CITY OF KENT multifamily design guidelines
Ordinance No. 4225 Adopted by the City Council of Kent, Washington | December 13, 2016 CITY OF KENT multifamily design guidelines
The City would like to acknowledge and thank those who contributed to the Multifamily 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 Officer Derek Matheson
City Council Dana Ralph, President Jim Berrios Bill Boyce Brenda Fincher Dennis Higgins acknowledgments Deborah Ranniger Les Thomas
Economic and Community Development Hayley Bonsteel Charlene Anderson Matt Gilbert Erin George Kurt Hanson Sharon Clamp Jay Garnham Katie Graves
Contributors: Makers Architecture and Urban Design LLP – John Owen Office of the City and GGLO – Dave Cutler cdplW14998_12_16 General Objectives ...... 3
Applicability, Exemptions and Departures ...... 4
SITE DESIGN I. Project Frontage...... 7 II Vehicles and Parking...... 9 III. Pedestrian Circulation...... 10 IV. Setbacks and Privacy...... 11 V. Open Space...... 12 VI. Lighting...... 14 VII. Safety and Security...... 15 VIII. Dumpsters, Utilities and Service Areas...... 17
BUILDING DESIGN TABLE OF CONTENTS IX. Architectural Design...... 21 X. Architectural Details...... 26 XI. Blank Walls...... 28 XII. Materials...... 29 GENERAL OBJECTIVES
• Meet the Comprehensive Plan Land Use Element Goal to revise development regulations to encourage multifamily development that is more flexible and innovative in terms of building design, street standards for private roads and site design.
• Contribute to attractiveness and usefulness of the public realm.
• Increase the overall durability, construction quality and attractiveness of multifamily development, as viewed by the public.
• Increase Kent’s standing in the region as a desirable place to live.
• Increase pedestrian interest and activity, by facilitating pedestrian access to gathering places, services and other amenities. INTRODUCTION
3 INTRODUCTION 4 supersede
Temporary uses and structures as defined in as uses and structures Kent CityCode 15.02.534. Temporary Utilities in the public right-of-way, minor replacement landscaping (including relatively work on buildings, Repair and maintenance (including parking the or grounds alter lots), which does not significantly of plants and trees), of less replacement window (e.g., or grounds landscaping, appearance or function of the building, facing a public rightthan 50% of the windows of way), Interior work, remodeling Projects within subareas that have their own guidelines (e.g., Downtown, Midway), Downtown, guidelines (e.g., own their that have subareas within Projects permanentthe that extends structure any above which will not leave Construction underground, surface after completion, The use of words such as “is/are recommended,” signifying voluntary and signifying measures, recommended,” “is/are such as use of words The site-specific flexibilityto accommodate requiring the for issues while still which allow Exceptions, guidelines. of the design meet the intent to design Intent statements, which are overarching objectives, overarching which are Intent statements, actions, required signifying required,” “is/are and “must,” “shall,” such as use of words The is a compelling unless there is required means that the provision “should” use of the word The the contrary, to reason Additions to existing buildings that increase gross floor area by 1,000 square feet or more, require require more, feet or by 1,000 square floor area gross that increase existing buildings to Additions the new portion be modified that must for of the site conformance and the area of the structure parking, and include walkways, of the expansion (this could driveways, signage), as a result etc. signage, awnings, exterior windows, Significant such as façade changes, modifications All new development, and multifamily structures • • • • • • • • • • • • • •
The following projects are exempted from the provisions of these guidelines: the provisions from exempted are projects following The
Most sections include the following elements: Most sections include the following
The guidelines apply to: guidelines apply The APPLICABILITY, EXEMPTIONS AND DEPARTURES AND EXEMPTIONS APPLICABILITY, RELATION TO OTHER KENT CITY CODE (KCC) SECTIONS: CITY (KCC) KENT OTHER CODE TO RELATION EXEMPTIONS HOW TO USE TO HOW APPLICABILITY the Administrator shall determine the applicability of these guidelines based on the objectives of public of the guidelines. and the intent Plan the Comprehensive direction from welfare, health, safety, These guidelines augment other provisions in the KCC. The guidelines do not automatically guidelines do not automatically The in the KCC. other provisions guidelines augment These provisions, In conflictKCC the case of apparent between these guidelines and other provisions. other KCC INTRODUCTION 5 “primary” “primary” ” refers to the Current Planning Manager. Planning the Current to refers ” Administrator of architectural detail or craftsmanship (such as moldings, reveals, exceptional use of materials, use of materials, exceptional reveals, detail or craftsmanshipof architectural (such as moldings, artistic etc.). treatments, The term “ open spaces or parks, pedestrian paths, public or private roadways, to refers area” “public term The 15.02.335.1. KCC other common spaces as defined in For projects on corner lots: the Administrator shall determine which street is considered is considered shall determine which street on corner projects lots: the Administrator For the primary only applicable to are streets to street. and all guidelines referring a high level indicate term is used to The does not necessarily mean ornate. “decorative” term The Permitting a minor variation a minor not be contrary will Permitting guidelines. the objectives of the design to shape, Such a variation is necessary the size, to relating because of special circumstances of the subject location or surroundings property strict to that prevent adherence topography, certain standards. design minor variation the integrityThe of a historic landmark protects or historic district. The application of certain provisions of the design guidelines would result in practical difficulties result of certain application would guidelines The of the design provisions or unnecessary the general purpose with of the underlying inconsistent and intent hardships standards. and of the design zone or injurious to variation a minor not be materially will detrimental the public welfare to Permitting the property in the area. or improvements • • • • • • • • •
NOTES: DEPARTURES: shall be based on the following findings: on the following shall be based The Administrator may approve, with respect to the guidelines, an application that varies (or “departs”) “departs”) varies an application that (or the guidelines, to with respect approve, may Administrator The meets the guidelines’ strict the they that the proposal find that from the guidelines provided language of such approval requirements, the design a variation from approves If the Administrator statements. intent SITE SITE DESIGN DESIGN
6 I. PROJECT FRONTAGE INTENT: • Provide for an attractive and active relationship between the building and the street. • Provide privacy and security to residents facing the street. • Encourage social interaction between residents and pedestrians. • Provide a comfortable and welcoming entry, visible from the sidewalk, and an attractive streetscape. • Provide an inviting ground floor façade.
