BLDG Design Final2 4-03 - City of Kenmore, · PDF file · 2015-01-13at street corner. A well landscaped ... space. Standards Required 1. Locations Where Standards Apply. ... These

Kenmore Downtown Design Standards III-

Building DesignStandards for All Uses

31

Arai/Jackson Architects & Planners Berger/ABAM EngineersCity of Kenmore Downtown Design Standards, Final April 2003

III-


Prominent building entry and tower featureat street corner.

A well landscaped public plaza providespedestrian interest at the street corner.

CORNER FEATURES

Intent• To ensure architectural interest and pedestrian-

scaled detail in downtown.• To allow for comfortable pedestrian queuing

space.

StandardsRequired1. Locations Where Standards Apply. CornerFeatures are required at locations specified on theNorthwest Quadrant Circulation Map on page III-13; outside of the Northwest Quadrant, cornerfeatures shall be provided when conditions insubsections 2 and 3 below are present.

2. Corner Features for Buildings at IntersectionsFacing Two Streets

a. Architectural Features. Building sides thatface corners of public streets shall be treatedarchitecturally to emphasize the corner loca-tion. Appropriate expressions include:

• Tower forms;• Prominent building entries;• Over-sized window treatment;• Special rooflines;• Plazas;• Other treatments which meet the intent of

this standard.

b. Building Corner Setbacks. First floors ofbuilding corners facing intersections of 2streets shall be set back 10’ to accommodatepedestrian circulation. Columns are allowedin the setback area up to the size of a 2’square footprint.

31

BUILDING DESIGNStandards for All Uses


III-

3. Corner Features for Buildings at Intersectionsof a Street and a Pedestrian Walkway and/or TwoPedestrian Walkways. Entrances to pedestrianwalkways shall be visually emphasized by the useof 2 of the following elements:

a. Special paving. Scored concrete, stained/colored concrete, concrete pavers, pavinginlays, mosaics, or other special pavingmaterial which is different from the stan-dard sidewalk material;

b. Landscaping. Trees, shrubs, trellises,flowers, or container plants;

c. Seating area. Benches, low seating walls;d. Site lighting;e. City signage.

32




33

ROOF FORM

Intent• Distinctive Profiles. To ensure that roof forms

provide distinctive profiles and visual interest.• Express Base and Top. To provide detail which

break buildings into distinct visible elements ofbase and top (see Stepbacks, Mass and Bulkstandards on page III-47 for details regardingbuilding modulation and articulation).

StandardsRequired1. Commercial Buildings. Commercial build-ings shall use one of the following elements tocreate a prominent edge:

a. Extended parapets;b. Projecting cornices;c. Pitched or sloped roofs;d. Decorative moulding if greater than or equal

to 10 inches wide.

2. Predominantly Residential Buildings. Build-ings which contain predominantly residentialuses shall use the following elements to break upthe massiveness of an uninterrupted flat roof:

a. Dormers;b. Pitched roofs;c. Stepbacks;d. Roof gardens;e. Cornices;f. Parapets; andg. Intersecting roof forms.

These types of roof treatments shall be deter-mined at the discretion of the Planning Director.

Residential building with intersecting roofforms.

Pitched/sloped roofs provide a distinctivebuilding profile.


III-


Not Allowed3. Flat, Unadorned Roofs. Flat roofs withoutarchitectural embellishments are not allowed onbuildings in the downtown.

ROOF FORM, Continued

34



35

STRUCTURED PARKING

Intent• Visually Integrated. To visually integrate park-

ing garages with other Downtown uses throughactive ground floor uses, and the use of archi-tectural treatments, such as materials, treatmentof openings, and human scaled facade ele-ments.

• Garage Elevations. To ensure that parking garagefacades facing public right-of-ways screen cars fromview and resemble commercial, office, civic, andmixed-use building elevations.

