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Gateway Design Guidelines
SPECIAL AREA PLAN AUBURN GATEWAY DESIGN GUIDELINES ARCHITECTS BCRA TABLE OF CONTENTS 1.0 INTRODUCTION 1.1 PURPOSE OF AUBURN GATEWAY DESIGN GUIDELINES 1.2 ORGANIZATION 1.3 APPLICABILITY AND RESOURCES 1.3.1 AUBURN CODES AND RELATIONSHIP TO DESIGN GUIDELINES 1.4 ADMINISTRATION CHARACTERISTICS, LAND USES 2.1 URBAN DESIGN AND SITE PLANNING GOALS 2.2 GENERAL BUILDING DESIGN CONSIDERATIONS AND COMPATIBILITY ISSUES FOR ALL LAND USES 2.3 LAND USES 2.3.1 OFFICE LAND USE DESIGN GUIDELINES 2.3.2 LARGE PAD TENANT RETAIL/COMMERCIAL (230,000-50,000 SF) 2.3.3 MID-SIZE TENANT RETAIL/COMMERCIAL TENANTS (50,000-10,000 SF) 2.3.4 SMALL PAD TENANT, IN-LINE RETAIL AND DRIVE THROUGH COMMERCIAL/RETAIL SERVICES (1 0,000 -- 3,000 SF) 2.3.5 MULTIFAMILY RESIDENTIAL HOUSING 2.3.5.1 MULTIFAMILY OPEN SPACE DESIGN GUIDELINES 2.3.6 BUILDING ORIENTATION AND ENTRIES 3.0 TRANSPORTATION INFRASTRUCTURE 3.1 SITE DEVELOPMENT GOALS 3.1.1 PRINCIPAL ARTERIALS: SOUTH 277TH STREET AND AUBURN WAY N. 3.1.2 NE 'D' STREET, NE T STREET, ROBERTSON WAY 3.1.3 INTERNAL STREET CIRCULATION 4.0 PROJECT BOUNDARIES AND ENTRY POINTS 4.1 BOUNDARY AND ENTRY POINT GOALS 4.1.1 BOUNDARY AREA DESIGN STANDARDS 4.1.2 LANDSCAPE HIERARCHY AND MASTER PALETTE 4.1.3 WALLS AND FENCES 6 7 8 9 10 13 14 15 16 17 18 18 21 24 25 27 3O 32 33 34 37 38 4O 41 41 43 47 Page 2 TABLE OF CONTENTS CONT. 5.0 PARKING AREA DESIGN 5.1 PARKING GOALS 5.1.1 DEVELOPMENT STANDARDS 5.1.2 DESIGN GUIDELINES 6.0 PEDESTRIAN NETWORK FEATURES 6.1 PEDESTRIAN NETVVORK GOALS 6.1.1 DEVELOPMENT STANDARDS 6.1.2 DESIGN GUIDELINES 7.0 SITE LIGHTING 7.1 SITE LIGHTING REQUIREMENTS 7.1.1 DESIGN GUIDELINES 8.0 NATURAL AMENITIES AND RECREATIONAL OPPORTUNITIES 8.1 DESIGN GOALS 8.1.1 DEVELOPMENT STANDARDS 8.1.2 DESIGN GUIDELINES 9.0 SITE WIDE SIGNAGE AND GRAPHICS 9.1 DESIGN GOALS 9.1.2 DESIGN GUIDELINES 9.1.21 USE 0F COLOR 9.2 KEY SITE SIGNAGE 48 49 49 49 54 55 56 57 60 61 61 64 65 65 65 68 69 7O 7O 7~ Page 3 1.0 2.0 3.0 FIGURES & TABLES INTRODUCTION FIG. 1.2 TABLE 1.3. 1 URBAN DESIGN SITE PLANNING, BUILDING CHARACTERISTICS FIG. 2.2 FIG. 2.3.2 TABLE 2.3.2 FIG. 2.3.3A FIG. 2.3.3 B TABLE 2.3.3 FIG. 2.3.4 FIG. 2.3.5A FIG. 2.3.5 B TRANSPORTATION INFRASTRUCTURE FIG. 3.1 FIG. 3.1.1A FIG. 3.1.1B FIG. 3.1.2A FIG. 3.1.2B FIG. 3.1.3 6 8 11-13 14 16 19 20 21 22 23 25 26 29 32 34 36 36 37 38 39 Page 4 4.0 5.0 6.0 7.0 8.0 9.0 FIGURES & TABLES CONT. PROJECT BOUNDARIES AND ENTRY POINTS FIG. 4.1.1A FIG. 4.1.1B FIG. 4.1.2A FIG. 4.1.2B TABLE 4.1.2 FIG. 4.1.3A & B PARKING AREA DESIGN FIG. 5.1.2A FIG. 5.1.2B& C PEDESTRIAN NETWORK FEATURES FIG. 6.1 FIG. 6.1.1 TABLE 6.1.2 FIG. 6.1.2 SITE LIGHTING TABLE 7.1.1 NATURAL AMENITIES AND RECREATIONAL OPPORTUNITIES FIG. 8.1.2 SITE WIDE SIGNAGE AND GRAPHICS FIG. 9.2.2 40 42 43 44 45 46 47 48 51 52 54 55 56 57 58 60 64 66 68 Page 5 1.0 INTRODUCTION Page 6 1.0 ORGANIZATION This manual is organized into nine chapters that deal with: 1. Project introduction; Goals of the Design Guidelines; and Resources to be used in conjunction with the Design Guidelines. 2. Urban design, site planning, building characteristics of all anticipated land uses on the project site. 3. Transportation infrastructure, outlining vehicular and pedestrian mobility requirements. 4. Project boundaries and entry points, how the site is defined and accessed. 5. Parking area design and landscape needs, separation from pedestrian uses and relation to buildings. 6. Pedestrian network features; how connectivity to surroundings and throughout the site is achieved. 7. Site lighting standards and performance requirements. 8. Natural amenities and recreational opportunities. 9. Site-wide signage, graphics and families of signage to guide visitors and customers 1.1PURPOSE OF AUBURN GATEWAY DESIGN GUIDELINES The purpose of the Auburn Gateway Design Guidelines is to establish the design and development standards that will guide the quality of development as portions of the Auburn Gateway Project are built. The design guidelines are meant to be flexible and address aesthetic issues for a creative mix of land uses to support retail/commercial, office and residential functions. Because it is expected the development of the Auburn Gateway site will span several years from site planning to construction and occupancy, the guidelines goals are intended to ensure that development will achieve the following: I. Establish a unified and identifiable visual character around and throughout the project, which could be a number of phased sites. II. Allow an innovative and flexible balance between all intended land uses. III. Establish a strong pedestrian oriented retail core, with efficient vehicular circulation. IV. Address the need for new roads providing customer and visitor access. V. Address the need for protection and enhancement of existing wetlands. Page 7 1.2 PROJECT AREA The Auburn Gateway site is approximately 60 acres, and is located north of downtown Auburn, Washington and bounded by South 27~~ Street on the north, D Street and North Auburn Way on the west and southwest edges. The current zoning is composed of three land districts: I. C3 zoning: Heavy Commercial (McKee Property along 49th St. NE and D Street NE, and in the southwest portion of the site along Auburn Way North to II. UNC zoning: Unclassified use (this is the majority of the site from the southeast corner at 45th St. NE, to the northwest portion bounded by South 277t~ Street, G Street NE, 49th St. NE, and D Street NE). III. R-4 zoning: Multifamily Residential in the northeast corner of the site bounded by G Street NE, NE 49th Street and South 277t~ Street. Overlying this whole site is the Special Plan Area, which encompasses the Auburn Gateway project. R4 - Multiple ?amily Residential i C3 - Heavy Commercial ~ Proposed Special Plan Ama '~' UNC ~ Unclassified FIG. 1.2 Si~e ~ocaEon, surrounding roads and curren~ zoning. Page 8 1.3 APPLICABILITY AND RESOURCES The following authorities and resources shall be used as guides for standard design principles: I. Roads and traffic circulation: A. Washington Department of Transportation B. King County Metro, Pierce County Transit and Sound Transit (bus stops, commuter needs) C. Auburn City Code (See Table 1.3.1 below) II. Storm water management and sewer infrastructure: A. Kin.q County, Washin.qton Surface Water Desiqn Manual B. The Inte.qrated Pond, Enhancin.q the Desi.qn and Value of Stormwater Ponds, King County C. Auburn City Code (See table 1.3.1 below) III. Crime Prevention Through Environmental Design (OPTED) principles for shopping centers and most aspects of urban design and landscaping: A. National Institute of Justice, www. ncjrs.arg. For OPTED and premises liability, see http://www, e-doca.net/Resources/Reports/ Tke_Expanding_Rde af CPTD.pdf B. Washington State Crime Prevention Association kttp:// wscp.innw.cam C. Municipal Research and Services Center of Washington, www. mrsc.org IV. Lighting, Signage A. Auburn City Code to assure minimum standards of illumination (See table 1.3.1 below) V. Landscape standards A. American Association of Nurserymen, American Standard For Nursery Stock, Nov. 1996 or most recent edition. Page 9 1.3.1 AUBURN CODES AND RELATiONSHiP TO DESIGN GUiDELiNES For the most part, the design guidelines for the Auburn Gateway project will adhere to existing Auburn municipal codes, most notable the C-3 zone, but these guidelines propose changes to some code standards in order to achieve the goals described above in 1.1. The table below is a synopsis of Auburn code regulations directly affecting design and planning aspects of the Auburn Gateway project. It is organized by Auburn code section number, and lists sections from these design guidelines that exceed or alter existing requirements in the existing municipal code. If "No Change" is shown, that means it is not affecting the current code condition. Page 10 TABLE 1.3. 1 Comparison of Auburn City Code with Design Guide#ne changes. 10.12 Traffic control devices, signals No Change 10.36.175 Fire lanes and zones Ho Change 10.36.290 Prohibited parking areas, HE Auburn Ho Change i EE~ S SIDE~~ 12.02.020 Purpose of right of way and public access Ho Change construction/acquisition 12.04.010 Adoption of standard plans, specifications, details and Ho Change design standards 12.04.020 Contracts - Conformance to standard plans, Ho Change specifications, details and design standards 12.12 Sidewalks 12.16 Sidewalk construction No Change 12.16.010 Chapter conformance for sidewalk construction 8.0 Defines sidewalks as pail of site-wide pedestrian network with different requirements than standard city sidewalks. Table 6.1.2 identifies widths and materials 12.16.050 Sidewalk width (General Cib code is 4' min.) 4.1.4, B~1: Storefront walkways at least 10' wide, typical. Section 6.1, I: 6'sidewalks through ouL Section 6.1, IV: 8' wide urban trail Table 6.1.2 identifies widths and materials for different walk types. Parking bt walkways require 5' clearance between cars in all instances. 12.16.060 General sidewalk requirements Ho Change 12.20 Driveways 12.20.040 General driveway construction standards Ho Change 12.20.050 Driveway widths Ho Change 12.20.056 Humber of driveways Ho Change 12.20.057 A~erial ingress and egress - Engineering division Ho Change approval required. 12.82 Sidewalk obstructions 12.32.010 Sidewalk use restrictions Ho Change 12.32.020 Prohibitions against obstructing sidewalks Ho Change 12.36 Street trees 12.36.030 Planting or removal - permission required Ho Change 12.36.040 Prohibited trees (for protection of utilities) Sections 8.1, 8.2: "Prohibited" trees allowed to be part of landscape palette for wetland buffer rehabilitation. Page11 13.48 Storm Drainage Utility 13.48.005 Purpose No Change 13.48.030 Storm drainage system defined Section 8.0, 8.1: allows for creative design of wet/ands/wet ponds or other storm water drainage features to be attractive parts of community aesthetics. TI EE~8 ~ 18.02 General provisions 18.02.020 Purpose No Change 18.02.030 Scope No Change 18.18 R-4 Multiple Family Residential District 18.18.010 Intent No Change 18.18.020 Permitted uses No Change 18.18.040 Development standards No Change 18.26 C-1 Light Commercial District 18.26.010 Intent No Change 18.26.030 Uses requiring a permit (Drive through facilities) No Change 18.26.040 Development standards No Change 18.26.050 Supplemental development standards No Change 18.30 C-3 Heavy Commercial District 18.30.010 Intent Section 2. O: Comb/nation of land uses and site planning for mix of uses as opposed to single use zoning. 