FOR ALL PROJECTS: 1. Provide individual unit entries at ground level (accessible from outside). Ground level unit entries can open onto the street or a courtyard or open space that opens to the street. The Administrator may allow other entry configurations (such as consolidated entries), provided the design meets the intent of this section.
a . To provide resident privacy and a transition between the public and private realm, set SITE DESIGN the building back at least 10 feet from the public right-of-way or raise the ground floor living space at least three feet above the sidewalk or pathway grade (preferably both, as in Figure 1 below). PROJECT FRONTAGE
b . Entries must be accessible from the street or interior open space . Configurations where enclosed rear yards back up to a street are prohibited.
c . Individual pedestrian entries must be emphasized by using all of the following: i. Provide a porch, at least 24 square feet, or other architectural weather protection that provides cover for a person entering the unit and a transitional space between outside and inside the dwelling. ii. Provide a planted area in front of each pedestrian entry of at least 20 square feet in area, with no dimension less than three feet. Provide a combination of shrubs, groundcover or trees. iii. Set the garage door (if applicable) at least five feet farther from the street than the primary street-facing façade.
Figure 1. A combination of low fences or landscaping and porches, stoops, or patios define the transition from public to private space.
7 SITE DESIGN PROJECT FRONTAGE 8 - - - -
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, provide a minimum of 15 feet from the corner from of 15 feet a minimum , provide , vehicle access to ground floor units shall be from an an be from units shall floor ground to access , vehicle parking (If this between and the street. the building located shall not be multiple buildings, other similar spaces. Active use spaces may not contain mail rooms, storage, or any un or any storage, not contain mail rooms, use spaces may Active other similar spaces. the Administrator). sightly use (as determined by must look The windows grade. above feet and eight feet floor façade between two ground interior. the building’s into Active uses must be visible through transparent window areas over the entire 15 feet of the 15 feet the entire over areas window transparent uses must be visible through Active Active uses can include lobbies, entrances, gyms or fitness centers, meeting rooms and rooms meeting gyms or fitness centers, entrances, lobbies, uses can include Active i. ii. Outdoor terraces or gardens that are designed to promote use (i.e., with benches or other pe use (i.e., promote to designed that are terraces or gardens Outdoor destrian or features) furniture High quality entry etc. tile, path materials such as special paving, Balconies facing street Pergolas or arbors Pergolas chain link) See-though (excluding or fences gates along the primary street frontage in an active use. For non-corner a mini along the primary properties, provide For in an active use. frontage street in an active use. frontage street along the anywhere mum of 15 feet as vehicular access, developments shall incorporate single-width developments access, parkingas vehicular for at configurations the impact minimize pedestrian doors on the of garage of the units (to envi least 50 percent A pedestriangarage door. the entryronment). from that is separate provided shall be alley if one exists. For any configuration where primary where configuration any pedestrian façade off the same access is For alley one exists. if For projects garages with individual . For c. d. e. For projects approved by the Administrator for consolidated entries, enhance the building’s pres enhance the building’s entries, consolidated for the Administrator by approved projects For interaction with the public sidewalkence and optimize and rights-of-way use of at least through twofollowing: of the a. b. Limit the 15 feet. or doors) to length of at-grade building façade and walls without openings (windows or between the principal yard in the front not allowed high are feet four or walls above Fencing feet four walls above allow may Administrator The façade/entry and the sidewalk or public street. or yard in the front not allowed are Chain link fences topography. steep accommodate in height to between primary the alleys). building and a public right-of-way (excluding If or entries property to pathways or public park, is within ¼ mile of a bus stop convenient provide residents. these amenities for access to facilitate a whole. as of the structure the design into and downspouts gutters protection, weather Integrate
Structured parking shall not constitute the entire frontage of any street-adjacent building. building. street-adjacent parkingStructured of any frontage the entire shall not constitute (section and Parking II, page 9). Vehicles parkingStructured per must be screened corner properties parking with structured a. For only applies to the building(s) abutting the street.) the building(s) only applies to d
8. 6. 7. 4. 5. 3. 2. Surface
the entry. The townhouses in the middle photo tuck the garages under the living units to reduce their visibility (note that this is a private their visibility that this is a private (note reduce under the living units to garages tuck the in the middle photo townhouses The the entry. omission, and is not acceptable. is a glaring the lack of landscaping In the right image, roadway). Figure 2. Good and bad examples of garage/entry configurations. The left example features a landscaped area and stoop to enhance and stoop area a landscaped features The left example of garage/entry 2. Good configurations. and bad examples Figure SITE DESIGN VEHICLES AND PARKING 9 Figure 3. Examples of structured 3. Examples Figure screeningparking showing visual minimized techniques, pedestrianimpact and enhanced environment. - - -