StandardsRequired1. Retail Frontage Along Streets. Parking struc-tures shall provide retail usages for at least 50 %of the first floor street frontages (Sites fronting182nd excepted).

2. Treatments in Non-Retail Areas. Portions ofground level facade not occupied by retail usesshall integrate 1 or more of the following into theground level facade:

a. Ornamental grillwork (other than plainhorizontal or vertical bars);

b. Decorative artwork, (metal panels, ce-ramic, mosaics, etc);

c. Display windows for events;d. Brick, tile, or stone;e. Pre-cast panels;f. Wood paneling;g. Blank wall treatments per the Blank Wall Stan-

dards on page III-38.h. Other treatments which meet the intent of these

standards.

Architectural treatments integrate parkinggarage with surrounding uses.

Ornamental grillwork integrated with parkinglot window openings.


III-

STRUCTURED PARKING, continued

3. Opening Size. The maximum size of windowand facade openings shall be 64 square feet(excluding driveway/parking garage entry). Thewindow/facade openings shall be treated furtherwith minimum 24-inch mullions to prevent largeopenings in the parking garage facade.

4. Treatments in Primarily Residential Areas. Groundlevel facade treatments for residential parking ga-rages shall integrate one or more of the following:a. Ornamental grillwork (other than plain

horizontal or vertical bars)b. Decorative artwork, (metal panels, ce-

ramic, mosaics, etc);c. Brick, tile, or stone;d. Pre-cast panels;e. Wood paneling;f. Blank wall treatments per the Blank Wall Stan-

dards on page III-38.

5. Facade Articulation. At least two of the fol-lowing elements shall be incorporated into park-ing garage facades to articulate the facade andprovide human-scaled architectural elements:

a. Piers or pilasters;b. Recessed window openings;c. Window sills and details;d. Masonry trim;e. Accent materials;f. Tile, stone, or pre-cast panels;g. Other treatments which provide facade

articulation.

Retail uses on the ground floor of a parkingstructure.


36



37

6. Architectural Elements in Vehicular Entrances.Vehicular entrances to structured parking shallincorporate two of the following elements intothe design:

a. Arches;b. Lintels;c. Piers or pilasters;d. Masonry trim;e. Planters; f. Ornamental lighting;g. Tile, stone, or pre-cast panels.

7. Townhouse Units. Each unit shall have anindividual garage, enclosed under the livingspaces. Such garage shall be located on a differ-ent facade from the main entry of the unit.

Not Allowed8. Plain Concrete Facades. Plain, unadorned, orsmooth concrete facades are not allowed.

9. Horizontal or Vertical Bars. Unadornedhorizontal or vertical bars are not allowed inparking garage window openings.

STRUCTURED PARKING, continued


III-


BLANK WALL AND SIDE WALLSCREENING

Intent• Continuity of Visual Interest. To ensure that all

sides of a building in the public view have visualinterest and continuity of pedestrian-orientedbuilding scale.

StandardsRequired1. Architectural Treatments for Visible BuildingSides. All sides of buildings visible from a publicright-of-way shall be treated with 2 or more ofthe following elements:

a. Visible rooflines (i.e. cornices, extendedparapets, pitched/sloped roofs, decorativemoulding, etc);

b. Windows;c. Secondary entrances;d. Balconies;e. Awnings;f. Oversized window treatments;g. Other architectural details which meet the

intent of this standard.

2. Detailed Walls Required. Ground floor walls(including retaining walls) within public viewshall have architectural detail such as windows,doors, reveals, and other architectural features asdescribed in the Building Design section of theseStandards. A wall is considered a blank wall if:

a. A ground floor wall or portion of a ground floorwall over 6 feet in height that has ahorizontal length greater than 15 feet and doesnot include architectural detailing; or

b. Any portion of a ground floor wall having asurface area of 400 square feet or greater.

38



39

Vines screen a blank wall.