18.30.020, WW, Permitted uses (Retail stores and shops) Sections 2.1, 2.2: Auburn Gateway site defined GGG as mixed use development, with built-in flexibility for various combinations of uses. 18.30.040 Development standards and setbacks No Change 18.30.050 Supplemental development standards (no onsite No Change hazardous waste storage or processing) 18.36 BP Business Park District 18,36,010 Intent No Change 18,36,050 Development standards No Change 18,50 Landscaping and Screening 18,50,010 Intent No Change 18,50,020 Scope (application to land uses and activities) No Change 18.50.030 Derinitions (plant material sizes at time of planting). Table 4.1.3: Defines suggested plant sizes, palette. Increases sizes of trees and shrubs at planting for survivability. 18.50.040 Types of landscaping No Change 18.50.060 General landscape requirements Section 4.1.3: Landscape palette focuses on native plant species and drought tolerant specimens to reduce maintenance and overall water budgets. Page 12 18.52 18,52,020 A, 3 18,52,020 B, 2,3,4,12 18,52,020 B, 15 18,52,040 18,52,050 A, B, C, D, E, F, G, H, J, K, 18.52.050 I 18.52.070 18.52.090 18.56 18.56.010 18.56.020 18.56.030 18.56.040 18.56.050 18.56.060 18.56.070 18.56.080 Off - street parking and loading Multifamily parking Commercial activities parking requirements No Change Shopping center parking Section 5.1.2: Parking designed to protect pedestrians from vehicular/pedestrian conflicts. Drive -in businesses No Change Off street parking area development and maintenanceNo Change Extruded curbs No Change Off - street parking lots: Location No Change Parking space dimensional requirements: Auburn code for 90 degree head-in parking stalls: Normal car stalls: 19'-0", Aisles: 24', two way Compact stalls: 16'-0", Aisles: 22', two way. Note: item E allows overhang planting depths of 2'. Section 5.1.2, J: Wheel stop is omitted. Curb takes place of wheel stop. Overhang area is planted with Iow ground cover. Otherwise meet code. Signs Purpose No Change Definitions No Change Regulations by district (by land use) No Change Special signs No Change General provisions (sign placement, locations) Exemptions No Change No Change Prohibited signs No Change Nonconforming signs No Change 1,4 ADMINISTRATION Robertson Properties Group has put forth these Design Guidelines as part of the project proposal for development of the Auburn Gateway project area. The final adopted form may be different from what is presented here. The method of administration of the final adopted Auburn Gateway Design Guidelines will be determined as a part of the City of Auburn planning process. Page 13 LAND USE, URBAN DESIGN SITE PLANNING BUILDING CHRACTERISTICS 2.0 URBAN DESIGN SITE PLANNING, BUILDING CHARACTERISTICS, LAND USES Page 14 2.0 URBAN DESIGN SITE PLANNING, BUILDING CHARACTERISTICS, LAND USES The purpose of the urban design and site planning guidelines is to encourage site planning and building massing that is conducive to a retail/commercial focus and visual character, while designing comfortable human-scale environments within all land uses on the site. 2,1 URBAN DESIGN AND SITE PLANNING GOALS The urban design and site planning goals have been created to allow multi-use flexibility of any combination of land uses that supports a vital shopping and pedestrian environment. Design guidelines for each land use are intended to dovetail in with one another. General design guidelines goals, common to the entire mixed-use project, are to: I. Create a site plan that defines Auburn Gateway as a clearly recognizable and distinct urban landmark. II. Assemble buildings and land uses in a harmonious association of mutually compatible uses, to encourage a sustainable relationship between land uses and circulation to reduce automobile dependency. III. Develop a visually friendly "street appeal" frontage to passersby on major streets (277th, D Street, I Street, Robertson Way, and Auburn Way North). IV. Articulate building and/or landscape forms as focal points and frame major site entrance points for easy customer orientation. V. Achieve a steady flow of pedestrians and customers to keep the project active and economically viable. VI. Define a clearly recognizable on-site pedestrian and vehicular circulations system. VII. Facilitate connections to regional mass transportation and recreational bicycle routes that have Auburn Gateway as a destination. VIII.Develop a family of architectural styles, massing, colors and textures reflective of local contemporary design flavor to tie the buildings and site together. IX. Provide for continuity of landscape themes, and use landscape plantings to unify the site character across multiple project phases, and reduce the visual impact of open parking areas. Page 15 2.0- t~4ND USE. URBAN DESIGN SITE PLANNING BUILDING CHRAC TERIS TICS 2.2 GENERAL BUILDING DESIGN GUIDELINES AND COMPATIBILITY ISSUES FOR ALL LAND USES New commercial buildings shall provide architectural relief and interest, with emphasis at the building entrances and along sidewalks, to promote and enhance a comfortable pedestrian scale and orientation. Attention to detail can significantly increase the compatibility of commercial development with adjacent uses. To accomplish building relief and interest the project design should: I. Incorporate ground floor windows, transparency or other architectural elements along frontages adjacent to sidewalks. The main front elevations of buildings shall provide a minimum of 25% of the length of the frontage in transparency at the pedestrian level. Transparency that falls between 2' and 8' above the sidewalk shall be counted in the desired requirement. II. Provide entrances of buildings that face the site interior and parking areas. III. Design any upper floor windows to continue the vertical and horizontal character of the ground level windows. F~G. 2.2 T,~is image shows a potential combination for office space above retail commercial space. IV. Take into account the functional characteristics of the intended use when evaluating proposed elevations for transparency. When transparency is not feasible, Page 16 appropriate substitutions such as additional articulation that promotes pedestrian interest, shall be used. V. Include in walls that are visible from a public street a combination of architectural elements and features such as offsets, windows, entry treatments, awnings, brick, stucco, textured concrete block, metal roofing and landscaping. VI. Architecturally screen walls that are typically the backside of a commercial or office building, that may include unsightly mechanical equipment, trash receptacles, service areas, etc. from public view. VII. Avoid blank walls. VIII. Screen or mitigate undesirable impacts produced on the site, such as noise, glare, odors, dust or vibrations from adjacent properties. IX. Provide protection from any undesirable impacts that are generated on abutting properties. X. Provide on-site loading facilities with sufficient square footage and number to adequately handle the delivery or shipping of goods or people. XI. Provide a vehicular and pedestrian framework about which buildings and land uses are arranged to create overall site character and sense of place. A. New streets such as I St NE and Robertson Way should form the spines for the overall site layout, linking 45th St NE to S 277th St, and I St NE from a proposed roundabout to Auburn Way N. B. Internal Access routes to buildings and parking should intersect I St NE and Robertson Way, and safe pedestrian crosswalks would be required at all intersections of main road connections to enhance pedestrian safety. 2.3 LAND USES This section presents guidelines for five main land uses that may be used in any combination of phased portions of this project. I. Office development (medical/dental or other professional offices) II. Large pad tenant retail/commercial uses (230,000- 50,000 square feet) III. Mid-size tenant retail/commercial uses (50,000-10,000 square feet) IV. Small pad tenant, in-line shop tenants and drive through commercial/retail services (10,000-3,000 square feet) V.Multifamily residential housing. Page 17 2.0- t~,ND USE. URBAN DESIGN SITE P/ AfVNI,NG BUILDIfJG CHRAC TERIS TICS 2.3.1 OFFICE LAND USE DESIGN GUIDELINES Offices are needed for the provision of professional services and businesses to the communit. Buildings shall adhere to the following: A. Office buildings shall contain only professional uses, or have a combination of office and retail functions on the ground floor, with exclusively offices on upper floors. B. Orient front doors toward the site interior, pedestrian zones and parking C. Articulate entries via architectural features/overhangs to clearly identify the building. D. Design any upper floor windows to continue the horizontal and vertical orientation of the ground floors. E. Articulate the rear and sides of office buildings by use of architectural features and fenestration to provide aesthetics and visual interest. F. Accentuate building presence by highlighting them with formal landscape themes around the building perimeter. 