Loading...
HomeMy WebLinkAboutExhibit B_Commercial Design Review CriteriaExhibit B Commercial Design Review Land Use Code Section 26.412.020, Commercial Design Review Criteria An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: 1. The Commercial, Lodging and Historic District Design Standards and Guidelines are met as determined by the appropriate Commission. The Standards and Guidelines include design review criteria that are to be used to determine whether the application is appropriate. Staff Response: The applicant provided a Commercial Design Review Context Study within the application. This study responds to each of the applicable Design Standards and Guidelines and demonstrates that the proposed project will comply with the applicable standards. Staff finds this criterion is met. 2. All applicable standards in the Commercial, Lodging and Historic District Design Standards and Guidelines shall be met unless granted a Variation pursuant to Section 26.412.040(d), Variations. Staff Response: The project requires a small reduction in the required Pedestrian Amenity space. Open space that currently exists along the east (front) and north sides of the building meets the definition of Pedestrian Amenity and cannot be reduced in size without approval. The small overhang proposed to shelter the entry doors into the new addition decreases the Pedestrian Amenity because the area below it will no longer be “open to the sky” as required. Currently, 3,077 sq. ft. or 16.7 percent of this 18,458 square foot lot is Pedestrian Amenity. The overhang is 71.7 sq. ft. reducing the Pedestrian Amenity to 3,005 square feet or 16.3 percent of the lot. The review criteria are: D. Variations. An application requesting a variation from the Standards of Commercial, Lodging, and Historic District Design Standards and Guidelines shall be reviewed during either Conceptual Design Review or Final Design Review, as determined by the Community Development Department. The Planning & Zoning Commission or Historic Preservation Commission, during a duly noticed public hearing, shall approve, approve with conditions, or deny an application for variation. The application shall demonstrate, and the deciding board shall find that the variation, if granted, would: 1. Provide an alternative design approach that meets the overall intent of the standard. The reviewing board shall consider the appropriateness of the design features, building elements, and existing neighborhood context to determine that the exception is appropriate; or Exhibit B Commercial Design Review 2. Be clearly necessary for reasons of fairness related to unusual site- specific constraints. The slight overhang provides protection from weather at the entry and, as a cantilevered element, has a minimal impact on the sense of open space at the front of the property, and meets the intent of the guideline below. PA1.5 Street level Pedestrian Amenity areas shall be open to the sky. • Direct access to the Pedestrian Amenity from the street is required. • A street level Pedestrian Amenity space may be covered, subject to HPC or P&Z approval. If the space is covered, the street-facing portion shall be entirely open. Staff finds this criterion is met. 3. Not every guideline will apply to each project, and some balancing of the guidelines must occur on a case-by-case basis. The applicable Commission must: a. Determine that a sufficient number of the relevant guidelines are adequately met in order to approve a project proposal; b. Weigh the applicable guidelines with the practicality of the measure. Staff Response: Staff finds that a sufficient number of relevant guidelines are met. Exhibit B Commercial Design Review  General  Site Planning & Streetscape 1.1 All projects shall provide a context study. A context study was provided as part of this application. Staff finds this criterion met. 1.2 All projects shall respond to the traditional street grid. The existing building is situated parallel to N. Mill Street. The proposed project will not alter the building orientation. Staff finds this criterion met. 1.3 Landscape elements (both hardscape and softscape) should complement the surrounding context, support the street scene, and enhance the architecture of the building. All but one existing tree will remain in place. Additional shrubs will be planted to soften the base of the addition. Much of the street facing sod will be replaced with river rock xeriscaping. Any tree removal requires approval from the Parks Department. Staff finds this criterion met. 1.4 Where there is open space on a site, reinforce the traditional transition from public space, to semi-public space to private space. Permeable pavers will be installed from the sidewalk along N. Mill Street to the new entry door. Staff finds this criterion met. 1.5 Maintain alignment of building facades where appropriate. The existing building is closely aligned to Clark’s Market to the north and the adjacent duplex to the south. The building orientation will not change as part of this project. Staff finds this criterion met. 1.6 When a building facade is set back, define the property line. Review the context of the block when selecting an appropriate technique. The existing planter links the public streetscape and entry to the property. New benches on top of the planter are proposed as a pedestrian amenity. Staff finds this criterion met.  