BLANK WALL AND SIDE WALLSCREENING, continued

3. Blank Wall Screening. Where a blank wallwithin the public view is unavoidable due toUniform Building Code regulations, (such aswhere a side building wall abuts a property line,)blank walls shall be treated with two or more ofthe following:

a. Vegetation, including trees, shrubs, evergreen ground cover (in conjunction withother landscaping) or vines adjacent to theblank wall surface;

b. Trellis vine panels;c. Architectural detailing such as reveals,

contrasting materials, or other special de-tailing which meet the intent of this stan-dard.

Due to the many potential site specific conditionswhich could occur, blank/side wall treatment shallbe subject to the Director’s discretion and approval.

Not Allowed4. Murals. Murals shall not be permitted pend-ing the completion of City standards addressingappropriate allowances, criteria, and locations.


III-


40

PEDESTRIAN BRIDGES

Intent• Active and Accessible. Locate pedestrian

bridge(s) in active places which are accessibleat all hours and promote safe passage overmajor roadways.

• Unique Architectural Qualities. To developunique and inviting pedestrian bridges as keygateway features which are integrated withbuildings at bridge ends.

StandardsRequired1. Locate Bridge Ends in Active Buildings andPlaces. Locate bridge ends in active, publicly-accessible buildings or places which are acces-sible and secure at all hours.

2. Building and Landscape Treatments. Pedes-trian bridges shall be designed as unique struc-tures which serve as a key gateway feature to thedowntown.

3. Integration with End Structures. The appear-ance, materials, and style of pedestrian bridgesshall be architecturally integrated with the endstructures or places.

4. Weather Protection. Weather protection, inthe form of a roof or canopy structure, shall beprovided over the entire length of pedestrianbridges.

Pedestrian bridge designed as a uniquebuilding.

Pedestrian bridge provides weatherprotection.


Building DesignStandards for Commercial/Mixed Use Buildings


III-



VISIBLE BUILDING ENTRANCES

Intent• Visible and Welcoming Entrances. To make major

building entrances obvious and welcoming.

StandardsRequired1. Visual Prominence. The primary buildingentrance shall be made visibly prominent utilizinga minimum of 5 of the architectural treatmentslisted below. At least one element shall be se-lected from each of the categories listed below(i.e. at least one element from a,b, and c.)

a. Facade Features • Recess; • Overhangs; • Canopies; • Trellis; • Porticos; • Porches.

b. Doorway Features • Clerestory; • Transom windows; • Glass windows flanking door; • Large entry doors; • Ornamental lighting; • Lit displays.

c. Detail Features • Special entry paving; • Ornamental building name or address; • Planters or pots of flowers; • Seating.

2. Weather Protection. Provide some form ofweather protection at building entrances such as acanopy, marquee, or awning. This feature may becombined with the methods used above toachieve visual building entry prominence.

Building entrance incorporates glass windows,ornamental lighting, and planters.

BUILDING DESIGNStandards for Commercial/Mixed Use Buildings

41


III-


GROUND FLOOR FAÇADES

Intent• Visual Interest in Ground Level Activities. To

visually and architecturally express groundlevel activities which promote the pedestrianenvironment.

StandardsRequired1. Architectural Treatments and Details. Com-mercial building facades facing streets shallincorporate at least 2 elements from each of thefollowing categories, with a minimum of 5 totaltreatments required:

a. Palette of Window Treatments• Large storefront windows above kickplates;• Clerestory windows;• Recessed windows;• Mullions.

b. Palette of Façade Treatments.• Lighting or baskets supported by ornamen-

tal brackets;• Medallions;• Belt courses;• Plinths for columns;• Piers or pilasters;• Projecting sills;• Tilework;• Stone or concrete masonry;• Pedestrian scaled signs;• Planter boxes; or• Other architectural treatments which meet

the intent of this standard.

Facade treatments provide visual interest andpedestrian orientation.

Large storefront windows, varied facadetreatments, and pedestrian scaled signs.