lighting level standards. lighting level that enhances the pedestrian environment. Small setbacks with terraced Small setbacks with that enhances the pedestrian environment. landscaping elements can be particularly in softening the ap effective parking.pearance of structured VI, page 14) for See Lighting (section impacts adjacent uses. reduce to architecturally compatible with the main structure, and provide building and provide compatible with the main structure, architecturally such as streetscape, to the visual interest and finish elements that create artwork or grillwork. the façade shall incorporate a combination ofof the sidewalk edge, artwork, grillwork, special building material or other treatment/design jacent building. See Project Frontage (section I, page 7) for frontage (section I, page 7) for Frontage See Project jacent building. structured parking. to related requirements parking are Ensure public streets from structures visible public streets. to reduce the visibility of parking reduce to and adjacent public areas from properties. Vehicular ingress and egress shall be from an alley, where one exists. one exists. where an alley, shall be from and egress ingress Vehicular the street second choice of access (if no alleys from exist) shall be The most The third Administrator. by the as determined with less traffic, and arterial the are desirable access choice is collector streets, streets and egress. ingress vehicular fourth choice for and least desirable is less. Align the pathways to connect to with major building entries or the pathways Align is less. and destinations. pathways other sidewalks, determine the location may Administrator The the street. visible from and safety maximize entrance (curb of the driveway cut) to and size impacts pedestrianminimize to and bicycle movement. street-adjacent buildings, but not on a corner. A maximum of 60 linear A but not on a corner. buildings, street-adjacent of surfacefeet parking the street. is permitted adjacent to sidewalks public and from pedestrian pathways designated Provide surfacethrough parking destinations such as building site to areas walkways must be provided parkingentries Generally, and rear areas. of parkingat least every rows or at least every four whichever 130 feet, ings. Alternatively, surface parking the side of to Alternatively, ings. be provided may street and adjacent properties. and street Diminish and softenDiminish and and parked impact the visual the of pavement cars from in parking circulation Increase pedestrian and vehicular safety areas. 4. with non-glare safety lighting to for Parking facilities shall be well-lit 3. structured parking Where the sidewalk or within 10 feet to is adjacent 1. Structured parking may not constitute the entire frontage of any street-ad of any 1. Structured parking frontage the entire not constitute may 2 structured parking and visual impact residences Locate minimize to to 5. Where there are significant changes in elevation, utilize topography topography changes in elevation, utilize significant are there Where 5. 4. 3. Minimize the width and extent of driveways in the front yards and 3. Minimize yards the width and extent in the front of driveways 2. 1. Surface build parking of street-adjacent rear the to be located shall II. VEHICLES AND PARKING AND VEHICLES II. STRUCTURED PARKING STRUCTURED SURFACE PARKING SURFACE INTENT: INTENT: All projects must adhere to the following in the design of structured parking: in the design the following to All projects must adhere All projects with surfaceAll projects in the parking the following to adhere must of parkingdesign circulation: vehicular lots and on-site • • SITE DESIGN PEDESTRIAN CIRCULATION 10
feet in width. feet with the Americans must be compliant Disabilities Act with (ADA). pathways Public Pedestrian walks shall be separated from residential structures by at least three feet for landscaping. landscaping. for feet least three at by structures residential from separated walks shall be Pedestrian include Examples attractive pathways. provide to consider other treatments may Administrator The artwork, bas-relief mosaic, guidelines. of the intent that meet the treatments or other decorative examples.) 4 provides (Figure be a minimum of five all paths shall on the interior of the site), the public (i.e., not visible to Where 3. 1. 2. Figure 4. Photo on left shows landscaping between walkways. Photo on right shows wall treatment to provide interest. provide to treatment wall on right shows Photo between walkways. landscaping on left shows 4. Photo Figure III. PEDESTRIAN CIRCULATION PEDESTRIAN III. FOR ALL PROJECTS: ALL FOR INTENT: INTENT: • Provide convenient, safe and attractive pedestrian routes. safe convenient, • Provide • Increase social interaction. SITE DESIGN SETBACKS AND PRIVACY 11 of all between step in perceived height, bulk or scale between the anticipated bulk or scale between height, the anticipated in perceived step may consider other strategies to provide attractive and effective transitions attractive and effective provide to consider other strategies may
Set building back from interior or rear lot lines abutting single-family interior or rear Set a minimum of 2 feet building back from zones every in height. for 10 feet
Matching the scale of adjacent single-family in building detailing. developments zone Increasing the distance from the building to the edge of the single-family the building to Increasing distance from the zone. a. at the edge of a single-familylandscape buffer zone. shading or increased Providing near single-family is less intense back upper floors so building height/mass Stepping zone. Orient courtyards privacy. maximize and balconies to or other amenities. hardscape with a combination of landscape, Landscape all setbacks off-site on- and structures, adjacent lower light, and air to solar access, increase to Shape upper levels land uses. residential and adjoining open spaces, Offset window placement to avoid direct sightlines between direct spaces. living avoid to Offset placement window Administrator 4. 1. 2. 3. 2. 3. 4. 1. IV. SETBACKS AND PRIVACY AND SETBACKS IV. FOR PROJECTS WITH LOT LINES ABUTTING AN EXISTING SINGLE-FAMILY ZONE: SINGLE-FAMILY ABUTTINGEXISTING LINES AN LOT WITH PROJECTS FOR INTENT: INTENT: The The single-family and multifamily development. zones single-family zones. Projects shall create a create shall single-family Projects zones. can This of the adjacent single-family potential development. development and the the proposed zone of the following: any be done through Abutting an existing single-family zone: Provide an appropriate transition or complement to adjacent transition or complement to an appropriate Abutting an existing single-family Provide zone: Design project to reduce intrusion and impactsand nearby adjacent properties to reduce meeting to project Design through the following: FOR ALL PROJECTS: • Provide privacy for residents, especially those immediately adjacent to the proposed development. proposed the to adjacent especially those immediately privacy residents, for • Provide in adjacent as residents as well development proposed of residents for light and air access • Protect existing structures. SITE DESIGN OPEN SPACE 12 - -
