HomeMy WebLinkAboutITEM IV-CCITY OF
BURN Memorandum
Planning & Development Department
'Xti WASHINGTON
To: Planning and Community Development Committee
From: Elizabeth Chamberlain, Planning Manager
CC: Kevin Snyder, Interim Director
Date: May 18, 2010
Re: Amendment to the Downtown Urban Center Design Standards
Background
The Downtown Urban Center Design Standards were originally adopted as part of the Downtown
Urban Center (DUC) zone by the City Council February 2007. Subsequent amendments have been
made to the standards to address the two project nearing completion; the One Main Building and
Medical Office Building/Parking Garage.
Now that two projects have been constructed under the Downtown Urban Center Design Standards,
staff began discussions with the Downtown Redevelopment Committee about what elements of the
existing standards worked with the two projects and what elements did not work and should be
revised.
The Downtown Redevelopment Committee reviewed the proposed changes at their January 26,
2010 and March 9, 2010 meetings providing additional feedback to staff. At their April 13, 2010
meeting, the Downtown Redevelopment Committee took action to approve the amended design
standards and forward to the Planning and Community Development Committee for final action.
The Planning and Community Development Committee has the authority to review and approve
amendments to the DUC Design Standards pursuant to Auburn City Code Section 18.29.070.
AUBURN- MORE I HAN YOU IMAGINED
Downtown Urban Center
Design Standards
ADOPTED 2/12/07
AMENDED 4/14/08
AMENDED 06/9/08
AMENDED 06/16/09
AMENDED 05/XX/10
Design Standards
Downtown Urban Center Zone
iWRe l 2QQ May X, 2010
TABLE OF CONTENTS
Definitions/Architectural Terms
II. Design Guidelines Applicable to All Development
• Site Design
Page X
• Building Design
Page X
• Sign Design
Page X
III. Design Guidelines Applicable to Pedestrian Streets
• Site Design
Page X
• Building Design
Page X
• Sign Design
Page X
Design Standards
Downtown Urban Center Zone
WRe 16, 200 Maw X, 2010
I. DEFINITIONS/ARCHITECTURAL TERMS
These words shall have the following meanings for the purposes of these guidelines:
a. Articulation - in art and architecture, is first of all a joint. Expanding from that definition, articulation is also
a method of styling the joints in the formal elements of architectural design. Through degrees of
articulation, each part is united with the whole work by means of a joint in such a way that the joined parts
are put together in styles ranging from exceptionally distinct jointing to the opposite of high articulation-
fluidity and continuity of joining. In highly articulated works, each part is defined precisely and stands out
clearly. The articulation of a building reveals how the parts fit into the whole by emphasizing each part
separately.
b. Belt Course - A molding or proiectina course running horizontally along the face of a building.
c. Boxed Cabinet Signs - is a permanent sign that is mounted on the face of a building that is rouahly
rectangular in shape and provides for internal illumination and changing the message of the sign by
replacing a single transparent or translucent material such as a Plexiglas/lexan face. This definition is
meant to distinguish between a cabinet sign that is essentially a rectangular box and one that follows the
outlines of the letters of the sign, or an "outline cabinet sign."
d. Canopy - means a cover over a sidewalk providing protection from the rain, which is constructed of
durable, permanent materials.
e. Cornice - upper section of an entablature, a projecting shelf along the top of a wall often supported by
brackets.
f. Director - means the director of the Auburn Polanning and Ddevelopment Ddepartment.
Q. Neo-traditional - Design concept that promotes a more livable and lively community for residents;
more sustainable since it preserves land by encouraging more compact development and reduces air
pollution and carbon dioxide emissions by creating new opportunities to walk and bike rather than using a
car: and mixed-use with a combination of commercial and residential develo
h. Outlined Cabinet Signs - is a permanent sign that is mounted on the face of a building that roughly follows
the shape of the text of the sign and provides for internal illumination. This definition is meant to
distinguish between a cabinet sign that follows the outlines of the letters of the sign and one that is
essentially a rectangular box or a "boxed cabinet sign." An "outlined cabinet sign" will be treated more like
an "individual letter sign" where the area of the sign is calculated based on the actual outlined shape of
the sign.
i. Parking, structured - means parking contained within an enclosed building either part of or designed to
appear like it is part of the larger building complex, or a freestanding structure devoted exclusively to
above-grade parking.
i. Personal service uses - means uses such as hair salons, nail salons, custom tailoring, dry cleaning, and
similar related uses. Personal service uses can also include banks.
