian-oriented a signi cant space such as a pocket park Provide or plaza. c. an extension bicycle or connection a local park / pedestrian Create to trail system. or a regional d. public art outstanding within pedestrian view. Provide e. support outstanding enhancement and the city-designated intersections. for gateway Provide f. the city. by and approved the applicant Other by superior in a g. plan as proposed that will result elements D. The objective is to provide surveillance provide objectiveThe is to opportunities buildings and from Incorporate anti-social activity. discourage the following to public streets appropriate: where and security, safety personal increase methods to 2. Eyes on the street: on the street: 2. Eyes GUIDELINES: safety: 1. Pedestrian The objective is location of the siting of structures, between and pedestrians drivers through to ensure pedestrian Incorporate of signs. and placement landscape design, elements, circulation safety by minimizing appropriate: where pedestrian protecting safety, for methods the following conflicts To promote personal safety and property security through design of site features including lighting, including lighting, and property safety personal features promote of site security design through To landscaping and building design. INTENT: INTENT: 3. Parking lot landscaping: lot 3. Parking and uses, residential to adjacent a buffer provide image, downtown positive a develop objective to is The of the one (1) or more must provide applicant The emissions. heat and greenhouse summer mitigate solutions: following how to use the design guidelines site design 13 E AC L OPENL SP TIA or prune tree limbs at least eight (8) feet above ground level to allow an open space or at least ve (5) feet (5) feet least ve an open space or at allow to level ground above limbs at least eight (8) feet or prune tree branches of the trees. between shrubs and the lower the Place landscape elements to allow for long-term growth without long-term growth for allow elements to landscape Place interferingsigni cantly lighting. with site Confine site lighting to the project site; use cut-off features or other methods to eliminate glare on glare to eliminate or other methods features use cut-off project site; to the lighting site Confine of building façades and features lighting fixtures complement distinctive adjacent properties. Ensure landscaping. semi-public setting. a. An individual balcony or screened patio for each unit. patio for or screened a. An individual balcony area. play courtyard shared Small, or furnished children’s b. or game court. garden open space – roof Roof-top c. a. High-quality bike walls and paving). racks, furniture, durable and easily maintained (i.e., materials that are and furnishings that will discourage vandalism. features site Permanent b. Non-slip walkwayc. surfaces pedestrian safety. for a. characteristics when selecting plant species. long-term growth Consider b. species with a high branch habit maturity Choose tree At c. maintain shrubs at a maximum height of 3 feet. a. Establish an overlapping pattern of light at a height of about 10-15 feet in pedestrian areas. pattern 10-15 feet of light at a height of about a. Establish an overlapping safety. provide to or pathways Use pedestrian-oriented plazas, in all parks, b. with cut-o lighting features c. characterof the public or the overall and complements to is appropriate accent lighting Ensure d. possible. lighting bulbs and xtures wherever energy-saving Utilize e. Indicate (photometric analysis). vertical speci c area in each lighted lighting levels and horizontal f. . DENRESI E. 1. Functional open space: open space: 1. Functional an open space network design objective is landscaped, that The is to housing. into does not glare lighting and where and secure, private, of the one (1) or more development In or mixed-use each residential options shall be provided: following GUIDELINES: INTENT: INTENT: an open space network all that is accessible to provide To a wide variety units and will accommodate residential of activities, both semi-public and private. The objective is to ensure quality site furnishings that are attractive, easily maintained, and safe. and safe. easily maintained, quality attractive, furnishings ensure site that are objectiveThe is to the following: Consider 5. Quality of site furnishings and features: 5. Quality features: furnishings and of site The The objective is to design the landscape so that lighting and surveillance.interfere with site long-term growth will not 4. Safe landscape4. Safe design: 3. Lighting: 3. Lighting: artificial provide objective to is The lighting that of security and a sense interest visual for promotes building including all pedestrianpeople in areas, along walkways, and other public areas. entries, adjacent properties onto should Light spillover in shall be provided following The be minimized. lighting plans: how to use the design guidelines building design 14
TION IENTA R O AN covers at least one half of the building’s footprint and has a footprint at least one half of the building’s covers vertical horizontal. 3 feet in 12 feet or equal to slope greater or deck per upper oor on the facades facing streets. or deck per upper oor on the facades facing streets. Individual windows generally less than 32 square feet per pane feet Individual generally less than 32 square windows molding. a 6-inch least at by windows other from separated and ESTRI h. Ground oor building materials distinct the upper stories. h. Ground from b. Bay windows. windows. Bay b. door jams. the use of molding or through separated Windows c. with small multiple panes. Windows d. Visible e. chimneys. f. that the hipped or gable roof providing A gable or hipped roof, g. a. Provide at least one (1) balcony (measuring at least 6 x 10 foot) (measuring least 6 x 10 foot) at at least one (1) balcony a. Provide PED AND GN DESI ONCEPT ONCEPT NG C SCALE
NG
ILDI AN
U
ILDI
U materials, decorations, signage, lighting, etc., are organized into a functional into and attractive composition. organized are etc., lighting, signage, decorations, materials, in the Definitions section provided of this concepts are neighboring (Examples of design development. document.)