SPACE The space must be accessible from the dwelling units. Ideally, it should be centrally located, if it should be centrally located, Ideally, units. the dwelling from space must be accessible The encourage activity space must be oriented to The local residents. from practical. lots with landscaping, low-level decorative fencing (no chain link), or other treatments as ap- (no chain link), or other treatments fencing decorative low-level lots with landscaping, and privacy that enhance safety common open both the the Administrator by for proved units. space and dwelling space Open if possible. south, face preferably and sunlight receive to oriented be shall space The but not north, also face east or west, determines that site may unless the Administrator lot geometry or irregular conditions such as topography warrant waiving this requirement. Space shall feature paths or walkable areas, landscaping, seating, lighting, play structures, sports structures, play lighting, seating, paths or walkable landscaping, areas, Space shall feature courts a range functional for or other pedestrian make more and enjoyable amenities to the area court hard to taking sports noise issues related of users, consideration potential into such as and handball. tennis basketball, service and parking streets, areas windows, level ground from space shall be separated Common Required setback areas shall not count toward the open space requirement unless they are part unless they are the open space requirement not count toward shall setback areas Required open space. of common requirements of an open space that meets the other functional leisure provide to direction in any a minimum dimension of 15 feet Space shall have such as conditions based on site dimension can be waived This activity. or recreational lot geometry. or irregular topography PEN PEN following: Where accessible to all residents, common outdoor open space may count for up to 100 per up to for count may open space common outdoor all residents, accessible to Where courtyards, open space includes landscaped outdoor Common space. open cent of the required accessible (un features, water pools, areas, play children’s with pathways, gardens decks, shared spaces or green or other multipurpose recreational retention stormwater used for areas fenced) common open spaces include the for Special requirements access. have which all residents to
• • • • • • Common outdoor open space outdoor Common
a. V. O FOR ALL PROJECTS ALL FOR INTENT: INTENT: space include: All projects must provide 150 square feet of on-site open space per dwelling unit. Acceptable types unit. Acceptable of open open space per dwelling on-site of feet 150 square All projects must provide • Provide light and air in a new residential development. air in a new light and residential • Provide opportunities social interaction. for • Provide • Add to the livability the to of new residences. • Add relief. and interest visual • Provide opportunities activities. outdoor for • Provide Figure 5. Good examples of common open space, including street level courtyards (left) with a level and a network of open including street spaces open space, of common 5. Good examples Figure (right). and a pedestrian corridor play area children’s SITE DESIGN OPEN SPACE 13 -
Space must be ADA accessible to all dwelling units. all dwelling accessible to Space must be ADA a range of users. for preferably uses, recreational and includes equipment for for Space is designed Space must provide amenities such as seating areas, barbeques, fireplaces, recreational spaces, spaces, recreational fireplaces, barbeques, such as seating areas, amenities Space must provide etc. landscaping, surfacing open space. use the to Space must feature which enables residents such as appropriate of residents, the safety for that provide Space must incorporate features VII, page 15). See Security and Safety lighting levels. (section Space must be accessible to all dwelling units and ADA compliant. units and ADA all dwelling to Space must be accessible Sensitive areas shall only count toward open space requirements if integrated into the site design design the site into if integrated open space requirements shall only count toward areas Sensitive or critical Sensitive such as trails and benches. with features residents be visible and usable by to open space, of the required 50 percent up to count for may meeting these requirements areas the including a five-foot radius around or trails, the built amenities by but only the space utilized shall be counted. amenities, Indoor recreation areas may be used to meet up to 25 percent of the required open space provid open space of the required 25 percent to meet up be used to may areas Indoor recreation met: conditions are ed the following • • • • • percent of the required open space. To qualify as open space, balconies or patios must be at least patios must be at least balconies or open space, qualify as To open space. the required of percent feet. five dimension less than with no feet, 40 square open space, of the required 50 percent meet up to Rooftop be used to terraces decks and may met: conditions are the following provided • Individual balconies or patios (not including covered porches or stoops) may be used for up to 25 25 up to for be used may or stoops) porches Individual covered (not including or patios balconies On-site indoor recreation areas indoor recreation On-site or criticalSensitive areas Rooftop terraces decks and d. e.
c. Balconies Balconies b. SITE DESIGN LIGHTING 14
fc, preferred average two fc. average preferred fc, fc. parking maximum four Public one fc, lots: minimum Areas of low pedestrian of low activityAreas service such as areas: minimum 0.2 traffic vehicular and areas fc. maximum four (fc), foot-candles maximum five and building entries: pedestrian one fc, minimum areas Moderate or high volume Provide lighting that complements the building and site design and provides for safe pedestrian safe for and provides design and site lighting that complements the building Provide and gathering minimizing light spillage off-site. places while circulation Parking area lighting fixtures shall be fully shielded, dark than 20 sky lighting fixtures shall be fully shielded, no more Parking area and mounted rated scale. to maintain a human so as fixtures preferable with lower the ground, above feet artworkfeatures, be non-flashing lighting of building and special landscape elements may Steady, adverse that the light causes no significant Administrator subject the findings of the to allowed, impact. Lighting shall be provided at consistent levels, with an average lighting level to minimum lighting minimum to lighting level with an average levels, at consistent Lighting shall be provided transitions between varying gradual create uniformity of ratio no less than 3:1, to level levels Highly and dark contrasting pools of light and unlit areas. areas lighting and between lit areas shall be avoided. of 15 feet. a maximum height lighting shall have Pedestrian
5. 3. 4. 1. 2. 3. 1. 2.