Design Standards
Downtown Urban Center Zone
WRe 16, 200 Maw X, 2010
k. Plinth - a block used as the base of a column or other upright support.
1. Public art - means any form of painting, mural, mosaic, sculpture, or other work of art, so long as it can be
appraised as a work of art and its value as such documented, displayed on the exterior of a building, at or
near the pedestrian entrance, or on a public plaza, and visible to users of the public right-of-way at all
times.
m. Plaza - means an open space that is visible and accessible to the public at all times predominantly o
to the sky, and for use principally by people, as opposed to merely a setting for the building,
n. Street level retail - means uses providing goods and services, including food and drink, adjacent to,
visible from, and directly accessible from the public sidewalk.
Design Standards 4
Downtown Urban Center Zone
WRe l F 200 Maw
Design Standards 5
Downtown Urban Center Zone
0 UYDELh%'ES AFB r"'L1CABLE TO .A L L RE VEL OPMEN T IN DO VVAI a OVM
Si c 1 L.%a11%
GUIDELINES APPLICABLE TO SITE DESIGN
1. PARKING LOTS AND GARAGES
Intent: Reduce the visual impact of surface parking lots
and garages
A. General
1. Parking shall be located over, under, behind, or to the side of buildings.
Parking structures are strongly encouraged.
2. All parking lots shall meet the design and construction standards of
ACC 18.52 unless modified herein.
Parking stall standards for 90 degree stalls in structured parking
facilities shall be 18 feet in length and 9 feet in width. All other
dimensions shall meet ACC 18.52.
3. N-G Csompact parking stalls shall be °"ey.fe' li^ -FfaGe paFkiRg
RA&Dermitted but onlv 30% of the Darkina provided may be dedicated to
compact parkin
B. Screening and Landscaping
1. Surface parking lots consisting of ten or more stalls shall feature
landscaped planter beds at a ratio of one to every six (6) stalls. Each
planter bed shall include at least one tree, a minimum caliper of two (2)
inches at the time of planting.
2. The minimum planter size shall be 100 square feet. Planters shall be
protected by concrete curbs and shall also feature shrubs and/or
groundcover.
3. Surface parking lots located adjacent to any street (excluding alleys)
shall be screened by one or a combination of the following:
a. Low walls made of decorative concrete, masonry, or other similar
material, not exceeding a maximum height of 30 inches.
b. Raised planter walls planted with a minimum of 80% evergreen
shrubs, not exceeding a total height of 30 inches
c. Landscape plantings consisting of trees (of which at least 80% are
deciduous) and shrubs and groundcover materials (of which at
least 80% are evergreen).
d. All plant material used for parking lot screening shall provide clear
views between 30 inches and eight (8) feet above the ground
surface, for visibility and safety.
e. Planting areas shall be a minimum of five (5) feet in width and shall be irrigated.
Design Standards 6
Downtown Urban Center Zone
0 fDELf.NES A.F~'LYCABLE TO ALL DEVEL OPMENT Mi DOGS ` I T O'dV.fV
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PARKING LOTS AND GARAGES (Cont.)
C. Pedestrian Connections
A, 1. connections not less than five (5) feet wide shall be
provided through parking lots to building entrances, sidewalks
and/or transit stops.
2.Pedestrian connections should be clearly defined by at least two
of the following:
a. Six (6) inch vertical curb in combination with a raised
walkway;
b. Textured paving, including across vehicular lanes, such as
unit pavers, stamped and scored concrete;
c. Bollards;
d. Trellis;
e. Continuous landscape area at least three (3) feet wide and at
least on one side of the walkway;
f. Pedestrian-scale lighting to aid in wayfinding.