2.3.2 LARGE PAD TENANT RETAIL/COMMERCIAL (230,000-50,000 SQUARE FEET) Large retail tenants are destinations that are regionally focused due to the diversity of goods and material contained in one location. As such they are automobile oriented. However, to reduce automobile use within the site by customers, site layout and building design should focus on providing for pedestrian needs and comfort. A. Orient buildings so those front doors are closest to the incoming internal street. Main entrances shall be clearly identifiable from a distance for navigation and provide architectural interest. B. Provide pedestrian sidewalks so that there is a clear separation of pedestrian from vehicular traffic. C. Front of buildings shall face main walkways and be embellished with street furniture. Create main pedestrian connection corridors between businesses and other land uses on the site. Page 18 2,0- LAND USEi C,;~BAN DESIGN SI7~-. PLANNING BUILDING CHF[x~CT[-.RIS fTCS FIG. 2.3.2 Use architectural detailing and int,;rest to h/ghfight main pedestrian entrances and destinations, visible from other site locations. D. Individual buildings up to 30 feet high should have horizontal and vertical modulations both in relief and material changes for visual interest and aesthetic diversity. (Refer to Table 2.4.2). Wall variations are necessary to break up long walls and reduce the appearance of large building massing. Buildings higher than 30 feet should have step backs of the wall of one foot for every ten feet of wall height to reduce the scale of such walls. Horizontal setbacks and vertical step-backs provide for landscaping, light and pedestrian resting/gathering areas along pedestrian corridors. Smaller buildings should utilize the same guidelines. E. Continuous walls shall be articulated vertically at most every 24 feet on center (two foot minimum), in order to provide visual relief and areas for landscaping. F. Treat service areas at rear of buildings landscape screening, using combinations of landscaping and/or screens. G. Use building wings or projections to screen unsightly uses and to separate service functions from public parking areas. Adjoining buildings shall group service functions (loading/ delivery, garbage/recycling, and storage areas) close together to maximize available area for parking and mitigative landscaping and screening. H. Ground floor windows/transparency or other architectural features shall be provided along sidewalks. Avoid blank walls. Provide a minimum of twenty -five percent (25%) of the frontage in transparency at pedestrian eye level. TABLE 2.3.2 WALL ARTICULATION FOR LARGE PAD TENANT RETAIL Fo~ ~he purposes or,his Table, Pfima~y Pubfic S~fee~s are de~errnined ~o be $ 277~h S~ree~, Auburn Way North, 1 S~ree~ NE, and Rober~son Way (Following Page) Page 19 2.0 - LAND USF.; URBAN D~fGN SITF. PLANNING BUILDING CHRAC T~-RIS 77CS I Building Feature Distances Material Appearance/Finish Principal Fagade - Building front with windows Primary Fagade - Building front with no windows Building Entrances Secondary Facades (side walls facing public streets) Side Entrances facing streets Rear building walls facing Primary Public Streets. Mechanical, trash, storage and loading facilities. Shall be limited to 30% of the fagade facing a Primary Public Street 60 foot maximum length. Either provide offset walls 4 feet per interval from main wall face for plaza or like pedestrian amenity, or provide a colonnade for at least 50% of the fagade. Colonnade shall cover at least 6 feet of the required 10 foot sidewalk at storefront window space for shelter, shade and lighting. 60 feet maximum length; either offset walls 4 feet per interval from main wall face for planting beds or plaza, or; provide articulation with colored glass, trellis, awnings, or other wall material finishes to provide building interest for at least 50% of the length of the fagade. Highlight entrances with vertical change of at least 4 feet higher than average wall height. Building may be articulated forward or back to accentuate entrance, but keep sidewalks no less than 8 feet deep from door to curbs. Wall heights should be no more than 34 feet height. Horizontal articulation should be same as for Primary Facades, allowing for landscaping and pedestrian access. Should be a scaled down version of main front door entry treatment 60 feet maximum length; set back walls 4 feet per interval from main wall face for planting beds If on grade, walls should be minimum 8 feet high, attached to the building, and located in service corridors of buildings wherever possible. For mechanical services on building roofs, locate centrally or at rear of building out of sight lines from parking areas, and public roads. Screening walls shall allow for proper ventilation and be as high as the tallest piece of mechanical equipment for overall screening. Should have variety of visually and tactilely different materials up to 20 feet height. Change materials from one store to another within a range of compatible materials for consistency. Can have homogenous finish, with scoring patterns and/or material changes Entrances shall have architectural elements significantly different than the rest of the wall space, and may use a large roof covering for entrances. Columns, canopies, or other architectural features may be used on either side of the entry canopy to "announce" the presence of a store entry. Higher quality material, such as tile, brick, or wood, etc. for diversity should be used at these points Window articulation with colored glass, trellis, awnings, or other wall material finishes to provide building interest for at least 30% of the length of the fagade. Should be a scaled down version of main front door entry treatment Can have homogenous finish, with scoring pattern; Material should be compatible with chosen building finishes. Chain link fencing shall not be used. Brick, CMU, wood fencing, ornamental steel may be used as screening. Landscape planting should be used as much as possible to screen these areas, and may use combinations of vines, tall shrubs, trees and ground covers. Page20 2,0- LAND USEi b;~BAN DESIGN SI7~: PLA,%%~lNG BUILDING CHF¢~CT[:RIS fTCS 2.3.3 MiD-SiZE TENANT RETAIL/COMMERCIAL TENANTS (50,000-10,000 SQUARE FEET) Midsize commercial and retail buildings serve different needs of customers than the large scale tenants. Midsize retail centers can include bookstores, grocery stores, clothing, gardening supplies and hardware. Design guidelines for these stores are the same for large size retail/ commercial tenants. Midsize retail may function as stand alone buildings or be attached to a larger retail/commercial building. A. Provide architectural articulation, per Table 2.3.3 for visual aesthetics. B. Oontinue pedestrian flavor and amenities if buildings are attached to another building. Pedestrian-friendly walkways shall be continuous, connecting buildings and businesses. FIG. 2.3.3 A Pedestrian F~ocket C. Midsize tenant buildings shall be lower in height than large retail/commercial buildings to develop vertical hierarchy of building size for architectural variety. D. Group loading/delivery and service related functions close to those of adjacent buildings where possible to maximize parking and landscape areas. Page 21 2.0- t~q,ND USE, URBAN DESIGN SITE P/ ANNI,NG BUILDING CHRAC TERIS TICS FIG. 2.3.3 B Retail development illustrating wall articulation, en~y treatment, and wall height variation TABLE 2.3.3 WALL ARTICULATION FOR MID-SIZE, SMALL PAD TENANT RETAIL, /N-LINE RETAIL AND DRIVE THROUGH, For t,~e purposes of this Table, Primary Public S~reets are determined to be $ 27?th S~reet, Auburn Way North, 1S~reet NE, and Robertson Way (Following Page) Page22 2.0- LAND USE, URBAN DESI®N StTE PLANNIN® BUILDING CHRACTE~IS77CS I Distances Building Feature Principal Fagade- Building front with windows Principal Fagade- Building front with no windows Building Entrances Secondary Facades (walls facing Primary Public Streets) 30 foot maximum length. Either provide offset walls 2 feet per interval from main wall face for plaza or like pedestrian amenity, or provide a colonnade for at least 50% of the fagade. Colonnade shall cover at least 6 feet of the required 10 foot sidewalk at storefront window space for shelter, shade and lighting. 30 feet maximum length; either offset walls 2 feet per interval from main wall face for planting beds or plaza, or; provide articulation with colored glass, trellis, awnings, or other wall material finishes to provide building interest for at least 50% of the length of the fagade. Highlight entrances with vertical change of at least 4 feet higher than average wall height. Building may be articulated forward or back to accentuate entrance, but keep sidewalks no less than 8 feet deep from door to curbs. Wall heights should be no more than 28 feet height. Horizontal articulation should be same as for Principal Facades, allowing for landscaping and pedestrian access. Material Appearance/Finish Should have variety of visually and tactilely different materials up to 16 feet height. Change materials from one store to another within a range of compatible materials for consistency. Can have homogenous finish, with scoring patterns and/or material changes. Entrances shall have architectural elements significantly different than the rest of the wall space, and may use a large roof covering for entrances. Columns, canopies, or other architectural features may be used on either side of the entry canopy to "announce" the presence of a store entry. Higher quality material, such as tile, brick, or wood, etc. for diversity should be used at these points Continue some window articulation with colored glass, trellis, awnings, or other wall material finishes to provide building interest, for at least 30% of the length of the fagade. Side Entrances facing Primary Should be a scaled down version Should be a scaled down version of Public Streets of main front door entry treatment main front door entry treatment 30 feet maximum length; set back Rear building walls facing Primary walls 2 feet per interval from main Can have homogenous finish, with Public Streets wall face for planting beds scoring pattern; If on grade, walls should be minimum 8 feet high, attached to the building, and located in service corridors of buildings wherever possible. Mechanical, trash, storage and loading facilities. Shall be limited to 30% of the fagade facing Primary Public Streets (277% Auburn Way North, I Street, and Robertson Way) For mechanical services on building roofs, locate centrally or at rear of building out of sight lines from parking areas, and public roads. Screening