VI. LIGHTING VI. FOR ALL PROJECTS ALL FOR INTENT: INTENT: Additionally, all projects must meet the following: all projects Additionally, All publicly accessible areas and areas commonly used by residents shall be lighted with levels as follows: with levels shall be lighted residents commonly used by and areas areas All publicly accessible • Provide for personal safety and security. personal safety for • Provide dark impacts• Reduceadverse the skies. and retain of lighting SITE DESIGN SAFETY AND SECURITY 15
Buildings, vegetation or other objects (e.g., a storage enclosure) that block visibility a space or into enclosure) a storage or other objects vegetation (e.g., Buildings, hide. to places provide and driveways or landscaping that block motorists' streets, views of pedestriansScreens crossing areas. circulation vehicular Entrapment areas, where a person could become trapped with no exit route. Provide two means of Provide trapped with no exit route. a person could become where Entrapment areas, decks. of rooftop in the design avoided conditions are entrapment Ensure spaces. all outdoor from egress a public space or right-of-way. dark or not visible from that are Areas and building entries. that restrict pathways visibility open space, occupiable and fences into Vegetation
Where visibility is necessary to avoid creating an unsecure area to reduce the potential for pedestrian/vehicle for the potential reduce to visibility area an unsecure Where is necessary creating avoid to the ground. above that will obstruct do not plant vegetation eight feet and views betweencollisions, three 4. 5. 1. 2. 3. VII. SAFETY SECURITY AND VII. FOR ALL PROJECTS ALL FOR INTENT: INTENT: Figure 6. Fences that prevent visibility from public ROW and open space can decrease security because criminal activity security be decrease because cannot visibility can public ROW and open from space that prevent 6. Fences Figure the street. seen from In site planning and design, avoid the following: In avoid and design, planning site • Increase personal safety and property-related• Increase personal safety security. SITE DESIGN SAFETY AND SECURITY 16 or traveling along roadways to see to along roadways or traveling security. increases spaces, outdoor complex residential 9. This Figure surveillance, passive incorporates definition and good territorial visibility provide and lighting to and open pathway secure a more space. Figure 8. Passive surveillance, or surveillance, 8. Passive Figure the ability of people in buildings visibility surveillance. of passive indicating clearlyterritory,Definingparts what to the public through open are of the site and what parts not. are “Passive surveillance”—the ability of people occupying buildings and public spaces to view ability surveillance”—the spaces to buildings and public of people occupying “Passive all parts accessible spaces. of public should the general where delineate that features natural access control Appropriate people that can indicate or hedge fence a low example, For invitation. without an not enter should not limit control Access gate. a through open space except an enter should not 3. 1. 2. IF AT ALL FEASIBLE, PROVIDE FOR: PROVIDE FEASIBLE, ALL AT IF Additionally, design with maintenance in mind; well-maintained sites indicate that someone indicate sites in mind; well-maintained with maintenance design Additionally, crime. discourage to and tend the site for cares SITE DESIGN DUMPSTERS, UTILITIES AND SERVICE AREAS 17 -
Figure 10. Examples of how to screen roof-mounted mechanical equipment. mechanical roof-mounted screen to of how 10. Examples Figure provisions (WAC 173-60). (WAC provisions not visible from adjoining propertiesnot visible from and nearby streets. Other avoid of this section to service shall be located notwithstanding, provisions residents used by areas Administra The personal security be compromised. and other conditions where would entrapment areas enhance security. to pedestrian-scaled lighting or other measures require may tor law meet state such as fans or heat pumps to mechanical equipment or shield noise producing Locate Locate and screen utility meters, electrical utility meters, and screen conduit and other serviceLocate and utilities apparatus so they are impacts and adjoining properties. pedestrians to on streets equipment is not visible so the and screened mechanical equipment must be located Roof-mounted Match the color of the structure. or properties of adjacent streets level within 20 feet the ground from visual impacts minimize when to with the exposed color of the roof equipment mounted of roof higher elevations nearby. equipment is visible from Service areas must not be visible from the sidewalk and adjacent properties. Where the Administrator the Administrator Where Service the sidewalk and adjacent properties. must not be visible from areas for locating a service a public or space right-of-way finds that the only option is either visible from area with either landscape or structural screening must be screened the area an adjacent property, or from this section). (below, “Screening” under provided measures visual and noise minimize to and screened equipment must be located mechanical Ground-mounted Service areas (loading docks, trash dumpsters, compactors, recycling areas, electrical and panels recycling areas, compactors, Service trash dumpsters, docks, (loading areas auditory visual, negative (noise), olfactory avoid to shall be located areas) mechanical equipment The properties. zoned and adjacent residentially environment impactsor physical on the street impact evidence that such elements will not significantly neighboring require may Administrator for noise damping specifications require may the Administrator example, (For properties or public areas. Service alley access if available. for zones.) shall be sited fans near residential areas 6. 7. 5. 4. 2. 3. 