42


GROUND FLOOR TRANSPARENCYAND VISIBILITY

Intent• Visual Interest in Ground Level Activities. To

visually and architecturally express groundlevel activities which contribute to thepedestrian environment.

• Visibility into Buildings. To provide visibilityinto buildings and from buildings out to thesidewalks.

StandardsRequired1. Clear Glass Windows. A minimum of 50% ofthe ground floor façade of commercial buildingsfronting public streets shall be comprised ofwindows.

2. Film. Film may be applied to windows toprovide shade and for energy efficiency providedfull transparency and visibility is maintained intothe building from the sidewalk.

3. Visible Light Transmittance. Windows shallhave a minimum 50% visible light transmittance.

Not Allowed4. Reflective glass or film. Reflective glass and/or reflective film which diminishes transparencyare not allowed.

Visibility into the building from the sidewalk.


Windows along ground floor facade providevisibility into the building.

43


III-


WEATHER PROTECTION

Intent• Weather Protection. To provide weather pro-

tection for pedestrians throughout downtown.

StandardsRequired1. Canopies, Arcades, or Awnings. Canopies,arcades, or awnings shall be provided on com-mercial building facades facing streets. Dimen-sions shall provide a:

a. Minimum canopy depth of 5 feet;b. Vertical height above the sidewalk and un-

derside of canopy between eight and tenfeet;

c. Minimum protection along 80% of thebuilding facade facing a public right-of-way.

d. If an arcade is proposed, the specificdimensions and length of the arcade willbe negotiated on a case by case basis toensure adequate light, air, and visibilitythrough to ground floor windows andbuilding entries from the street.

Not Allowed2. Internal or Backlit Canopies. Internal, back-lit, or uplit canopies are prohibited.Downlighting is allowed to light sidewalk forpedestrians.

3. Awnings as Signage. Awnings shall not beused as primary signage, including use of printand backlighting. If awnings are used for sig-nage, the drop edge of the awning/canopy shallnot exceed 12” in height. In addition, the City’ssign code requirements shall apply.

A variety of awning styles provide weatherprotection.

Hard awnings along a mixed use buildingfacade.

44


BUILDING MATERIALSStandards for Commercial/Mixed Use Buildings

Intent• To develop a visual downtown identity and to

ensure that downtown development forms acohesive visual whole over time. This shall beaccomplished through the use of a primarilymasonry materials palette.

• To provide a materials palette which allows forindividual and creative architectural expressionin individual development.

StandardsRequired1. Primary Materials Palette. Commercial andmixed use buildings shall be built with materialswhich will form a visually cohesive identity overtime. Facades of commercial and commerciallevels of mixed use buildings shall be primarily 1of the following masonry materials:

a. Brick;b. Stone;c. Ceramic Tile. Alternate coursing with changes

in color and or texture is required with use oftile. Alternate coursing can be vertical,horizontal, or both;

d. Split face alternate course concrete masonryunits. Alternate coursing with changesin color and or texture is required with use ofsplit face masonry units . Alternate coursingcan be vertical, horizontal, or both;

e. Stucco if limited to a maximum 50% of totalbuilding surface area.

At the first two stories above the public sidewalklevel, and at exposed stories below the publicsidewalk level, primary materials must cover 85%of the opaque surfaces on any elevation.

Variety between ground floor and upper storybuilding materials.


Use of ornamental tile provides visual interestand detail at the pedestrian level.

45


III-

Exceptions:a. Transparent glass may cover 75% of the firststory of any one facade. Transparent glass maycover 40% of the second story of any one facade.b. Where there are two front property lines, trans-parent glass may cover 75% of a second facade ifthe facade is within 15 feet of the property line.

2. Residential Floors, Mixed Use Buildings.Non-masonry materials may be used as a primarymaterial in the residential portions of mixed usebuildings subject to any applicable restrictions inthis section.