walls shall allow for proper ventilation and be as high as the tallest piece of mechanical equipment for overall screening. Material should be compatible with chosen building finishes. Chain link fencing shall not be used. Brick, CMU, wood fencing, ornamental steel may be used as screening. Landscape planting should be used as much as possible to screen these areas, and may use combinations of vines, tall shrubs, trees and ground covers. Page23 2.0- t~,ND USE. URBAN DESIGN SITE P/ ANNI,NG BUILDING CHRAC TERIS TICS 2.3.4 SMALL PAD TENANT, IN-LINE RETAIL AND DRIVE THROUGH COMMERCIAL/RETAIL SERVICES (10,000 - 3,000 SQUARE FEET) Small pad tenants include restaurants, banks or specialized offices and commercial retail functions, such as dentists, vision stores, drugstores, bakeries, restaurants or specialty shoe/clothing shops. Small pad retail/commercial functions also include drive through services such as banks with outdoor automatic teller machines, drive-through beverage and fast food services. A. As much as possible, all drive through and small pad tenants shall be connected to each other in the pedestrian network, and front onto main sidewalks. B. Provide architectural detailing and interest, per Table 2.3.3 for visual diversity and aesthetics. C. Maximize use of windows for visibility to and from businesses for natural surveillance and pedestrian safety. D. Drive through lanes for banks shall work with pedestrian and automobile flow so as not to generate conflicts, and be clearly visible to prevent criminal activity from happening in the drive through areas. E. Where two drive through facilities are next to each other, they shall have a seating plaza between them in order to form a terminus to pedestrian walkways. (See figure 2.4.4 B.) F. Where drive through lanes are visible from main roads, a Iow wall 3 feet high with adjacent landscaping shall be planted to break up the impact of vehicular stacking at the drive through window. G. Matck building style and massing to reflect tke flavor of surrounding structures and blend with them. H. Avoid conflicts between vekicular, parking and pedestrian needs. Page24 2,0- LAND USEi U;~BAN DESIGN SI7~; PLA,%WING BUILDING CHF[~CT[;RIS fTCS Six. age Patterned crosswalk Decorative trees ...... Shade trees Parking Drive-through retail Drive-through retail wi3 window Publicplaza Tables and umbrellas Low decorative scr"een w'a[[s ~ ' , One E~. 2.3.4 Pl~as such as this one can unify the pedestrian and landscape themes between two small pad businesses, and act as a terminus for a major pedestrian connector to larger retail tenants, Connection to the urban ~rail system can make ~his place a stopping point for recreational usem. 2.3.5 MULTIFAMILY RESIDENTIAL HOUSING The design guidelines for multifamily housing are intended to set threshold standards for quality designs in new multiple family development. Good design results from buildings that are visually compatible with one another and adjacent neighborhoods and contribute to a residential district that is attractive, active and safe. Multifamily housing near other land uses can provide a vital component of pedestrian and customer activity in nearby mixed use areas and be an important economic part of mixed used developments. General design guidelines for multifamily housing functions are as follows: A. Orient units to front onto public local streets and internal streets, where possible. If front doors of housing units face public streets, parking shall be at the rear. Private front and rear yards shall be separated from the public and common spaces by landscaping and fencing. Otherwise, housing units shall face Page25 2.0- t~q,ND USE. URBAN DESIGN SITE P/ ANNI,NG BUILDING CHRAC TERIS TICS inward onto natural features such as wetlands or enhanced storm water detention ponds so that they become landscape amenities with high recreational and aesthetic value to provide a visible human presence on public rights of way. I~. 2.3.5 A Fencing and landscaping elements should be a~ticula~ed to p~ovMe a visually pleasing boundary between pubfic and private spaces along m~ior internal roads such as t St NE and Roberston Way. B. Articulate buildings and textures to be reflective of a Northwest style of architecture reminiscent of local contemporary projects that help mitigate the impact of large developments. C. Design multifamily housing in pods so clusters of housing form their own "sub-neighborhood" and are distinct from one another. D. Building clusters (pods) shall have shall have common cou~yard space for social interaction, and common lands surrounding them for mutual use. E. Common walkways shall connect to parking areas, and nearby internal parklands for passive and active recreation oppo~unities. F. Private yard space shall be according to Auburn code, and balconies, decks and patios are encouraged for housing units, and dimensions shall not be less than 6 feet (balconies and decks), and 8' (on-grade patios). G. Include porches or entry patios and terraces.. Building entries to individual units should be clearly defined, visable for safety purposes, and easily accessible. Arches, gateways, entry coups, and awnings are encouraged to shelter entries. H. Where feasible, avoid the use of long access balconies and/or corridors that are monotonus and impersonal. I. Covered parking shall be provided. Parking structure shall be constructed in an architectural manner consistent with the rest of the development. Cars shall be screened from Public right of ways. Page26 2,0- LAND USEi b;~BAN DESIGN SI7~: PLANNING BUILDING CHF[Z~CT[:RIS fTCS 2.3.5.1 MULTIFAMILY OPEN SPACE DESIGN GUIDELINES In Multi-family developments, a portion of the land shall be required to be common outdoor open space. It needs to be of adequate size and shape, and located properly to be functional for recreation and relaxation. These guidelines are intended to ensure that project open space is an integral part of the overall development design, not merely leftover space. For larger developments, there will be a variety of open space activities. Common outdoor open space shall clearly be understood as a mix of covered and uncovered hard surface recreation areas and a substantial portion of open green space (grass recreation and leisure activity) areas. Open space should be clearly defined as different from parking or other asphalt areas that can be used for unstructured play and recreational pursuits, and shall include lawn or hard surfaced areas in which user amenities such as trees, shrubs, pathways, covered picnic tables, benches and drinking fountains have been placed. A. Residential common outdoor recreation open space shall be required according to the following ratios for projects proposed at densities of greater than eight units per acre: 1. Studio and one bedroom - ninety square feet per unit. 2. Two bedrooms - one hundred seventy square feet per unit. 3. Two bedrooms plus den, three or more bedrooms - one hundred eighty square feet per unit Approximately 30% of the required common open space shall be designated as Active Recreation. Areas designed as common open space need ample room for active and passive recreation and enjoyment. Land as part of storm water management facilities such as wet-ponds, drainage swales and landscaped buffers between land uses may not count toward the total outdoor open space square footage requirements. Common open space may include the following activities and ingredients, with no dimension less than 20 feet for Passive Uses; and no dimensions less than 30 feet for Active Recreation: Passive Recreation is for quiet non-structured leisure activities such as barbecuing, sunbathing or bird watching. Passive recreational spaces shall include one or more of the following: Page 27 2,0- LAND USE, URBAN DESIGN SITE PLANNING BUILDING CHRAC T[F;~IS77CS 1. Patios and decks. Developed and equipped adult recreation areas 2. Gardens (private, and community gardens, vegetable or ornamental) 3. Natural areas (to compliment wetlands, buffers, enhanced storm water detention facilities and wet-ponds) Active Recreation is for more active/running/regulated play on fields and courts, or for other play requiring large open spaces for running. Play equipment or age appropriate facilities shall be provided within dedicated recreation space areas according to the following requirements: 1. For developments of five dwelling units or more, a tot lot or children's play area, which includes age appropriate play equipment and benches, shall be provided consistent with K.C.C. 21A.14.190; 2. For developments of five to twenty-five dwelling units, one of the following recreation facilities shall be provided in addition to the tot lot or children's play area: a. Playground equipment; b. Sport court; c. Sport field; d. Tennis court; or e. Any other recreation facility proposed by the applicant and approved by the director. 3. For developments of ~enty-six to fifty dwelling units, at least two or more of the recreation facilities listed in subsection E.2 of this section shall be provided in addition to the tot lot or children's play area; 4. For developments of more than fifty dwelling units, one or more of the recreation facilities listed in subsection E.2 of this section shall also be provided for every twenty-five dwelling units in addition to the tot lot or children's play area. If calculations result in a fraction, the fraction shall be rounded to the nearest whole number as follows: 5. Fractions of 0.50 or above shall be rounded up; and 6. Fractions below 0.50 shall be rounded down. Outdoor recreation spaces, not part of a storm water facility, should be developed with the following characteristics: 1. Have sufficient grades and surfaces suitable for recreation improvements, and have a maximum grade of 5% (five percent.) 2. Be central and otherwise logically located on the proposed site development for maximum ease of access by all residents thereof. Page28 2,0 - LAND USE; URf_~AN D£~IGN SI FE Pt_ANt4ING BUILDING CI ~C ~ ~?IS T~'CS 3. Be of topography, subsurface soils, hydrology and other physical characteristics that permit a flat, dry obstacle free space in configurations that allow for passive and active recreation. 