Alleyways 1.7 Develop alley facades to create visual interest. N/A 1.8 Consider small alley commercial spaces, especially on corner lots or lots with midblock access from the street. N/A Exhibit B Commercial Design Review  Parking 1.9 Minimize the visual impacts of parking. N/A  Building Mass, Height, and Scale 1.10 A new building should appear similar in scale and proportion with buildings on the block. The existing building and proposed entry addition are similar in scale and proportional to adjacent buildings. Staff finds this criterion met. 1.11 A minimum building height difference of 2-ft. from immediately adjacent buildings is required. The entry addition will be 2-ft, 2-inches higher than the existing building and noticeably different from the two adjacent buildings. Staff finds this criterion met. 1.12 On lots larger than 6,000 sq. ft., break up building mass into smaller modules. The proposed entry can be considered a unique, smaller module, relative to the remainder of the building. The new addition will help to break up building mass. Staff finds this criterion met. 1.13 Development adjacent to a historic landmark should respond to the historic resource. N/A  Street Level Design 1.14 Commercial entrances shall be at the sidewalk level and oriented to the street. The proposed entry addition is accessed from the sidewalk and is oriented towards North Mill Street. One of the principal design goals of this project is to establish a single, street-oriented entrance to all businesses within the building. Currently, most of the businesses are accessed via the rear of the building. Staff finds this criterion met. 1.15 Incorporate an internal airlock or air curtain into first floor commercial space. The entry addition is designed as a 3-level airlock with automatic closing doors at each level. Staff finds this criterion met. Exhibit B Commercial Design Review 1.16 Entries that are significantly taller or shorter than those seen historically or that conflict with the established scale are highly discouraged. The proposed entry is slightly taller than the existing building but is still considered proportional in scale and mass to the existing building. The size and height of the entry is also proportional to buildings within the surrounding neighborhood. Staff finds this criterion met. 1.17 ATMs and vending machines visible from the street are prohibited. N/A  Roofscape 1.18 The roofscape should be designed with the same attention as the elevations of the building. N/A 1.19 Use materials that complement the design of the building façade. The modern design of the glass and steel entry addition contains the internal function of the elevator shaft and stairway that wraps it. The chosen use of the steel in the entry relates to other steel elements in the neighborhood such as the Ron Krajian Bridge. Staff finds this criterion met. 1.20 Incorporate green roofs and low landscape elements into rooftop design where feasible. The new roof membrane will match with the existing. The new roof will have high reflectance properties to reduce localized heat island effects. Staff finds this criterion met. 1.21 Minimize visibility of rooftop railings. N/A  Materials & Details 1.22 Complete and accurate identification of materials is required. The applicant has provided a complete list of materials. Staff finds this criterion met. 1.23 Building materials shall have these features: − Convey the quality and range of materials found in the current block context or seen historically in the Character Area. − Convey pedestrian scale. − Enhance visual interest through texture, application, and/or dimension. − Be non-reflective. Shiny or glossy materials are not appropriate as a primary material. Exhibit B Commercial Design Review − A material with an integral color shall be a neutral color. Some variation is allowed for secondary materials. The two primary materials of the entry connection include black structural steel and glass. These materials will be used extensively to complement the adjacent building to the south, 201 North Mill as well as the brick façade of the existing building, which remains the dominant element. Visual interest is enhanced by the use of glass walls by allowing pedestrians to see the elevator shaft and winding wood stair treads