3. Vinyl SidingVinyl siding is only permitted on floors 3 andabove, and shall not exceed 15% of the totalbuilding surface area of those floors.

Not Allowed4. Plain Faced and/or Uncolored Concrete Masonry

Units. Plain faced and/or uncolored concrete ma-sonry units shall not cover an area greater than 5%of any facade.

5. Siding Materials Not Allowed: The followingsiding materials are not allowed on any buildingfaçade:

a. Asphalt siding;b. Aluminum lap siding;c. Siding grade plywood.

46



UPPER LEVEL STEPBACKS, MASS,and BULK

Intent• Develop Pedestrian Scale. To ensure that

multiple-storied building facades do not over-whelm the pedestrian orientation and scale ofdowntown.

StandardsRequiredA minimum of 2 of the following techniques shallbe applied to facades visible from public right-of-ways and public spaces to minimize the apparentbulk and mass of a building:

1. Stepback buildings over 2 stories. Buildingsabove 2 stories in height shall step back theupper stories as follows:

a. Stepbacks above two stories shall be a mini-mum of 6 feet from the first 2 floors;

b. A second, minimum 6 foot stepback shallbe made above four stories;

c. Evident Decrease in Bulk. Stepbacks neednot be continuous and uniform across theentire façade as long as bulk is visually de-creased.

2. Horizontal Building Modulation. Use baysrecesses, and building projections to providevariations in large facades.

a. The maximum horizontal length without building modulation shall be 100 feet.b. Modulation Depth. The minimum modulation depth shall be 6 feet.

Stepbacks, decks, and a modulated rooflineon a mixed-use building.

Upper story setbacks visually decrease thebulk of the building.

47



III-


3. Modulated Roof Line. Provide breaks in theroofline by alternating stepped roofs; gables,dormers, etc (see Roof Form standards on pageIII-33)

4. Articulation. Building Articulation with atleast 1 of the following architectural elements:

a. Change in materials or color with a changein building plane;

b. Decks and Balconies. Decks, terraces, andbalconies are encouraged but not required,and may be roofed or open;

c. Bay Windows;d. Repeat distinctive window patterns at

horizontal modulation intervals.

5. Other Treatments. Other architecturaltreatments which meet the intent of this standard.

Exceptions6. Stairs, Corner Features, and Other Architec-tural Features. Stairs, corners, and other verticalarchitectural features are not required tostepback.

UPPER LEVEL STEPBACKS, MASS,and BULK, continued

Horizontal building modulation and changesin color reduce the appearance of bulk andmass.

48


Building DesignStandards for Residential/Primarily Residential Uses


III-


(Applies to all multifamily residential develop-ment except townhouses)

Intent• Active and Lively Street. To face residential

entrances onto streets to create and maintain alively and active downtown.

• Safe and Welcoming Entry. To provide safeand welcoming building entries.

StandardsRequired1. Visible Entrance. The primary buildingentrance shall be visible from the adjacent street.

2. Weatherproof Covering. All building entriesshall have a weatherproof covering.

3. Secure and Direct Access. Primary buildingentries shall provide secure and direct access tolobbies, stairs, and elevators. Gated entries arenot allowed.

4. Entrance Dimensions. The primary residen-tial entrance shall be a minimum 4 feet deep anda width at least 50% wider than the entry doors.5. Visual Prominence. The primary buildingentrance shall be made visibly prominent utiliz-ing a minimum of 5 of the architectural treat-

PRIMARY RESIDENTIAL ENTRANCES

49

Secure and direct access to residential units.

BUILDING DESIGNStandards for Residential/Primarily Residential Uses


III-


50

ments listed below. At least one element shall beselected from each of the categories listed below(i.e. at least one element from a, b, and c.)

a. Facade Features • Recess; • Overhangs; • Canopies; • Trellis; • Porticos; • Porches.

b. Doorway Features • Clerestory; • Transom windows; • Glass windows flanking door; • Large entry doors; • Ornamental lighting;

c. Detail Features • Special entry paving; • Ornamental building name or address; • Planters or pots of flowers; • Seating.