D. Width / Spacing of Driveways
a-1. Driveways should not exceed 24 feet in width at the property line.
Distance between curb cuts should not be less than 100 feet,
measured from the outer edge of the driveway aprons.
b-.2. The sidewalk pattern and material shall continue across the
driveway.
2. SHIELDED LIGHTING
Intent: Ensure that exterior site lighting contributes to the character of the site such as
accentuating architectural features (e.g., building entrances) and does not disturb
adjacent development
A. Only City-approved standard fixtures shall be used for public sidewalk lighting.
B. All site lighting shall be shielded from producing off-site glare, either
through exterior shields or through optical design inside the fixture, so
that the direction of the light is downward.
C. The maximum height allowed for parking lot lighting is 24 feet. The
maximum height along pedestrian walkways is 16 feet.
D. Site lighting should be appropriate to create adequate visibility at night,
18 max.
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lafs
Design Standards 7
Downtown Urban Center Zone
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evenly distributed to increase security, and coordinated with adjacent landscaping to avoid casting
long shadows.
E. Incorporate electrical service into lighting fixtures for seasonal ornamental lighting.
0WDEL1.NES APL/CABLE TO ALL DEVEL OPMENT Al DOWN T WN
Srie )c,4"H
3. SCREENING OF TRASH I SERVICE AREAS
Intent., screen trash storage, loading and service areas from public view
A. Trash and service areas shall be placed away from streets.
f.
B. All service, loading and trash collection areas shall be screened by a
combination of masonry walls and planting, with similar character to the
design of the building it serves. If landscaping cannot be accomplished
due to existing site conditions (e.g. existing parking areas) then the
Planning Director may approve artistic features on the face of the
masonry wall in place of landscaping.
C. Loading and service areas shall not face any residential areas, unless no other location is feasible.
Effort should be made to buffer impacts to residential areas.
4. PUBLIC PLAZAS
Intent. If included in the development, ensure public plazas are readily accessible for
use and offer a pleasant environment
2L.A. Public plazas must abut and be within three (3) feet in elevation of a
public sidewalk. Ramps shall be provided consistent with ADA
standards.
B. At least ten (10) % of the plaza area shall be planted with trees and
other vegetation.
F-C. Plazas shall include adequate lighting, allow for penetration of
sunlight, and provide seating in the form of low walls, benches and/or
tables and chairs.
G-. D. Accessory site features such as, waste receptacles, street
furniture and movable planters shall be of compatible design to the
main building served by the plaza.
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Design Standards 8
Downtown Urban Center Zone
Cady DEL/A'ES I1rPLlCABLE TO AL L DEVEL OPMENT iii DO WAI TOWN
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1. ENTRANCES
Intent. ensure that entrances are easily identifiable
and accessible from streets and sidewalks
A. Main building entrances should be oriented to the
property line abutting the primary street rather than to a
parking lot.
B. Locate primary entrances so that they are visible from the
public right-of-way. The entry should be marked by
architecturally prominent elements such as canopies,
ornamental lighting fixtures and/or fixed seating that offer
visual prominence and a sense of safety.
2. GROUND LEVEL DETAILS
Intent. reinforce the character of the streetscape
A.
Street-oriented fagades of commercial and mixed-use
buildings shall be designed to be pedestrian-friendly through
the inclusion of at least four of the following elements:
A-. 1. for storefront windows;
29-.Projecting window sills;
G3. Pedestrian scale signs;
04. Canopies;
5.Plinths for columns;
F-.6. Containers for seasonal plantings;
G7. Ornamental tilework;
~4-.8. Medallions;
~.9. Belt courses;
X10. Lighting or hanging baskets supported by
ornamental brackets;
K-.11. An element, as approved by the City, which
meets the intent of this section.