4. Be located with good visibility of the site from roads and sidewalks. 5. Should provide multiple recreation areas spread around the site to avoid over-use. As an example, provide two major recreation areas per 60 units in a 120-unit complex, and provide physical connections between both. 6. Provide 15% of the recreation area frontage along a street roadway or parking edge if the recreation area exceeds 5,000 (five thousand) square feet. 7. Be located adjacent to, and be accessible by, trail or walkway to any existing planned municipal, county, or regional park, public open space or trail system, which may be located on the adjoining property. 8. Where joint use of the open space shares storm water facilities and residential recreation areas, King County should be responsible for the maintenance of the storm water facilities, only, and should require a drainage easement for that purpose. FIG. 2.3.5 B h~imate spaces in muIEfam#y cou~'tya~ds allow socialization and corr~munity, 2.3.6 MULTIFAMILY FUNCTIONAL DESIGN AND BUILDING DETAILS These standards are intended to promote functional design and building details that contribute to a high-quality living environment for residents and enhance compatibility with the neighborhood. 1. Building design should avoid long, flat, uninterrupted walls or roof planes. Changes in wall plane and height, and inclusion or Page29 2.0 - LAND USE, URBAN DESIGN SITE PLANNING BUILDING CHRACTERfSTtCS elements such as balconies, porches, arbors, dormers, gables and other human-scale design elements such as landscaping should be used to achieve building articulation. Site planning and design is encouraged to use a variety of complementary materials, colors and textures. Break up buildings to give the appearance of a collection of smaller buildings. Buildings should be massed so individual units are clearly identifiable from the private or public street that provides access. Encourage distinct individual entries, and avoid long corridors. Provide primary roof pitches should range from 5:12 to 12:12, in keeping with Northwest architecture. Overhang, porch, stoop, gable detail and the interplay of horizontal lines with gables will complement the primary roof pitch. Page30 2,0- LAND USEi b;~BAN DESIGN SI7~: PLANNING BUILDING CHF[Z~CT[:RIS fTCS Page 31 3.0 TRANSPORTATION IN FRASTRUCTU RE Page32 3.0 TRANSPORTATION INFRASTRUCTURE The purpose of the transportation infrastructure section is to ensure an efficient and logical layout of roads and pedestrian linkages that makes egress and ingress easy for customers and visitors to the site. The transportation network proposed defines the layout of circulation around which the site development is arranged, and the project boundaries are defined. Refer to 1.3 for Road and Traffic circulation resources. 3,1 SITE DEVELOPMENT GOALS I. Develop a clear hierarchy of road systems that progress from major public thoroughfares to intimate pedestrian scale to internal roads serving parking areas and site uses. II. Provide a logical sequence of entry and egress to the site, and provide safety by signalizing key intersections to reduce accident hazards. III. Provide for bus stops and bicycle travel in a safe manner. IV. Develop a layout of major and minor road systems that facilitate pedestrian connection and ease of vehicular navigability around and within the site to reduce "in-car" time. This layout will also provide the same framework for internal site greenspaces and pedestrian corridors. V. Satisfy access requirements for service, police, fire and emergency personnel VI. Signalize key intersections Page33 z~bm~a ('~et~ D~-~ig~a ~'~ie~eB~a~e~ & O - TRANSPORTATION INFRASTRUCTURE Major Gateway Major Gateway ~ SuggestedJ~ture traffic siffnals I Stop sig~ locations I~ Building entrances 000 Pedestrian circulation ,'5://;q~? Urban trail Bus stops 0 0 © © 0 0 0 0 Major Gateway FIG. 3.1 Auburn Gmeway: Vehicular circulation and pedestrian ~ou~es 3.1.1 PRINCIPAL ARTERIALS: SOUTH 277TM STREET AND AUBURN WAY N. Principal arterials around the Auburn Gateway are for regional vehicular connections. 'D' Street NE is not a major arterial, but it is an "outer boundary" street like S. 277t~, and therefore shares many characteristics with S. 277t~ corridor. It is along these streets that the outer boundaries of the site are defined and image is first presented to customers arriving to the site. The following objectives shall be incorporated: A. Standard road lane widths feet, no parking along road side. B. Street trees 40 feet on center suggested minimum. Page 34 C. Regional recreation corridor connection (Class I Trail): twelve feet wide (12') urban trail corridor (can be reduced to 10 feet wken required) for skated bicycle and pedestrian traffic inside street right of way. D. Open visibility from main streets to project destinations and entries. E. Identification of Main site entries at intersection of '1' StreetNE, and at Robertson Way with N. Auburn Way. Traffic control signals are suggested, but will be determined by traffic analysis. F. Defines external landscape character of the Auburn Gateway development. G. Turning lane(s) from Auburn Way N. onto Robertson Way is suggested, but will be determined by traffic analysis. Page35 z~b~a ~,~et~,~ DD~-~i~j~a ~i(~e~i~a~e~, 3,0 - Lr?ANSPORTA TiON INFRASTRUCTURE Street trees ~0' On center i urban trail 2:1 slope Drainage swale Sloped lawn Buildings ~e ?ig. 3.1.1B FIG. 3.1.1A Proposed P/ar; of $277'~h Stree'~ 3avel 3avel Lane Lane Street trees ~-- ,,, Planting strip .... % Planting softens buildiffg7 Visibility to trail Turning ~avel ~avel Urban Lane Lane Lane 3ail FIG. 3.1.1 B Proposed Section of $277th Street Page 36 3.1.2 'D' STREET NE, '1' ST NE, ROBERTSON WAY Minor arterials (existing and future) and non-residential arterials bring customers through the Auburn Gateway site on secondary roads, which have slower traffic speeds than Principal arterials such as S. 277t~ and Auburn Way N. These streets will be public streets for the City of Auburn. Characteristics of these streets are: A. '1' Street NE, from 45th Street NE to 277th Street, is the same as Robertson Way, except that it is intended to incorporate a landscaped boulevard median with shrubs and trees. R. '1' Street NE shall have a designated area for bus stops at strategic locations where customers and visitors can easily see the entire site for orientation. C. The Robertson Way road cross section is identical to City of Auburn Public Works Non-Residential Collector Arterial, except that sidewalks proposed on either side of the street are six-feet (6') wide each, and the space between the back of curb and sidewalk eight feet (8'). D. Formal streets highlighting sense of entry to the site and identifying major internal spines of the project. E. Bicycle lanes are desired, to be incorporated into the road cross section for through-site travel. . Landscapin,, screen wa//or fencing Landscaped berm wi3 .'"' Articulate sufaces and stagger buildings to screening trees t t ...... shie/dservice areasj%mparking Storage/Delivery Urban trail or sidewalk F~G. 3.1.2A Proposed Section of 'D' Street NE showing screening of storage and loading areas at rear of buildings. Page 37 Street trees and boulevard planting separate cars j%m pedestrians Possible lan&caped lyledian Lanes 6'wide ----' sidewalk typical FIG. 3. 1.2 B '~' Street NE section of boulevard and lanes. 3.1.3 INTERNAL STREET CIRCULATION Internal streets, both public and private, are the finer grain of vehicular traffic that brings visitors and customers to their destinations and provides egress from the site. This is the interface between pedestrian and vehicular traffic that is found between parking areas and the site buildings. Internal streets shall provide: A. Pedestrian and vehicular traffic separated by landscaped boulevard strips with shrubs, ground covers and trees. B. Walkways raised above traffic pavement, except at loading areas. C. Walkways should provide efficient routes that minimize travel distances and connect at appropriate locations to encourage uncontrolled pedestrian crossings of streets and driveways. D. ADA accessible handicap ramps at intersections of pedestrian walks with street/parking lot pavement. E. Raised sidewalk levels and changing pavement to scored concrete, concrete unit pavers, or some other surface treatment at major intersections of internal streets (at entry to major large retail tenants, for example). F. Pedestrian crossings shall be provided at locations that are signalized, and/or at intersections - not at mid-block. H. Driveways shall be aligned where possible. Page38 Shade or decorative trees for parking edge Shade trees j~ame road corridor Planting edge separates pedestrians j%m traj~c Planting edge ~ ~ and parking walk traj~c lane traj~c lane parking FIG. 3.1.3 Typical internal stree~ section showing traffic and pedestrian separation, Page39 4,0- PROJECT- BOUNI~ARI£~S AND t2;NT-RY POINTS 4.0 PROJECT BOUNDARIES AND ENTRY POINTS Page40 4.0 - PROJECT BOUtNkOARiES AND F_NTRY POI,NTS 4.0 PROJECT BOUNDARIES AND ENTRY POINTS The purpose of the boundary and entry point design guidelines is to estabfish a clear "sense of place" that defines the site's distinct character for instant recognition for visitors and customers. Boundary definition and entry points are to estabfish clear edges and set up a hierarchy of spaces that delineate areas of ownership and progression from pubfic areas to private ones. 4,1 BOUNDARY AND ENTRY POINT GOALS I. To define site character (spirit of place) to clearly identify it from surrounding region. II. To clearly signify major entrance points to the project and to sub areas within with architecturally/artistically prominent place markers. III. To define differences in land uses on the Auburn Gateway site. IV. To develop hierarchies of spaces from public to private spaces to delineate areas of jurisdictional responsibility. V. To protect property values and unify the project through a consistent landscape theme. VI. To screen unsightly views from public areas through a combination of walls, landscape planting, screening and/ or use of building massing. VII. To identify bicycle and pedestrian pathways around the site perimeter and in natural areas. 