HUM . B
a. Include a description of the design concept for the proposed building or complex. the proposed a. Include concept for a description of the design modulation, entries, roo ine, such as walls, Include the various of how building elements, a statement b. and pedestrian circulation, access, conditions such as visibility, site to Describe the concept relates c. how II B. A. B The objective is to use architectural elements that provide a sensitive transition for pedestrians and for transition a sensitive that provide elements use architectural objectiveThe is to All new buildings and major exterior must employ remodels built environments. neighboring less intensive if a proposed However, “human scale”. achieve to elements or techniques (3) of the following at least three visible façade facing a street, along any wide as measured than 100 feet (3) stories or more building is three elements: listed (5) of the shall use at least ve then the design GUIDELINES: 1. Building elements: INTENT: INTENT: and encourages human activity and that “comfortable” encourage buildings and public spaces that are To human scale. and details that achieve elements, features, incorporates architectural 1. Architectural Elements: Elements: 1. Architectural The objective is to architectural organize elements into a unified whole that with coordinates the local context the applicant in written format: by shall be addressed following The and objectives. GUIDELINES: INTENT: INTENT: character of downtown the architectural enhances the site, to is appropriate that design encourage building To interaction between level. pedestrians for and the activities at ground inside the buildings and provides Building Design is the choice and arrangement of construction materials, and how how and of construction materials, and arrangement is the choice Design Building of the sense in uence to of its surroundings context sits within the form the built and interest, add human be welcoming, building should A well-designed place. opportunitiesallow meaningful social interactions. for i. Building elements that define a pedestrian sheltering space such as a trellis, overhang canopy or other. j. One or more of the upper stories is set back at least 6 feet. k. Smaller symmetrical building elements near the entry or pedestrian oriented street \ fronts of large buildings. (see “Axial Symmetry” in the De nitions section). l. Other design methods proposed by the applicant and approved by the City.
C. ARCHITECTURAL SCALE
INTENT: To encourage new development in a manner that creates gradual transition in perceived height, bulk and scale from the immediate and surrounding built environment.
GUIDELINES: building design 1. Scale of large buildings: The objective is to reduce the impacts of building height, bulk and scale. New buildings over three (3) stories, or over 10,000 square feet in gross building footprint, must provide design elements to reduce the appearance of how to use the design guidelines bulk. Provide at least two (2) of the following features on facades visible from public rights-of-way and pedestrian routes and entries:
a. Upper Story Setback - One or more upper stories must be set back from the ground oor at least 10 feet. b. Horizontal Building Modulation – To lessen the apparent bulk of the exterior wall of the structure, step back or project forward portions of a building façade within speci ed intervals of a building width and depth. Buildings within 400 feet of a public right-of-way or public open space or visible from that right-of-way or public open space shall meet the following design standards: (1) The maximum width (as measured horizontally along the building exterior) without building modulation shall be 100 feet. (2) The minimum depth of modulation shall be 6 feet. (3) Balconies may be considered building modulation if each individual balcony has a oor area of 100 square feet. c. Modulated Roof Line – To further reduce the scale of large buildings, the roof lines shall be modulated according to one (1) or more of the following standards: (1) For at roofs or facades with a horizontal eave, fascia, or parapet, change the roof line so that no unmodulated segment of roof exceeds 100 feet, measured horizontally. (2) Provide gable, hipped or shed roofs with a slope of at least three (3) feet vertical to 12 feet horizontal. (3) 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 Design – To provide visual interest and break up the perceived size and bulk of a building, the following should be incorporated, providing the interval does not exceed 100 feet: 15 how to use the design guidelines building design 16 TS LEMEN E ILS ILS AND A DET mural, bas-relief sculpture, light sculpture, water sculpture, fountain, or freestanding sculpture. sculpture. or freestanding fountain, sculpture, water light sculpture, sculpture, bas-relief mural, City. Drawings and material samples must accompany all proposals related to the above the above to related all proposals and material accompany samples must Drawings City. guidelines. NG (1) Masonry, shingles, brick or stone. brick(1) Masonry, or stone. shingles, trim or lattice work. brackets, wave moldings, (2) Decorative glass block, stone, or glass. tile, (3) Ceramic (4) Artwork, Artwork the building. or attached to of a mosaic freestanding be in the form may Other or textural materials with decorative qualities and other artwork the by as approved (5) ILDI (1) Repeat patterns at intervals distinctive window the articulation to equal interval. entry deck, interval. each patio, or covered for a porch, (2) Provide each interval. for window or bay a balcony (3) Provide to elements or other roof gables, roofs, stepped alternating dormers, by the roo ine (4) Change or articulation the modulation interval.reinforce materials(5) Change in building plane. colors with a change or within each interval. or other landscape feature tree trellis, a lighting xture, (6) Provide U design, or framing details around all ground oor windows and doors. and doors. oor windows all ground or framing details around design, feet in length. feet ornamental molding, entablature, frieze, or other frieze, entablature, ornamental molding, of a linear molding If is in the form decoration the roo ine level. the ground device visible from roo ine wide. the band must be at least 8” or board, a. Articulated such as an roo ines or decorated a. door glazing, molding decorative and doors such as a decorative of windows treatment Decorative b. or trellises. grillwork, railings, Decorative guards, landscape c. shade or mounting. light xtures or a decorative Decorative with a non-glare light source d. including the following: building materials, Decorative e. e. Cluster smaller uses and activities around entrances on street-facing facades. facades. on street-facing uses and activities entrances smaller Cluster around e. pedestrian Amass substantial landscaping or oriented spaces along the building façade. open f. 200 buildings over of the lot through access the rear that would a pedestrian pass-through Provide g. the City. by and approved the applicant h. Other by methods proposed design D. B GUIDELINES: building details: 1. Appropriate enhance the pedestrian the building to objectiveThe is for (3) All newexperience. buildings shall include at least three on the facades that face a public elements of the following or park: be quite element may street A decorative (Note: the building to simple if it is suitably scaled and related concept.) INTENT: INTENT: the use of building the perspective of the pedestrianattractiveness through the from of buildings increase To elements. quality and small decorative of building materials, of nishes, texture details, design how to use the design guidelines building design 17 Figure 3: Historic District 3: Historic Figure appearance by using a minimum appearance by oor ground oor height for oor to 15 feet. of 14 to retail Buildings may be larger than adjacent buildings, but must appear to be a row of of be a row but must appear to than adjacent buildings, be larger Buildings may designed and neighboring buildings with a similar scale as the buildings, related elements and re ect the prevailing with a compatible pattern of architectural not identical. be similar but may Facades cornice line. entrance with direct access to the street. entrance with direct access to on existing buildings such as a trim rows of each story, at the oor level trimelements, repeated of windows, and recesses. building edges, corner trims, and attached rectangular pilasters or vertical corner and attached rectangular pilasters trims, building edges, trim strips. to the existing 1900 commercial buildings. The base should contain the greatest greatest base should contain the The buildings. the existing 1900 commercial to details fewer relatively should have the middle detail, amount of architectural a cornice or other distinctive form. should have top and the and forms, Design buildings in the Historic District with a “base”, a “middle”, and a “top” similar “top” and a “middle”, a “base”, buildings in the HistoricDesign District with a c. a main must have streets face Class A designated All buildings constructed to d. as the sidewalk. entrances on the same level Design e. Include vertical on existing buildings such as decorative elements present f. Include elements present horizontal g. height and a commercial Create h. 2. Historic District2. Historic details: building the historic that respects and synergy of place a sense create objective to is The district character commercial of the original similar cornice applying by ‘Mainstreet’ 3). In within the Historic and textural found qualities District scale, lines, (see Figure the within proposed projects elements, building details and above the addition to Historic District shall incorporate the following: and proportion the size a. Relate of adjacent the scale of new structures to buildings. b. facilities. No outside storage is permitted. is permitted. No outside storage facilities. Tarps, plywood, cardboard, plastic sheeting, corrugated