1. similar facilities. VIII. DUMPSTERS, UTILITIES AND SERVICE AREAS SERVICE AND UTILITIES DUMPSTERS, VIII. LOCATION AND DESIGN AND LOCATION INTENT: INTENT: The visual, auditory, and olfactory impacts of waste handling, storage areas, utilities and similar activities and olfactory auditory, areas, visual, The storage impacts handling, of waste all of the through areas Reduce and storage containers impacts of refuse minimized. and facilities shall be measures: following • Allow for the efficient movement of utilitymovement functions the efficient and servicing for • Allow of buildings. • Minimize the visual, auditory• Minimize visual, the and other utilities olfactory and areas, storage impacts handling, of waste SITE DESIGN DUMPSTERS, UTILITIES AND SERVICE AREAS 18 Figure 11. Place utility meters in less visible locations. utility in less visible locations. meters 11. Place Figure on a is acceptable above that the example Note service or residential alley but not near a street at left may be the example whereas walkway, visible location. in a more acceptable All service connections and on-site utilities including wires and pipes must be located underground. All service underground. pipes must be located and connections wires utilities including and on-site the local with coordinate to required are proponents Project buildings. to be attached Meters may electric electrical locate to utility service provider way. least obtrusive facilities in the 8. SITE DESIGN DUMPSTERS, UTILITIES AND SERVICE AREAS 19 Figure 12. Examples of acceptable dumpster dumpster of acceptable 12. Examples Figure techniques. and screening enclosures the equipment into the background may also be utilized. may the background the equipment into pedestrian or vehicle traffic, or does not require that a hauling truck project into any public right-of-way. any publicproject right-of-way. into that a hauling truck require or does not traffic, pedestrian or vehicle serviceThe be paved. shall area weather- using by shall be ensured waste trash and compost/yard of recyclables, protection Weather area. the storage over a roof providing containers or by proof artwork screening, blend that help to such as paint schemes or coverings In the required addition to affected roadway or use. The enclosure may use overlapping walls to screen dumpsters and other dumpsters to screen overlapping walls use may The enclosure or use. roadway affected Gates of heavy-gauge, shall be made 12, below). sight-obscuring material, materials (see Figure and compatible with the consistent be architecturally to shall be designed and the enclosure serves. or building it the site concept for architectural does not obstruct swing gate so that the enclosure and configured Collectionpoints shall be located A structural enclosure shall be constructed shall A structural heavy-gauge of masonry, enclosure decay-resistant metal or from the full screening provide to walls must be sufficient The a roof. and have wood, composite 3. 4. 5. 2. 1. SCREENING Where screening of service areas is called for (where impacts cannot be adequately addressed through through impacts addressed of service be adequately cannot (where screening is called for Where areas the following: to adhere other means describedlocation or above), BUILDING DESIGN 20
BUILDING DESIGN BUILDING DESIGN ARCHITECTURAL DESIGN 21
Distinctive architectural lighting, Distinctive architectural or Landscaping, usable open space. Adjacent Ornamental doors or windows, tile work), decorative Ornamental or materials (e.g., paving
c. Artwork,d. e. f. Security, to the extent feasible. Entries must be visible from areas with high pedestrian activity. See with high pedestrian activity. areas Entries must be visible from the extent to feasible. Security, details. more VII, page 15) for and SecuritySafety (section or artworkArchitectural of the following: including one or more enhancements, a. b. Building or business name and address number. number. Building or business name and address near the door so that the visitor area) or glazing (window windows such as glass doors, Transparency individual unit for the other side (not required and occupant can view people opening the door from entries a single dwelling). to leading directly A minimum of 50 square feet of pedestrian weather protection. Entries may satisfy this requirement Entries this requirement satisfy protection. of pedestrian may weather feet A minimum of 50 square the building façade. being set back into by VI, page 14). Lighting (section to conform to Lighting, envisioned within the zoning classification. zoning within the envisioned
5. 6. 3. 4. 1. 2. IX. ARCHITECTURAL DESIGN IX. BUILDING ENTRY DESIGN ENTRY BUILDING DEFINITIONS: INTENT: INTENT: Principal building entrances of all buildings shall feature all of the following: of all buildings shall feature building entrances Principal Visually enhancing a building façade by including features such as broken rooflines, chimneys, entrances, entrances, chimneys, rooflines, broken such as including features enhancing a building façade by Visually patterns. distinctive window width and depth, as a means of breaking up the apparent bulk of a structure’s continuous exterior walls. a structure’s bulk of width and depth, as a means of breaking up the apparent Articulation development that is planned for in the zoning classification. in the zoning for that is planned development Modulation forward back or projecting of portionsStepping within specified intervals of a building face, of building Architectural scale Architectural that of neighboring future to or anticipated buildings and bulk of a building relative height Perceived similar to is relatively size if its visual scale” architectural “good A building has neighboring developments. • Add visual interest and sense of quality and craftsmanship building facades. interest visual to • Add • Enhance the pedestrian experience. • Provide a welcoming entry a welcoming buildings. residential to • Provide roofline. interesting a visually • Provide massing of development and visual the size is compatible with scale that architectural • Achieve
BUILDING DESIGN
Figure 13. Entrances enhanced by details and materials, complex architectural elements, site features and lettering. DESIGN ARCHITECTURAL
ROOFLINE CHARACTER All projects must provide a roofline design that fits with the character of the building and provides some level of visual interest. The upper level or top of the building should have a considered (intentional) treatment. This may be done in any of the following ways:
1. Design a shaped, sloped, pitched or varied roof form – visible to passersby from public areas including highways or other distant views.
2. Provide cornice expressions, eyebrows, overhangs, horizontal projections.
3. Increase variety of building massing at upper levels to establish contrast with overall bulk and mass of lower levels.
4. Incorporate extensions (chimneys, turrets, towers, skylights, clerestories – if logical continuation of architecture).
5. Utilize other height variations to complement adjacent structures.
Avoid superfluous or tack-on roof features such as mansard roof extensions, roof signs or roof ribs.