4.1.1 BOUNDARY AREA DESIGN GUIDELINES Identify major and minor entrances into the site with architecturally and artistically attractive place markers or gateways visible from roads to orient customers and visitors. Major gateways should clearly highlight the identity of the development site, and shall include a combination of at least (2) of the following features: A. Decorative stone wall/rock work, sufficient in size to be visible from traffic. B. Flag poles, flags C. Ornamental site lighting, landscape lighting D. Decorative signage identifying site. E. Intensive decorative and specialty landscaping. F. Architectural elements, such as gazebos, fencing, trellises, roofs (if the sidewalk is incorporated into the gateway, for example, G. Water features such as fountains, waterfalls, reflection pools Page 41 z~b~a ~ DD~e~i®~a ~i~e~i~a~e~ 4, 0- PROJ£C T- BOUNDARI£S AND FNTRY POINTS H, Pedestrian amenities, such as benches, decorative pavement for sidewalks, street crossings, FIG. 4.1.1A Photo of urban ~aiL buildMg, No~e ~he separation between automob#e ~raffic, pathway and Separate land uses by means of landscape buffers both for screening and for boundary definition. Native plant species for wildlife value in buffers is encouraged. Develop combined bicycle and pedestrian pathways along the South 277th Street and D Street/Auburn Way N. edges, combining use of berming, street trees, landscaping, grass areas, and eight-foot (8') wide paved path for use by bicyclists and pedestrians within the public right of way. Page42 4.0 - PROJECT BOUtNkOARiES AND F_NTRY POI,NTS FIG. 4.1.1 B This development entry clearly defines the site boundary by signage~ landscap#~g and walls. K. Frame views to destination points by hedging, shade and street trees, and identify strategic entry points with decorative colorful landscaping, water features, and signage. K. Screen service functions of buildings by evergreen tree screens, foundation planting, screen walls or fences to harden boundaries between public and private spaces. L. Create resting areas (benches, special pavement) and shade trees, landscaping for pedestrians along walkways, and in exterior corners of buildings. 4.1.2 LANDSCAPE HIERARCHY AND MASTER PALETTE The planting palette shall strive to use drought tolerant species and Iow maintenance species as much as possible. Non native plantings may be used in more formal areas due to form, habit and texture. Maintenance levels will progress from high to Iow depending on the zone. A. Formal planting themes (high profile, maintenance plant palette) shall be used 1. To accentuate building appearance, structure, and to identify pedestrian-intensive use areas like entrances and seating areas. 2. In parking areas to define parking limits and the buildings they belong to. 3. In the Robertson Way/"1"' Street NE Roundabout and adjoining corners for signage, place making and orientation. 4. At major entrances to the Auburn Gateway site, with architectural location monuments. Page43 z~b~a ~.t~ DD~.~.i®~a ~i~.~i~a~.~. 4.0- PROJ£C¥ BOUNDARI£S AND FNYRY POINTS 5. Areas where lawn grass is less than ten feet in width shall be planted in shrubs and ground covers to avoid excessive maintenance. 6. At entrances to multifamily housing neighborhoods, and around homes. FIG. 4.1.2A Forma! planting is found around parking and near buildings denoting high visibility and use areas. Plan~ing beds M traffic islands pro~ect pedestrians f, xom vehicular traffic, soften the visual impact of asphalt areas and help define parking zones. B. Semi-formal landscaping (mix of formal and native plant species, medium maintenance level and profile) shall define transition areas from interior areas of the Auburn Gateway site to the perimeters, along S 277th Street, D Street NE, and Auburn Way N, exclusive of corners and entrance points. 1. A mix of deciduous native and evergreen trees with looser arrangement of shrubs and ground covers breaks up the regimentation of interior landscape themes. 2. Generally is arranged in mass plantings Page44 4.0 - PROJF_C T- BOUNDARIES AND £NYR¥ POIN¥S FIG. 4.1.2 B Note the t~ans~tio~ from formal ~o semi~forma~ landscaping from left to ~ght, as s~te use decreases. Informal landscaping (natural buffers, wetland mitigation, Iow/no maintenance, high recreation and wildlife value) is for areas within the site not expected to be developed, or for stormwater detention and biofiltration facilities. 1. Planting uses exclusively native plant species to add wildlife and water purification value, and to naturalize designated undisturbed areas 2. Includes native meadow grass mixes requiring Iow maintenance 3. Serves as visual backdrop to contrast to highly structured landscaping around site buildings. 4. Incorporates passive recreation opportunities like walking trails for nature appreciation and wildlife habitat. Page45 z~b~a ~et¥~ D~e~i~j~a ~i(~e~i~a~e~ 4.0 -- PROJECT BOUNDARIES AND ~)%~7-RY POIN ~-S TABLE 4. 1.2 Suggested plant sizes~ use and species Size at time of Plant type planting Spacing Uses, comments Use as shade, canopy/alee 2" min. caliper, balled Maximum street tree trees to break up parking lot, and burlapped, No bare root trees allowed, spacing max. not more unify streets together. Species Deciduous trees, than 30 feet on center can include: Oaks, Sunburst shade/canopy Minimum branching feet on centers on long Honey locust, Red Maples, height: 6 feet from ground to lowest stretches, and 24 feet American or Oregon Ash, within parking lots. Sweetgum, Lindens, Raywood branch Ash, Tulip Tree, Hornbeam Use as colorful accents and naturalization. Species can Deciduous trees, 1-1/2" caliper, balled As clumps, specimens include: Vine Maple, Japanese small/decorative and burlapped. No such as (Vine Maple, Maple, Shadblow, Flowering bare root trees allowed Shadblow, Hawthorn) Cherries, Magnolias, Dogwood, Flowering Plum, Redbud, etc. Year-round color, greenery, texture interest, screening, 6' minimum height, full naturalization or specimens. Coniferous trees specimens, balled and 12 feet on center or as Species can include: Dawn burlapped. No bare clumps and California Redwood, Shore root trees allowed Pine, Ponderosa Pine, Giant Sequoia, Douglas Fir and Hemlock 4-5 feet on center 5 gallon pots, tubs or maximum. Mass plantings and clumps, balled and burlapped, buffer plantings, formal to Large Shrubs min. 25" height, informal planting areas. Includes native and non- Evergreen screening Evergreen shrubs used native species, evergreen and for screening: 2 feet on deciduous. shrubs: 5 feet height center Low planting where visibility Small Shrubs 3 gallon to 5 gallon 2-3 feet on center is required, such as in around pots, 18" height, min. maximum pedestrian areas and parking lots. Mix of native and non- native species. Where grass is not desired and Iow watering/maintenance is 18" on center Ground Covers 1 gallon pots maximum, important. Species include Kinnickinnick, Rock Raspberry, Salal, and Periwinkle. Accent planting for entry ways Annual/ Bulbs, 4" pots By species to site, signage foundation Perennials planting, potted planting for color Page46 4.0 - PROJECT BOUtNkOARiES AND F_NTRY POI,NTS 4.1.3 WALLS AND FENCES Walls and fences make firm boundary changes from one area to the next, and provide mitigation of views not compatible with the pedestrian or public street experience. A. Screening walls for loading areas along a street shall be articulated so that screening vegetation and shade trees can be planted in front of them to break up the scale of the wall. B. Drive through establishments (banks and fast food/coffee outlets) shall have a Iow (4 feet high max.) opaque screening wall and/or with Iow level obscuring landscape planting in front towards the public domain to reduce the visual impact of vehicles queuing up for services or food. C. Plazas and seating areas that are part of food establishments and shared common areas shall be Iow (4 feet high maximum) and made of visually porous materials (steel, stone, wood) so as to be see-through. House frontages are to be visible from public rights of ways and major roads as gathering places. FIG. 4.1.3 A AND B Two examples of fencing, wafts and landscaping to separate, public ~rom semi pubfic spaces around food or retail establishments, D. Trellises and arbors are encouraged along pedestrian walkways to accentuate changes in boundaries and add visual/artistic interest to the shopping experience. E. Multifamily residential areas shall have Iow fences surrounding front yards where they are facing streets to allow visibility, and to set up a hierarchy of space from the street to the home. F. Fenced common areas for multifamily homes shall be used to define semi public and semi private areas belonging to the housing community so that area ownership is enforced. Page 47 5.0 PARKING AREA DESIGN Page48 5.0 PARKING AREA DESIGN The primary purpose of design guidelines for parking areas is to ensure that development of parking does not overwhelm the site aesthetic or environmental quality. Parking areas shall be designed so that pedestrian and vehicular navigability is maximized, and that their visual and ecological impacts are minimized. 5,1 PARKING GOALS I. Provide adequate efficient on-site parking in locations convenient to destinations. II. Provide ample pedestrian circulation through parking areas that is safe from vehicular conflicts and fear of crime. III. Encourage use of shared parking. IV. Ensure pedestrian safety by separating walkways from parking and travel lanes. V. Define entry and destination points clearly for pedestrian orientation and movement. VI. Use Crime Prevention Through Environmental Design (CPTED) principles to reduce fear of crime and assure user safety. 