within. The glass will be non-reflective and the steel will be matte. Staff finds these criteria met. 1.24 Introducing new material, material application, or material finish to the existing streetscape may be approved by P&Z if the following criteria are met [Not listed here]. N/A 1.25 Architecture that reflects corporate branding of the tenant is not permitted. N/A  Lighting, Service and Mechanical Areas 1.26. The design of light fixtures should be appropriate to the form, materials, scale and style of the building. Lighting selection was conducted with respect to maintaining night sky requirements and a minimalist design aesthetic to reflect upon the modern entry addition. Staff finds this criterion met. 1.27 Trash and recycle service areas shall be co-located along an alleyway where one exists and screened from view with a fence or door. N/A 1.28 Design trash and recycle areas thoughtfully and within the style of the building, with the goal of enhancing pedestrian and commercial uses along alleys. N/A 1.29 Delivery areas shall be located along an alleyway where one exists. N/A 1.30 Mechanical equipment, ducts, and vents shall be accommodated internally within the building and/or co-located on the roof. All mechanical equipment will be located out of site from Mill Street. Staff finds this criterion met. Exhibit B Commercial Design Review 1.31 Minimize the visual impacts of utility connections and services boxes. Existing street-side service and utility boxes will be minimized and screened with new evergreen shrubs. Staff finds this criterion met. 1.32 Transformer location and size are dictated by City and utility company standards and codes. N/A  Remodel 1.33 All remodel projects shall meet Standards 1.22 and 1.23 See standards 1.22 & 1.23 1.34 Consider updating windows, doors, and/ or primary entrances to better relate to the Character Area and pedestrian experience. The proposed entry connection with its industrial steel frame, uses new, high performance windows and an entry door that relate closely to the adjacent 201 North Mill building and the character of the River Approach zone. Staff finds this criterion met. 1.35 Design alterations to relate to the existing building style and form that may remain. The black steel frame and the natural color palette of the interior materials will blend well with the brick facades of the existing building which remain the dominant element. Staff finds this criterion met. 1.36 Incorporate elements that define the property line in accordance with Guideline 1.6. An existing planter bridges the public streetscape and entry to the property. A new bench on top of the planter is proposed as a pedestrian amenity. Staff finds this criterion met. 1.37 Creative solutions that incorporate ADA compliance into the architecture are encouraged. Part of this remodel includes making all three floors and all bathroom facilities ADA compliant with the introduction of the street accessible elevator.  Pedestrian Amenities This project does not trigger demolition. The proposed reduction is addressed above. Additionally, the applicant proposes adding south and north facing benches mounted onto the existing triangular concrete planter. Staff finds all applicable criteria related to pedestrian amenities met. Exhibit B Commercial Design Review  River Approach Character Area 7.1 Place a building to respond to the natural environment. N/A 7.2 Minimize retaining walls where possible by siting building into topography. N/A 7.3 Incorporate open space into the building placement and site design. N/A  Architecture 7.4 Preserve the diverse and industrial character of the neighborhood and encourage connection to the river and natural environment. The proposed entry connection uses exposed, black structural steel to define the mass of the element within the larger existing brick building. This helps tie 225 North Mill to the historical and neighborhood vernacular of the River Approach Zone. Staff finds this criterion met. 7.5 Use eclectic and creative approaches to the break up building mass and scale. By nature of the project’s scale, the massing of the new entry addition breaks up the monotony of the existing homogenous brick walls. Staff finds this criterion met. 7.6 Unique roof forms and overall building shape are encourages in this neighborhood. The roof form seeks to relate to the adjacent building to the south, 201 North Mill with a flat roof. Staff finds this criterion met. 7.7 Enhance the natural environment and funky character through materials and details. The new elevator shaft and wood stair treads resembling railroad ties will be visible through the new front fenestration. Staff finds this criterion met. 7.8 Larger, more industrial sized fenestration is appropriate here. Large, industrial sized fenestration is prominent in the entry addition of 225 North Mill.