22 BUILDING DESIGN ARCHITECTURAL DESIGN 23
. . Horizontal modulation is the stepping back or extending modulation is the stepping . Horizontal major modulation or articulation features as described below along any as described or articulation major modulation along any below features three forward of building stories or horizontal building elements. To satisfy this requirement through through satisfy this requirement To forward elements. building of building stories or horizontal the building facade) of the modulation, the depth (extensionhorizontal out or set back from feet in and at least five a change in the roofline when tied to at least twomodulation must be feet of at a floor area they have this option, provided qualify for be used to Balconies may other situations. two at least and project feet the building, of with the architecture integrated are feet, least 40 square modulation. horizontal of a common form backs of upper stories are Step the building façade. from Horizontal building modulation building Horizontal Figure 14. Buildings with modulation to increase interest and human scale. Vertical modulation on the upper left and Vertical scale. and human interest increase 14. Buildings with modulation to Figure right, and a mix of both at upper right. left, modulation in the lower horizontal lower 1. FAÇADE MODULATION AND BULK/MASS DESIGN BULK/MASS AND MODULATION FAÇADE way shall provide at least shall provide way “articulation The or pedestrian pathway. zone residential a public right-of-way, is visible from façade that than 50 feet. not be greater should element repeats at which the repetitive interval” All new buildings over three stories, over 5,000 square feet in gross building footprint or with façades or with footprint building in gross feet square 5,000 over stories, three All new over buildings a public right-of-along a public right-of-way horizontally from or visible measured 100 feet longer than BUILDING DESIGN ARCHITECTURAL DESIGN 24 to introduce introduce to within each interval. that break the building façade. that break for each articulation each for interval. at intervals less than the articulation interval. . Vertical modulation is the extension is the modulation Vertical back of vertical stepping or . such as: by alternating dormers, stepped roofs, gables, or changing roof textures on certaintextures roof or changing gables, roofs, stepped alternating dormers, by Buildings may qualify for this option by modulating the roof line of all façades line roof modulating the by this option for qualify may Buildings . with a change in building plane. Recesses at windows, entries, doors or other openings entries, Recesses at windows, Minor masses projecting Window bays Window additions Porch Stair enclosures if the individual segments of the roof with no change in slope or discontinuity are less than 60 less than with no change in slope or discontinuity are of the roof if the individual segments horizontally). in width (measured feet For flat roofs or façades with a horizontal fascia (the board at the end of a roof eave or cornice) roof eave at the end of a fascia (the board with a horizontal or façades roofs flat For everyroofline at least is a change of the feet. so that there 60 the roofline or parapet, change Minimum vertical line modulation is two feet. dimension of roof is horizontal vertical 12 feet feet to three a slope of at least roofs, hipped or shed gable, For guideline. meet the to required standard satisfy this design may dormer or saw-toothed vaulted, Other such as arched, forms roof sense of detail and create distinctions between structures. sense of detail and create Chimneys d. Balconies e. f. g. scales, major or minor architectural emphasize to and colors materials Using Creating open-to-the-skyCreating and terraces courtyards projections Incorporating a. b. c. Changing the roofline the roofline Changing the modulation or articulation interval. and dormers reinforce to on towers such as metal roofs features materials Changing feature other landscape or trees trellises, fixtures, lighting Providing Repeating distinctive window patterns distinctive window Repeating entry deck or covered patio, a porch, Providing a. b. c. depth of modulation is 18 inches and minimum width for each modulation is 15 feet. Balconies may Balconies may modulation is 15 feet. each for and minimum width is 18 inches depth of modulation the façade from or projected recessed unless they this modulation option meet are to not be used the Administrator. as determined by architecture with the building’s and integrated roofline Modulated standards: the following with consistent park or pedestrian a street, pathway visible from Vertical building modulation building Vertical vertical through guideline satisfy this In to the minimum modulation, of a building. elements order The Administrator may increase or decrease the 60-foot interval modulation and articulation the 60-foot for or decrease better to increase may Administrator The plan. subarea implement an adopted or to structures surrounding match 11. 9. 10. 6. 7. 8. 4. 5.
3. 2. Figure 15. Example of a distinctively designed roofline. designed roofline. of a distinctively 15. Example Figure BUILDING DESIGN ARCHITECTURAL DESIGN 25 Figure 17. Examples of well-articulated buildings. Note how the window divisions, modulation, material variation and rooflines all serve and rooflines variation modulation, of well-articulated material divisions, 17. Examples the window how Note buildings. Figure of the section design meets the intent without window that distinctive design. Note without disrupting the overall divide up the façade to adhering strictly the modulation right photo. guidelines in the bottom to BUILDING DESIGN ARCHITECTURAL DETAILS 26 - - of the three
exhibit nonstandard designs. exhibit nonstandard Decorative artwork,Decorative be in the form the building and may to or attached be freestanding which may standing sculp free fountain, sculpture, water light sculpture, sculpture, bas-relief of mosaic mural, art do not or other similar artwork. or awnings ture, in pavement on signs murals or graphics Painted qualify. that canopies or marquees wainscots, entablatures, such as pilasters, Special building elements, Individualized patterns or continuous wood details, such as fancyIndividualized details, patterns wood or continuous butt shingles (a shingle with the moldings, decorative geometricbutt end machined in some pattern, typically designs), form to applicant must submit archi The trimbrackets, lattice work, or or similar materials. stone ceramic tile, approval. and material samples for tectural drawings grill or special railings, decorative trellises, wall landscaped trellises, boxes, planter walls, Use of green design. part as an integral work, canopies, of the building’s or specially designed landscape guards the ground level. level. the ground around details, metal molding/framing than standard other and doors, of windows Special treatment or door designs. glazing decorative and doors, windows floor all ground brick or stone. shingle, masonry, such as decorative building materials, Decorative Distinctive roofline treatments, such as an ornamental molding, or other roofline device visible from roofline device visible or other such as an ornamental molding, treatments, Distinctive roofline craftsmanship in design. 6. 7. 4. 5. 2. 3. 1. IX. ARCHITECTURAL DETAILS IX. RESIDENTIAL WINDOW WINDOW RESIDENTIAL DETAILS FOR ALL PROJECTS ALL FOR INTENT: INTENT: Figure 18. Acceptable (left and center examples) and unacceptable (right example) window treatments. window (right example) and unacceptable examples) (left and center 18. Acceptable Figure ground floor at least two inches from the façade or incorporate window trim at least four inches in width that trim the façade or incorporate window at least floor at least inches from two ground color that contrasts with the base building color. features The façades of residential buildings shall employ techniques to recess or project individual windows above the above or project individual windows recess to techniques buildings shall employ façades of residential The All new façades that face a public right-of-way buildings shall include on the at least features: design following • Add visual interest to building appearance. to visual interest • Add the pedestrian• Enhance experience. and care showing through of Kent live place to as a desirable public perception to • Contribute
BUILDING DESIGN ARCHITECTURAL DETAILSARCHITECTURAL
Figure 19. Examples of window and architectural detailing. Note that some examples (bottom right) meet the intent of adding visual interest to building appearance without strictly adhering to the guidelines.