5.1.1 DEVELOPMENT STANDARDS A. Desire lines, also known as foot paths, reflect the shortest distances pedestrians travel between points on a given site. Often these are found as paths worn through planting beds in parking areas or lawns. Site design should anticipate and acknowledge major pedestrian starting and ending points, provide unobstructed, visually clear routes. B. Planting areas should not block pedestrian flow, and should be used to define parking area boundaries. C. Parking areas shall be broken up into small units to break up expanses of asphalt. E. Designate areas for oversize vehicles and trailers in a separate zone to avoid size conflicts and visibility problems. G. Separate loading, delivery, storage and garbage collection areas from customer parking. H. Crime Prevention Through Environmental Design (CPTED) principles shall be used to reduce fear of crime and assure user safety. 5.1.2 DESIGN A. GUIDELINES Make pedestrian walkways direct and separated by landscaping from main entrance roads Provided pedestrian walkways within parking areas. Page49 z~b~a ~',~,~e~,~ DD~e~,i®~a ~',~id~i~, 5,0- PARKIN© AREA DESIGN C. As much as is practical, 90-degree head in parking shall be used to maximize parking stalls in the least amount of area. Stalls and travel aisles will be according to Auburn City code 18.52.090. D. Handicapped parking stalls shall be closest to points of destination and adhere to Auburn parking codes. E. Normal parking stalls shall be a minimum of 9 feet wide inside painted stripe lines. Where parking stalls are adjacent to landscape islands, these stalls shall be nine feet wide (9') between the paint stripe and the outside of the landscape island curb for ease of getting in and out of cars. F. Differentiate walkway paving texture and pattern to distinguish them from site-wide sidewalks. G. Landscaping shall not block sight lines from origin points to destinations. Trees shall have branching no lower than six feet (6') to ensure pedestrian safety. Shrubs shall be no taller than three feet (3'). H. Perimeter planting around main blocks of parking shall be minimum 10 feet (10') in width. I. Parking areas for large vehicles may be provided in a separate area of the site with clear sight lines for natural surveillance and ease of finding one's vehicle. J. Avoid use of curb stops as a means to terminate clutter and pedestrian hazards. K. Where parking stalls are along landscape buffers, the stalls shall be 17 feet (17') deep, with a two foot (2') overhang area that is planted by landscaping. The curb takes the place of wheel stops. L. Provide 4' wide ramped access ways from parking areas to landscaped buffer/walkway strips to prevent trampling of landscaping. Where no walkway exists in the landscape buffer, allow pathways through the landscape strip. M. Encourage shared parking between tenants of the site in order to reduce the impact of parking on the site and maximize building use and diversity of uses. Shared parking for uses of overlapping times of occupation allow more continuous use of the area. N. Provide natural surveillance across parking areas from buildings and along walkways and sidewalks. O. New parking structures shall be subject to the same architectural treatment as other buildings, including modulation, pedestrian amentities, and materials. Any parking on ground level shall be screened from the public right-of-way with landscaping and/or ornamental screening. FIG. 5. 1.2 A (OPPOSITE PAGE) ,Showing parking lot layout and typical landscaping concept from 1 Street NE to a Mrge or midsize re,ail center. Page50 Awning overhead Stor~ entry Decorative cross walk pavement way islands Pedestrian walk w_~__ 16' compact stalls Parking lot lighting Pedestrian Shade trees 30.j on center Pedestrian Painted cross walk ~L;L;2 ~- --- Bollards at cross walk ramps ~ ~ ~' ~- .......... ~ ~ 1 ,'--- lighting ~ Tandem bus ~ .... Roadway lighting Bus shelterX~ Street Decorative pavement Page 51 ,? Car overhangs/ow ground cover be/ow. Illustrates normal 19'parking staff against landscape buffer.) 77' ,/---- Shade trees Ground cover under 2' car overhang -~ .... Shrubs/landscaping 3' high ,tax. Maintain 5' walkway space c/ea8 continuous Parking 6' ~ side walk FIG. 5.1.2B& C ..... 2' overhang IlMs~a~on of wa/imzay sec~iot~ la~dscaping. Page52 Page53 6.0 PEDESTRIAN NETWORK FEATURES Page54 6.0 PEDESTRIAN NETWORK FEATURES The pedestrian network's principal purpose is to provide a network of clearly defined linkages throughout the project and within sub areas that are safe, easy to negotiate, and provide for a visually stimulating system of open spaces. 6.1 PEDESTRIAN NETWORK GOALS Assure pedestrian safety and ease of navigability within and between land uses. Reduce fear of automobile impacts and fear of crime by creating a highly surveillable environment in all land uses. Create a visually diverse pedestrian experience between destinations through urban design features. Provide communal spaces in all land uses for social interaction and people watching. FIG. 6.1 This building addresses bo~h directions of ped~?strian and automobile? traffic, providing high visibility an~! goo~! orientation. Page55 6.1.1 DEVELOPMENT STANDARDS B. C. D. E. Ensure pedestrian safety by separating walkways from parking and travel lanes. Define entry and destination points clearly for pedestrian orientation and movement. Sight lines will be acknowledged and visually unobstructed. Differentiate pedestrian travel areas from parking by pavement changes. Bicycles will be directed to possible urban trails and bike paths (S 277th Street and D Street NE sides), and on bike paths (possibly along Robertson Way and Street NE). FIG. 6.1.1 Landscaping buffers vehicles from pedes~:rian areas, Page56 6.0 - PED~;q~ 7~?IAN NET~z,/ORK F~TA 6.1.2 DESIGN GUIDELINES There are five types of pedestrian routes on the Auburn Gateway site: 1. Urban trails: These link the site to regional recreational and transportation systems. 2. Street edge walkways: I street and Robertson Way, as major pedestrian spines crossing the site. 3. Parking lot internal walkways: Link streets and parking areas to site buildings and uses. 4. Store/building front sidewalks: Provide continuity along store frontages and connects to other buildings and plazas. 5. Communal walkways: In multi-family housing development to connect housing blocks into a community and with play/ recreation areas. TABLE 6. 1.2 Pathw~y dr-,'sign~dr)n~,~ and uses. Path Type Pavement Widths Uses Locations Urban Trail Asphalt 8 feet Bicycle/Pedestrian 277th Street and D Street Parking Lot Walk Concrete/pavers 5 feet min, Pedestrians Parking areas Concrete/ No less Pedestrian, Building fronts facing parking Storefront Walks decorative pavement than 8 feet shopping areas, plazas Communal Concrete, with Residential Walks decorative node areas 6 feet pedestrian Multi-family housing community B. Along store frontages and pathways through parking areas, pedestrian-oriented open spaces shall NOT have: 1. Asphalt pavement, gravel surface, or crushed and tumbled glass. 2. Adjacent chain link fences. 3. Adjacent blank walls with no visual connection to potential help. 4. Constricted passageways with no means of escape or visual connection to an intended destination. 5. Any feature similar to or combination of the above. C. Pedestrian route pavement will continue across vehicular travel ways so that crosswalks are designated as safe zones for pedestrian crossings. Pavement types may include: 1. Colored concrete or asphalt, scored, stamped or brushed to highlight pavement change. 2. Concrete unit pavers with decorative banding. D. Use full spectrum lighting in pedestrian and parking areas for public safety and true color rendering. Low and high Page 57 z~b~a ~e~ D~e~i®~a ~i~e~i~ae~ 6.0 - PED£S YRiAN NET~*ORK FEA YUR£S pressure sodium lamps make people, clothing and vehicle colors difficult to identify at night. E. Clearly link walkways across the site to facilitate wayfinding and create a continuous network of pedestrian connections within and beyond the site. Various "project types" and land uses shall be clearly connected in a cross-site fashion, to create a continuous network of pedestrian connections. F. Indicate site amenities, such as water features, benches, trash receptacles, as part of the pedestrian experience. FIG. 6. 1.2 Clear separation of pedestrians from parking and auto travel is essential. Note the change in pavement to show pedestrian crossings, and bollard lighting. G. Provide pavement transitions at project boundaries, walkways to softer pavement types for recreational uses. Page58 Page59 7.0 SITE LIGHTING Page60 7.0 SITE LIGHTING The goal of site lighting of the Auburn Gateway design guidelines is to minimize negative aesthetic or environmental impacts from site development to adjoining properties or land uses. It is expected that most site land uses will be nighttime intensive uses, and lighting must be provided for pedestrian and vehicular safety. 7,1 SITE LIGHTING REQUIREMENTS I. Assure pedestrian safety and ease of navigability during darkness. II. Minimize negative effects of glare both on and off site. III. Create a family of light standards to be used throughout property that responds to a variety of site conditions. IV. Create a standard for lighting that will be used in site development over time. V. Provide energy efficient illumination. VI. Meet minimum standards as required by Auburn Municipal Code for ensuring public and residential safety. 7.1.1 DESIGN GUIDELINES A. Lighting shall NOT: 1. Blind passengers or pedestrians to approaching people or vehicles by direct glare or reflection off building surfaces. 2. Cast shadows into parked cars and trucks to hide criminal activity. 3. Use Iow-pressure sodium lighting (yellow spectrum) bulbs. 4. Wash on building walls to silhouette pedestrians against walls (illuminate the path, not the building walls [CPTED principle to avoid stalking by perpetrators]). 5. Be used indiscriminately to illuminate areas not normally covered by natural surveillance. If rear sides of buildings (service/loading and garbage areas) need lighting, lighting shall be directed toward the building and these areas, not mounted on the building itself). 