berglass, or similar corrugated berglass, plastic sheeting, cardboard, plywood, Tarps, not permitted. materials are location. proposed One sign, maximum area six (6) square feet, two (2) sided, is permitted. Menus and price is permitted. lists two two (2) square (2) sided, feet, six (6) square maximum area One sign, the purpose guideline. of this for signs not considered are and less, feet windows on the street façade of the building that mimics on the street windows adjacent buildings. a. The stand or cartThe permanent materials. must be constructed quality, of good a. in the with existing features and colors must be compatible materials, design, b.The permanent buildings. for quality that required must be equal to Awning c. and other receptacles, trash of the stand or cart storage, size The for must be adequate d. view. and plumbing must be hidden from Wiring e. f. i. Include a kick oor wall section plate under the ground i. 3. Design elements for espresso stands and street vendors vendors stands and street espresso for 3. Design elements To provide for a lively pedestrian environment, street standards: design subject the following stands and carts are to outdoor vending for vendors are encouraged. Espresso stands and other E. MATERIALS AND COLORS
INTENT: To encourage the use of high-quality compatible materials to upgrade the visual qualities of Downtown Kent while maintaining the character of the Historic District.
GUIDELINES: 1. Retain existing facades in the Historic District: The objective is to preserve the character of existing historic buildings. a. Maintain and restore existing facades, trim, cornices or replace with similar replications. b. Prohibited: The use of metal siding, metal screening, plastic, wood, plywood, sheet wood products or berglass to cover over existing facades.
2. Use compatible building materials: building design
The objective is to enhance the visual quality, ease maintenance, and ensure longevity of new construction in downtown. The following standards guide the use of building materials:
a. If metal siding is used over more than 25% of the building façade, then the metal siding must have a how to use the design guidelines matted nish in a neutral, muted or earth tone such as bu , gray, beige, tan, cream, white, or a dulled color. b. If metal siding is used over 25% of the building façade, then the building design must include the following elements: (1) Visible window and door trim painted or nished in a complimentary color. (2) Corner and edge trim that cover exposed edges of the sheet metal panels. (3) Exception: If 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 speci cations. c. If concrete blocks (concrete masonry units or “cinder blocks”) for walls must be architecturally treated in one (1) or more of the following ways: (1) Textured blocks with surfaces such as split face or grooved. (2) Colored mortar. (3) Other masonry types such as brick, glass block or tile in conjunction with concrete blocks. d. Prohibited: The following materials are not allowed in visible locations. (1) Mirrored glass. (2) Corrugated berglass. (3) Chain-link fencing (except for a temporary purpose such as a construction site.) (4) Barbed wire, concertina or razor wire. (5) The use of metal siding, metal screening, plastic, plywood, sheet wood products, or berglass to cover existing facades is not permitted. Wood should not be used to cover existing brick or cast stone masonry.
3. Appropriate materials to blend with the Historic District: The objective is to ensure that materials used in new construction blend with the historic commercial character of the district. The following materials are recommended: a. Decorative masonry b. Shingle brick c. Stone d. The applicant may propose other materials with decorative or texture qualities compatible with the existing character of the district, subject to approval by the City. 18 F. BLANK WALLS INTENT: To increase pedestrian interest and reduce opportunities for taggers or other gra ti on unavoidable blank walls.
GUIDELINES: 1. Design treatment: The objective is to reduce the impact of an unavoidable blank wall from the public or private sidewalk of pedestrian pathways. Treat all blank walls (see De nitions section) within 50 feet of street rights-of-way, parks, or adjacent lots in one or more of the following ways:
a. Install a vertical trellis in front of the wall with climbing vines on at least 50% of the blank wall surface. b. Provide a planting bed at least ve (5) feet wide or raised planter at least two (2) feet high and three (3) feet wide in front of the wall. Install with plant materials that will provide
a rich assortment of height, texture, and seasonal color. building design
c. Provide artwork (mosaic, mural, sculpture, relief or other) on at least 50% of the blank wall surface.
d. Other methods as approved by the City. how to use the design guidelines e. All proposed methods are subject to City approval. The applicant must submit architectural plans and elevations of the proposed treatments for approval.