27 BUILDING DESIGN ARCHITECTURAL DETAILS 28
of the
either
without having a window, door, building modulation or other architectural feature. modulation or other architectural building door, a window, without having Has a surface area of 200 square feet of verticalHas a surface door or building feet surface of 200 square area without a window, feature. architectural modulation or other horizontally as measured and longer than 15 feet level ground in height from feet four Is over Employ high quality desirable visual interest. Employ building materials (such as brick) and provide lighting. Special architectural Install a vertical trellis in front of the wall with climbing vines or plant materials. For large blank wall large Install For vines or plant materials. of the wall with climbing a vertical in front trellis described must be used in conjunction below. with other treatments the trellis areas, materials shall be Plant of the wall. bed in front planter a landscaped planting bed or a raised Provide surface years. within four of the wall’s at least 50 percent or screen obscure selected to surface. of the blank wall at least 50 percent over etc.) relief, artwork sculpture, mural, Provide (mosaic, • •
4. 5. 1. 2. 3. XI. BLANK WALLS BLANK XI. FOR ALL PROJECTS ALL FOR DEFINITION INTENT: INTENT: Figure 20. Artwork or a trellis can effectively treat a blank wall. 20. Artwork a blank treat effectively Figure can or a trellis adjacent property, shall be treated in one or more of the following ways: of the following in one or more shall be treated adjacent property, All blank walls within 50 feet of a public area or adjacent property or of a public area area that public and also visible from All blank walls within 50 feet For the purposes of these guidelines, a “blank wall” is any wall or portion is any that meets of a wall “blank wall” a the purposes of these guidelines, For criteria: following • Improve the pedestrian experience• Improve building. near the character the not detract the building does that of its surroundings. from • Help ensure XI. MATERIALS INTENT: • Help ensure the quality and maintainability of new development. • Help ensure attractiveness of new buildings.
FOR ALL PROJECTS 1. The following are allowed only with special detailing, as described below:
a . Metal siding. When used as a siding material over more than 25 percent of a building’s façade visible from a public area, metal siding must: i. Have a matte finish in neutral or earth tone such as buff, gray, beige, tan, cream, white, or a dulled color, such as barn-red, blue-gray, burgundy, ochre. ii. Include two or more of the following elements:
1. Visible window and door trim painted or finished in a complementary color. BUILDING DESIGN 2. Color and edge trim that cover exposed edges of the sheet metal panels. 3. A base of masonry, stone or other approved permanent material extending up to at least two feet above grade that is durable. (The intent is to provide more durable mate- DETAILSARCHITECTURAL rials near grade level.) b . Concrete block walls. Concrete block construction used over 25 percent of a building façade visible from a public area must be architecturally treated in one or more of the following ways: i. Use of textured blocks with surfaces such as split face or grooved. ii. Use of other masonry types, such as brick, glass block or tile in conjunction with concrete blocks. iii. Use of decorative coursing to break up blank wall areas. iv. Use of matching colored mortar where color is an element of architectural treatment for any of the options above. c . Requirements for stucco, stucco-like and similar troweled finishes: i. To avoid deterioration, the finish material must be trimmed or sheltered from extreme weather by roof overhangs or other methods. ii. The finish material may only be used in conjunction with other approved building materials. 2. Any material that is subject to damage and deterioration from human contact or landscape elements is prohibited within two vertical feet of the sidewalk or ground level or in areas that are especially subject to vandalism such as areas with low visibility. In these areas, a more durable finish material such as brick, concrete or concrete block shall be used.
3. Use of flat sheet materials such as fiber cement panels (e.g., HardiePanel) is not allowed on ground floor façades. This is because the panels do not provide human scale surfaces or textures or refined details. Textured panels on ground floors may be approved by the Administrator if they are detailed not to appear as a panelized system.
Figure 21. Examples of HardiePanel. This material is not allowed on ground floor façade, but in combination with other building materials (right) can be an effective exterior material above the ground floor.
29 BUILDING DESIGN ARCHITECTURAL DETAILS 30
the Administrator for approval. The Administrator will not accept such materials will not unless its Administrator The approval. for the Administrator durability is demonstrated. and appropriateness Any sheet materials, such as wood or metal siding, with exposed edges or unfinished edges. with exposed edges or unfinished or metal siding, such as wood sheet materials, Any Administrator. by the specifically approved not shot-crete) spray-onAny materials (e.g.: Non-durable as most plastic and such materials weather subject deterioration if exposed to to particularly applicants synthetic materials or materials that are vandalism. Project vulnerable to to use synthetic materials description and product must submit samples wishing to information Mirrored glass. siding. Vinyl fiberglass. Corrugated temporary for purposes (except public entrance of a building’s 50 feet within fencing Chain link such as a construction site). tumbled glass. or rock Crushed colored f. g. h. a. b. c. d. e. Prohibited materials for exterior of buildings (excluding special art exterior (excluding of buildings materials for features): Prohibited
4. Figure 22. Examples of desirable materiality, including brick, glass, metal and steel. including brick, glass, materiality, of desirable 22. Examples Figure