Design Standards
Downtown Urban Center Zone
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CWDELINE,S APPLICABLE TO ALL DEVELOPME T IN DO ~VAI TOWN
3. BASE I MIDDLE I TOP
Intent. primarily emphasize the street level, but also
create a visually interesting skyline
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A. Buildings above 30 feet in height should distinguish a "base" at
ground level using articulation and materials such as stone,
masonary, or decorative concrete.
B. The "top" of the building should emphasize a distinct profile or
outline with elements such as a projecting parapet, cornice, upper
level setback or pitched roofline. Materials shall be coordinated
within the project.
C. The "middle" of the building should be distinguished by a change in
materials or color, windows, balconies, stepbacks and signage.
4. UPPER LEVEL SETBACK
Intent. reduce the apparent bulk of multi-story buildings and
maintain pedestrian scale
A. Building fagades abutting streets shall have an upper level setback
at a height 25-40 feet above grade, with a minimum depth of ten (10)
feet.
B. New structures that have frontage on Main Street shall be designed
to reflect the scale and rhythm of historic Main Street and retain the
Main Street pedestrian scale.
IL
Design Standards 10
Downtown Urban Center Zone
CWDELINE,S APPLICABLE TO ALL DEVELOPME T IN DO ~VAI TOWN
5.
6.
Design Standards 11
Downtown Urban Center Zone
TREATMENT OF BLANK WALLS
Intent: reduce the visual impact of blank walls by providing visual interest
A. Blank walls visible from the public street longer than 30 feet shall
incorporate two (2) or more of the following features:
A1.Vegetation, such as trees, shrubs, ground cover and/or vines
adjacent to the wall surface;
2.Artwork, such as bas-relief sculpture, murals, or trellis
structures
G3. Seating area with special paving, lighting fixtures and
seasonal plantings; and/or
54. Architectural detailing, reveals, contrasting materials or
other special interest, consistent with character of the downtown.
USE OF NEON
Intent: encourage the use of neon as an architectural embellishment in keeping with the character
of downtown.
A. Neon may be allowed to emphasize unique building
features. AUBTJIRN
JUSTICE,
B. Neon may be used as artwork or as graphic symbols that CNTR
portray the nature of the business; WFASR
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GWDELINES APPLICABLE To ALL DEVELOPMENT,,,%( DoPv.N, 0' ,N
PARKING STRUCTURES
Intent. reduce the visual impact of structured parking located above grade
A. At ground level, free-standing parking structures shall comply with
guidelines addressed under'Ground Level Details.'
B. Upper levels of structured parking should be screened or treated
architecturally by two or more of the following:
1. Roughly square openings rather than horizontal
2. Planting designed to grow on the fagade
3. Louvers
4. Expanded metal panels
5. Decorative metal grills
6. Spandrel (opaque) glass
An element, as approved by the City, which meets the intent of
this section.
C. Lighting fixtures within garages should be screened from view from
the street.
D. In order to provide a safer environment, parking structure illumination
should be designed to a maximum uniformity ratio (proportion of
average to minimum illumination) of 4:1.
8. ROOFTOP EQUIPMENT REQUIREMENTS AND
SCREENING
Intent. screen rooftop mechanical and communications
equipment from the ground level of nearby streets and
residential areas
A. Mechanical equipment shall be screened_ by 8R sd
Screening shall be
integrated with the architecture of the building.
C. An access easement to rooftops shall be provided to the
City, which will allow the installation of devices for wireless
coverage and maintenance of those devices. The applicant
shall also provide access to power on rooftops to be used for
efiLeMM(WIf is !jwor~.,ab e
Design Standards 12
Downtown Urban Center Zone
City wireless facilities. The parameters of the access easement and location of devices shall be
approved by the City. Any cabling and/or power shall be secured so the facilities are not damaged by
other activity on the roof.
D. The applicant shall install an outdoor speaker system and AM receiver, to receive the City's Main
Street radio signal, on any new commercial structure within the Downtown Urban Center zone. The
property owner and/or building owner shall be responsible for the outdoor speaker system and any
repairs or maintenance.