19 III. 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 definitions treatments may reduce a building’s apparent height and bulk.
Axial Symmetry Axial symmetry is the similarity of form or arrangement on either side of a dividing line or plane through the how to use the design guidelines center of an object.
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 an 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 wall” requirements are any ground-level wall over six feet (6’) in height measured from finished grade at the base of the wall, and longer than 50’ measured horizontally. A wall subject to the requirement does not have any signi cant building feature, such as a window, door, modulation or articulation, or other special wall treatment within that 50’ section.
Circulation As used in these guidelines, the term circulation refers to the movement or ow of tra c from one place to another through available routes. Tra c includes a variety of modes of travel including pedestrian, motor vehicle and non-motorized methods such as bicycle.
Courtyard A courtyard is an open space usually landscaped, which 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, outdoors aboveground 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, hardware and other decorative features.
20 Façade A façade 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 façade is typically the façade facing the major public street(s). An entry façade is typically the façade with the primary public entry.
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 angle of incidence of the source 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 façade.
Gateways definitions As used in these guidelines, the term gateways refers to key intersections within the city which are entranceways into the Kent downtown area. The gateways will be enhanced by special sidewalk/crosswalk treatments, landscaping, signage, lighting, banners and other improvements to signify their status as entryways into the downtown core. how to use the design guidelines
Historic District The Historic District is the traditional and geographic heart of downtown Kent, containing the original business district. The boundaries of the Historic District are Second Avenue to the west, Meeker Street to the north, E. Titus Street to the south, and the Railroad tracts to the east. The area is shown in Fig. 3 on Page 17.
Human Scale The size of a building element or space relative to the dimensions and proportions of a human being.
Incompatible Uses and Activities As used in these guidelines, incompatible uses are those uses, including, but not limited to, outdoor storage, utilities equipment and apparatus, and loading and service facilities, which are considered to be visually intrusive, unsightly and which require site design and screening to mitigate the negative impacts to downtown retail commercial, residential development, and surrounding residential zoning districts.
Lumen A lumen is a unit used for measuring the amount of light energy given o by a light source.
Modulation Modulation is a stepping back or projecting forward of portions of a building façade 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 6 feet deep in order to qualify as modulation.
Pedestrian-Oriented Façades “Pedestrian-oriented” façades are those that contribute to the character of the street experience providing pedestrian interest, comfort, and safety.
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.
Pedestrian-oriented Use A pedestrian-oriented use is a commercial use whose customers arrive on foot, or where signage, advertising, window display and entry ways are oriented toward pedestrian tra c on a public sidewalk. Pedestrian-oriented businesses may include restaurants, retail shops, personal service businesses, travel services, banks (except drive-through windows), and similar establishments.
21 how to use the design guidelines definitions 22 Transit-oriented Development Development Transit-oriented in its use (TOD) development and coordinated around Transit-oriented that is centered is development includes a variety development of Transit-oriented transit station or other transit facility. with a and design mixed-use but is projects, typically compact, planning and development to high density, medium different within walkingdevelopment on pedestrian orientation and creating with a focus distance of transit places and/ or gathering spots. neighborhood centers, Structured Parking Structured Parking Structured parking parking a parking vehicular generally multiple level is a facility, garage or similar structure that purpose. constructed for Surface Parking Surface parking parking vehicular is single level on the surface generally a parking lot that of the ground, typically is uncovered. Streetscape Streetscape character is the visual various between as determined and quality by located elements streetscape The of a street artwork, furniture, street and other landscaping, such as trees transit face, and the building the edge of the street and wide spaces between buildings, frequent are there Where utility xtures and equipment, and paving. stops, the pattern space and the character of building and open will be de ned by of that open space. the streetscape Site Planning Planning Site parking, landscaping, public open spaces, sidewalks, driveways, is the arrangement planning Site of buildings, take concept and design site cohesive in a will result planning Good site site. facilities on a speci c and other of the design points, access requirements, drainage topography, natural features, consideration into vicinity the immediate in of the site. and other features neighboring sites, Service Areas Service Areas mechanical level as ground and uses such contain equipment that or open, enclosed areas, to Service refer areas and recycling and trash areas. areas, storage outdoor zones, utility loading equipment, vaults,