6. Cast glare outward from the project toward the streets; cast lighting in the direction of surveillance from street edges. B. Light standards shall be designed and located based on the following criteria: 1. Distinctive appearance that creates site identity and character. 2. Visual compatibility and unobtrusiveness with the site by night. 3. Architecturally compatible with building design styles by day. 4. Minimization of glare, and use of cutoff angles. Page 61 5. Ease of maintenance. C. Locate lighting to facilitate public safety and sense of security, and to provide aesthetic benefits. D. Intersections of pedestrian, vehicular and bicycle traffic shall be appropriately lighted for nighttime visibility where night use will occur. E. Avoid glare from light sources into wildlife habitat areas and surrounding neighborhoods. F. Use lighting to highlight unique site features and landmarks such as buildings, significant trees and landscape elements, but done so that off site glare is not created. G. Illumination levels shall be determined on a case by case basis by a lighting engineer. H. Avoid lighting areas that can be used for loitering, unlawful uses and vandalism. In such situations, it may be desirable to turn lights off and fence these areas after hours to displace activities to more appropriate locations. I. Use lighting for the following purposes: 1. Site entry lighting 2. Roadway lighting 3. Walkway lighting 4. Parking area lighting 5. Landscape lighting 6. Public spaces: Plazas, dining areas 7. Building surfaces and pavements J. There are six basic types of lighting that will be used throughout the site: 1. Overhead lighting: Roadways and parking lots 2. Entry and walkway lighting: Site entrance points and vvalkvvays for human scale light fixtures 3. Pathway (bollard)lighting 4-. Bus stop lighting: Define bus stop locations 5. Ambient lighting: Buildings and awnings onto sidewalks 6. Landscape lighting Page62 TABLE 7. 1.1 Lighting types and characteristics. Lighting type Entry Lighting Roadway Lighting Interior Parking Lot Walkway Lighting Pathway Lighting Landscape Lighting Bus Stop Lighting Ambient Lighting Fixture Pedestrian/Overhead Overhead Overhead Pedestrian Bollard Up-lighting, spot lights Pedestrian Varies: building mounted, overhang mounted Height 14'-26' 16'-26' 25' - 30' 14' 3~ 12' Varies Max. Spacing, location* 30' or less to highlight entrances 90' or less, D Street, I Street, Robertson Way Site specific spacing 30 feet or less, on walkways in parking lots, Roundabout, major plazas and seating areas Spacing varies. Located on pedestrian paths in office entrance ways, restaurant uses, and on communal sidewalks in multi-family residential areas. Site specific lighting location/ spacing At either end of bus stop zone equivalent to length of tandem bus to define bus stop apron. Attached to building or overhanging awnings or canopy for ambient lighting on pathways * L/,.¢hting shall on!? be provided to meet m/n/mum des/md i#uminat¢bn/eve/s; however pedestrian intensive areas' must meet minimum cede mqui,'ements P~r safe~y and wayfinding. Page63 z~b~a ~',~,~et~,~ DD~e~,i®~a ~',~id~e~i~a~e~, 8,0 - ,NATURAL At'VIF. NI¥iES AND RECREATIONAL OPPORTUNI¥I£S 8.0 NATURAL AMENITIES AND RECREATIONAL OPPORTUNITIES Page64 8.0- NA TUF~AL AM£NIT/F.S AND RECREATIONAL OPPOR¥IJNITIF_S 8.0 NATURAL AMENITIES AND RECREATIONAL OPPORTUNITIES The design guidefine purpose for natural amenities and recreation is to provide opportunities to bring wildfife into an urban area for habitat preservation, enhancement and interaction with human beings for passive recreation and enjoyment. It is also the intent of these guidefines to provide attractive options for integrating stormwater drainage design, detention and treatment while preserving the ecological value of existing wet lands on the site. 8,1 DESIGN GOALS III. Preserve existing wet lands and enhance their intrinsic environmental value as habitat and stormwater storage. Provide attractive options for integrating wet ponds and stormwater treatment and detention as an amenity to the site land uses. Reduce downstream floodwater volumes from runoff. 8.1.1 DEVELOPMENT STANDARDS A. Meet requirements of the King County Stormwater Management Manual for stormwater management, treatment and flood control. B. Adhere to design principles for wet ponds per King County's The Integrated Pond: Enhancinq the Design and Value of Stormwater Ponds, September 1888. C. Integrate wet ponds and biofiltration channels into the site as part of an overall landscape management plan. D, Enhance property values by incorporating sustainable water management practices. 8.1.2 DESIGN GUIDELINES A. Design wet ponds to blend with natural buffers and look like part of the existing landscape. B. Use native plant species to line the edges of the ponds and biofiltration swales to remove sediments and toxins before the water is released into the ground and surrounding hydrologic system and rivers. C. Use food-producing plants and shrub species to bring wildlife into the development. D. Capture all runoff from buildings and hard surfaces for collection in detention ponds staged to delay runoff entering local rivers and streams during rains. Page65 z~b~a ~',~'~et~ DD~e~,i®~a ~',~i(~e~i~a~e~, 8.0 - NATURAL At'ZF. NI¥iES AND RECREATIONAL OPPORTUNI¥I£S FIG. 8. 1.2 Wet ponds provide a pleasant backdrop to urban/office development. Page66 z~:b::~a ~-:::~:>.t¥::: D~:::i~?~a ~-::i::>.~i~a:>.:: 8. 0 -- NA TUt~L AMF_NITIF. S AND RECREA 770,NAL OPPORTO"NI TIF_S Page 67 z~b~a ~e~¥~ DD~-~i~j~a ~id~e~i~a~e~ 9.0 - SI F, C VVIDE SIGt~iAGE AfVD GRAPI flCS 9.0 SITE WIDE SIGNAGE AND GRAPHICS Page68 9.0 - SiTE WIDE SIGNAGE AND GPAPHICS 9.0 SITE WIDE SIGNAGE AND GRAPHICS The purpose of design guidelines for signage and graphics is to enrich the experience of visitors and customers by providing wayfinding and information in a way that is visually pleasing, and reduces wasted time caused by navigational confusion. 9,1 DESIGN GOALS II. V. VIII. IIX. IX. X. XII. XlII. XlV.. Provide a family of clear and legible site directions and interpretive signage for customers, bus passengers and visitors. Establish and reinforce a system of visual cues, such as color coding, size and theme that identify project sub-areas and entrances for attracting customers and facilitating way-finding. Clearly mark site locations and main travel routes, destinations, bus stops and exits. Define the character of the Auburn Gateway site as a distinct entity for instant roadside recognition and street appeal to attract customers. Use creative designs and utilize durable materials and resource-efficient materials. Adhere to Auburn Municipal Code for signage as a minimum. Pylons shall establish an icon or logo for the project as a whole and be visible from long distances down major streets approaching the site. Icons shall be used throughout the site as a symbol of the project character and identity. Entrance signage shall tell visitors and customers that they have entered the site, and define project boundaries. Perimeter signage shall be positioned around the edges of the project to reinforce the boundary of the site. Directional signage shall be used to emphasize direction, zone designation, clarity, order, balance, contrast, harmony and project character. Informational signage shall provide hours of operation, transportation information, rules and regulations, and other operational information. Monument signage shall be provided for project identity. Building signage shall identify the tenants and their Land Use, and be clearly visible for customers and visitors without overpowering the aesthetics of the site as a whole. Page69 9,0 - SITE WIDE SIGNAGE AND GRAPHICS 9.1.1 DESIGN GUIDELINES Adhere to Auburn Municipal Code for signage as a minimum. Establish a sign hierarchy utilizing the following sign types. 1. Pylons shall clearly identify the site without being garish, and be tastefully designed to fit the architectural styles of site buildings. 2. Monument signs can be integrated with landscaping, up- lighting, and perimeter fencing or walls to establish property boundaries and to indicate project entrances. This high level entry area will use landscaping material to celebrate arrival into the project. 3. Informational signage may be seasonal to highlight seasonal themes, celebrations and events, and shall be easily edited or transformed to keep current. 4. Informational signage will show areas of responsibility for local authorities, and provide rules for territorial control by site tenants and police. 5. Provide informational signage for bus stop and parking hours and regulations. 6. Signage families shall respond to the shape of architectural spaces through a variety of shapes and sizes to meet functional requirements. 7. Organize signs into visual groups to prevent variety leading to chaos. 9.1.2 USE OF COLOR Color is essential in making sign systems that are appropriate to their environment, and shall relate to, but not necessarily blend with, the surroundings. Contrast may be important for signs' visibility in the environment. FONT A. Relate legibility of fonts to the project in size and text. Serif fonts are more legible for large blocks of text, sans serif have more visual impact and weighting for headings. B. Make sign fonts highly visible when viewed at the distance required. 3-D signs shall allow wording and text to be easily viewed at an angle. MATERIALS Construct all signage for Iocational and directional purposes related to the development of durable, recycled, sustainable and locally available materials. Page 70 9.0 - SITE WIDE SIGNAGE AND GPAPHICS B. Natural landscape materials found on the site. For instance, addresses may be sandblasted into boulders. 9.2 KEY SITE SIGNAGE The following figure illustrates the proposed locations for key site signage of the following types: A. Pylon Signage - Site and tenant identification B. Entrance Signage C. Monument Signage D. Secondary Signage , t/ Pylon Signage - Site and Tenant ID Entrance Silage Monument Signage Secondary Sig~age FIG. 9. 1.2 $ig~age Hierarchy Page 71