E. Utility equipment such as power and gas meters shall be painted to match the structure.
F. Private utility cabinets (e.g. Comcast. PSE) shall be screened with landscaping where feasible.
0WDEL VES Arr`i1CABLE TC ALL DEVELOPlVENT `N DOWN TD't,V,f'
1. LANDMARK SIGNS
Intent. preserve the unique character of the downtown
A. Retain existing historic signs (as determined by the City) that
feature the character of the area, wherever possible.
2. INTEGRATION WITH ARCHITECTURE
Intent. ensure that signage is a part of the overall design of a project and not additive or
an afterthought
A. The design plans for buildings and sites shall identify locations and
sizes for future signs. As tenants install signs, such signs shall be in
conformance with an overall sign program that allows for advertising
which fits with the architectural character, proportions, and details of
the development. The sign program shall indicate location, size, and
general design.
B. New signs shalleu44 not project above the roof, parapet or exterior
wall unless part of an integral architectural feature. Signs mounted
on a roof are not allowed.
Design Standards 13
Downtown Urban Center Zone
GUIDELINES APPLICABLE TO ALL DEVELOPMENT I DOVVj%'TD`N!V
3
4
CREATIVITY
Intent: encourage interesting, creative and unique approaches to the design of signage
A. Signs should be highly graphic in form, expressive and
individualized. Signs should convey the product or service offered
by the business in a bold, graphic form
B. If a projecting sign is designed by a graphic design
professional and includes a non-verbal, three-dimensional symbol
that succinctly conveys the nature of the business and constitutes
a dominant proportion of the overall design, the sign may be
allowed to exceed the maximum area otherwise allowed by 50%.
GROUND SIGNS
Intent: ensure that signs are not principally
oriented to automobile traffic
A. All freestanding signs shall be ground (monument) signs no
higher than five (5) feet. Pole signs are prohibited.
B. The area around the base of any ground sign shall be
planted with shrubs and seasonal flowers.
C. Backlit signs are permitted if the sign meets all other
standards for signage in this document and Chapter 18.29.
D. Internally-lit signs are pFehibite' exG, npt permitted
when located adjacent and oriented to Auburn Way
North/Auburn Way South street frontages and only
with electronic message center signs in accordance
with Auburn City Code Chapter 18.56 Signs. If an
internally lit sign is utilized, the sign shall also
conform to all other applicable standards for
changing message center signs as described in this
same chapter.
E. Boxed cabinet signs are prohibited in the Downtown
Urban Center zone.
F. Outlined cabinet signs are permitted only if the sign
meets all other standards for sianaae in this
document and Chapter 18.29.
Design Standards 14
Downtown Urban Center Zone
WRe 1 2009 May X, 2010
ADDITIONAL GWDEDNES FOR DEVELOPMENT SITES ADJACENT TO PEL)ESTRIAN STREETS
ADD!TIO.NAL GUIDELINES FOR
DEVELOPPATENT S? TES DJ ENT TO
PEDESTRIAN
STREETS
1. LIMITATIONS ON DRIVEWAYS
Intent. maintain a continuous sidewalk by
minimizing driveway access
A. Curb cuts are prohibited on Main Street and also on other Pedestrian I
Streets, unless access from no other street is available.
2. LOCATION OF PARKING
Intent. reduce the visual impact of parking
and enhance the pedestrian experience
A. Parking shall be located under or behind buildings or within structures. (STREET)
ol-.'.
B. On all Pedestrian Streets, surface parking lots are+s not permitted
between the building and the right-of-way.
3. LOCATION OF DRIVE-THROUGH LANES
Intent. preserve a safe and comfortable
pedestrian experience
B. Drive-through lanes are not allowed between the building
and the public right-of-way on Pedestrian I Streets.