PRIMARY RESIDENTIAL ENTRANCES, Cont.


BUILDING MASS AND BULK

Intent• Reduce Building Bulk with Smaller Architec-

tural Components. To reduce the apparentbulk of buildings by breaking them down intosmaller components which are consistent withthe pedestrian scale of downtown.

• Visual Variety. To provide visual variety alongstreets.

StandardsRequired1. Variations in Large Facades. Horizontalfacades longer than twenty-five feet in lengthshall be treated to reduce visual scale and bulkusing two of the following:

a. Bays and Recesses; (Bays and recesses shallbe a minimum of 3 feet in depth and 8feet long. Wall variations shall extend fromfirst floor to roof, excluding balconies, decks,and terraces);

b. Balconies, decks, and terraces;c. Distinctive roof forms;d. Window patterns;e. Changes in materials;f. Color differentiation;g. Projections or overhangs;h. Upper story stepbacks.

Not Allowed2. Flat Blank Walls Not Allowed. Flat blankwalls are not allowed. See Blank Wall Standardson page III-38.

Bays, recesses, and distinctive roof formsbreak up building mass and bulk.

A combination of balconies, colordifferentiation, bays, and stepbacks reduce theappearance of bulk.

51



III-


52

MATERIALS

Intent• Ensure Quality and Maintenance Over Time.

To ensure a standard of quality and mainte-nance over time.

• Materials and Details that Reduce Bulk. Toencourage the use of materials appropriate toresidential development and details that re-duce the visual bulk of larger buildings.

StandardsRequired1. Durable Materials with Texture and Pattern.Exterior materials shall be durable and maintain-able over time, including:

a. Materials with textures or patterns;b. Materials which lend themselves to quality

detailing and can be well maintained overtime.

2. Allowed Primary Materials.a. Allowed primary materials include wood or

masonry units (brick, stone, tile, or splitface alternate course concrete);

b. Enamel panels, and precast concretepanels. If panel materials are used, eachpanel shall not exceed a maximum of 9square feet.

3. Vinyl SidingVinyl siding is only permitted on floors 3 andabove, and shall not exceed 15% of the totalbuilding surface area of those floors.

Stone materials at the ground floor and colordifferentiation on upper levels provide textureand pattern.

Kenmore Downtown Design Standards III- 53


MATERIALS, continued

Not Allowed4. Reflective Glass. Reflective glass is not al-lowed.

5. Siding Materials Not Allowed: The followingsiding materials are not allowed on any buildingfaçade:

a. Asphalt siding;b. Aluminum lap siding;c. Siding grade plywood.


III-


WINDOWS

Intent• Active and Lively Street. To face windows onto

streets to create and maintain a lively andactive downtown.

StandardsRequired1. Transparent Windows. Transparent windowsare required where buildings face streets.

2. Varied Window Sizes. Residential buildingsshall be designed with varied window sizes andshape, including:

a. Varied shape, and number of panes;b. Divided or mullioned windows if appropri-

ate to style;c. Cantilevered bay windows if appropriate to

style and may project 18 inches intorequired stepback areas;

d. Recessed windows;e. Visible and substantial trim;f. Butt glazing is allowed.

3. Visible and Substantial Trim. Windows shallbe surrounded with visible and substantial trim.

Not Allowed4. Two-Light Horizontal Sliding Windows.Horizontal sliding windows with 2 lights are notallowed.

Varied window sizes.

Varied window shapes and number of panesdivided by mullions and other windowdetails.

54

Documents

BLDG Design Final2 4-03 - City of Kenmore, · PDF file · 2015-01-13at street corner. A well landscaped ... space. Standards Required 1. Locations Where Standards Apply. ... These