Design Standards 15
Downtown Urban Center Zone
ADDITIONAL GU.fDELf.f ES FOR DEVELOPMENT S. TES AdDJACE T TO PEDE TRON STREETS
LAND USE
Intent. ensure a rich, uninterrupted mixture of
lively activities aimed at people on foot
A. Along Pedestrian I Streets, ground floor uses that
face the sidewalk shall be retail, restaurant or personal
service uses.
B. Along Pedestrian II Streets, ground floor office and
residential uses are also acceptable when facing the sidewalk.
2. PROXIMITY TO SIDEWALK
Intent. reinforce an active pedestrian experience
along Pedestrian Streets
A. Buildings along Pedestrian Streets shall be set immediately
at the back of the sidewalk, with the exception of providing open
space for public use such as plazas, courtyards and seating areas.
B. Water run-off from canopies/awnings should be controlled by
gutter or other means.
Design Standards 16
Downtown Urban Center Zone
ADD? TrO,+ AL CWDr=LDNES FOR DEVELOPMENT S1 TES DJACEN i TO PEDES T ROAN STREET
3.
4.
GROUND LEVEL TRANSPARENCY
Intent., strongly encourage that structures provide a visual connection with pedestrians
between activities inside and outside of buildings
A. Along Pedestrian I Streets, a minimum of 80% of any ground
floor facade (between two (2) feet and 12 feet above grade)
facing a street or public space shall be comprised of clear,
"vision" glass. Placement of office equipment;
or other similar items shall not be
located along the clear vision glass facade that would
completely inhibit the visibility into and out of the building
space.
B. Along Pedestrian II Streets, a minimum of 60% of any
ground floor facade (between two (2) feet and 12 feet above
grade) facing a street or public space shall be comprised of
clear, "vision" glass. Placement of office
equipment=or other similar items shall
blo& not be located along the clear vision glass facade that
would completely inhibit the visibilitv into and out of the
building space
C. Along Main Street, doors and windows should reflect the
historic Main Street rhythm of 25-foot wide storefronts.
D. Frosting, tinting, or other similar glass affects that inhibit the
visibility into and out of the building space is prohibited.
WEATHER PROTECTION
Intent. provide pedestrians with protection from the
weather
A. Canopies and awnings shall be provided along all fagades
that are adjacent to Pedestrian I Streets. Ganepies-and
od alGRg fagades en Pedestrian II
Streets:
B. The minimum depth of any canopy or awning shall be four
si* L4) feet. The vertical dimension between the underside
of the canopy or awning and the sidewalk shall be at least
eight (8) feet and no more than 12 feet.
t
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icon` minimum
4' deep
Design Standards 17
Downtown Urban Center Zone
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C. Canopies and awnings shall be of shed or marquee style,
except that bowed awnings may be used over arched
windows. "
D. Weather protection can be combined with the method used
to achieve visual prominence at entrances.
ADDITIONAL GUIDELfNES FOR DEVELOPMENT Sf TES ADJACENT TO PEDE TRrAN STREETS
1. PEDESTRIAN ORIENTATION
Intent. provide signs that activate and strengthen
the pedestrian realm
A. Signs shall be primarily oriented to pedestrians, rather than
people in vehicles. The following are types of signs are
encouraged along Pedestrian Streets:
1) Blade signs (projecting over sidewalk)
2) Window signs (painted on glass or hung behind glass)
3) Logo signs (symbols, shapes)
4) Wall signs over entrance.
PTr~T TGITGTICT~T TGTC-RGt PGTIITTCGQ
PedeStFia, StFe tS Monument signs are permitted on
pedestrian streets only if the following are met:
1. The sign is setback from the back of sidewalk;
2. Does not create a sight distance hazard;
3. Does not block pedestrian access; ai9d
4. The sign is providing pedestrian wayfinding and not
oriented to vehicles; and
5. Does not conflict with requirements to meet the
American with Disabilities Act.
C. Signs shall be evaluated with respect to size, scale, and
relationship to other signs, function, location and other
factors.
A
Design Standards 18
Downtown Urban Center Zone
Pedestrian Streets
Design Standards 19
Downtown Urban Center Zone