DESIGN REVIEW DETERMINATION

Transcription

1 DESIGN REVIEW DETERMINATION Project File No: LUA Project Name: Marina 87 Project Address: Applicant/Contact: Staff Contact: Determination: & th Avenue South Des Moines WA Jim Beckett, AIA, CDT, LEED AP Architect DLR Group 51 University Street, Suite 600 Seattle, WA Denise Lathrop, AICP Community Development Manager Phone: Address: dlathrop@desmoineswa.gov Approved pursuant to the conditions of approval listed below Date of Decision: June 10, 2016 REQUEST DLR Group (Applicant) requested a Design Review approval to construct an 89 unit apartment and mixed use project in the Marina District. Design Review is a Type I Land Use Action and, as such, is an administrative review approved by the Planning, Building and Public Works Director (Des Moines Municipal Code (DMMC) and ). Pursuant to DMMC the Applicant has requested to provide an in-lieu cash contribution to compensate for the unmet portion of the common recreation area requirement. FINDINGS OF FACT 1. On January 23, 2015, the Applicant submitted a Master Development Application for State Environmental Policy Act (SEPA) review and Design Review submittal materials to the City of Des Moines (City). A notice of complete application for the SEPA review and incomplete application for Design Review was sent to the applicant on February 6, A Traffic Impact Analysis and Parking Study dated October 19, 2014 was prepared by William Popp Associates. A revised Traffic and Parking Study was completed April 20, The City is acting as the lead agency as required by the State Environmental Policy Act (SEPA), Chapter 43.21C RCW. A Determination of Nonsignificance was issued on March 19, 2015 with comments due by April 3, No comments were received from the public. LUA Marina 87 Design Review Page 1 of 7 June 10, 2016

2 4. Pursuant to DMMC (9)(c), private recreational requirements required by DMMC (2) are not required for mixed use developments in the D-C zone. 5. Pursuant to DMMC (9)(e), 33% of the street level floor area shall be occupied by retail trade or personal and business services. 6. Pursuant to DMMC (2)(a), a Building Height Bonus is approved per the following: a. The proposed project is the second building within Area 1 on Figure 2 that has applied for the height bonus. b. The total floor area for the building of 3.15 does not exceed the maximum floor area ratio of 3.5. c. The building lot size of 23,520 SF meets the minimum lot size. d. Pedestrian oriented spaces are provided (Overview, Page 14): i. Retail and main residential entry is located on 7 th Avenue S. ii. iii. iv. Maximized commercial transparency and minimized blank walls, incorporating architectural screen to screen parking from pedestrian view. Creation of concrete piers break up building form and reduce scale at street level. Recessed entry plaza with generous landscaping provides room for tenant seating and activities to spill out into plaza (e.g. sidewalk cafe seating). v. Compatible fitness center and retail improve concentration of pedestrian activity. vi. Existing power vault and transformer to remain in existing location, planting and screening to keep it from view of pedestrians and tenants. 7. Pursuant to DMMC (1), a Parking Modification for the number of required parking spaces is approved per the following: a. The number of required parking stalls is: 0.72 stalls per bedroom stall per unit for guests + 1 stall for the rental office. b. Assuming 89 units with 108 bedrooms, the total requirement is: = 88 parking stalls. 8. Pursuant to DMMC (1), 17,800 SF of common recreation area is required. 9. On January 23, 2015, the Applicant submitted a Master Development Application SEPA and Design Review submittal materials to the City of Des Moines (City) for the project. The SEPA application was deemed complete on February 6, 2015 and additional information was requested for Design Review. 10. The Marina District is the civic and cultural center for Des Moines with a small-town charm reflecting the City s rich history that invites new businesses, development, shoppers and residents. A quality mix of services in the District encourages residents to shop locally and creates a destination for visitors. Improved pedestrian access to and from the Marina and Beach Park, and pedestrian amenities along South 223rd Street and South 227th Street enhance the image of Des Moines as a special Puget Sound waterfront community. Design guidelines encourage private participation and public art to reflect and celebrate the City s unique location and maritime heritage (Des Moines Comprehensive Plan, Chapter 10). 11. The City s Design Review process recognizes that land use regulations aimed at the orderliness of community growth, the protection and enhancement of property values, the minimization of discordant and unsightly surroundings, the avoidance of inappropriateness and poor quality of design and other environmental and aesthetic objectives provide for the health, safety, and general welfare of the citizens and implement adopted land use policies and regulations (DMMC ). LUA Marina 87 Design Review Page 2 of 7 June 10, 2016

3 12. The Marina 87 Apartments were designed to conform to the land use standards as defined by the Marina District Design Guidelines. Special attention has been provided to ensure the project conforms to the recommendations related to: site planning; height, bulk, and scale; architectural elements and materials; pedestrian environment; and landscape design (Project Narrative, Page 5): a. The proposed design includes site design features intended to improve the pedestrian experience and minimize negative impacts from automobiles. b. The building form has been softened through modulation, distinctive entry features, and changes in materials to provide visual interest. c. Large storefront windows and multi-tenant entry locations have been provided to enhance the entry experience. The sidewalk has been widened, is using distinctive paving materials, and includes outdoor seating areas to enhance the pedestrian experience. d. Negative visual elements such as parking areas, utilities and refuse areas are screened and large expanses of concrete are being softened through textural and/or other design features. e. Landscaping is being provided and will reinforce the positive visual elements of the Marina District. 13. The Marina 87 Apartments were also designed to meet the standards defined in the Des Moines Municipal Code (DMMC) (Project Narrative, Page 5): ANALYSIS a. The proposed design meets minimum thresholds for street level business area. b. The project provides fifty-five percent of the mandated minimum common recreational area. The property owner proposes an in-lieu cash contribution for the balance as defined in DMMC c. No structural elements are included in the required 10-foot setback area along the west edge of the property. d. Total project area is within the defined floor area ratio for the Downtown Commercial zone. e. The project includes structured parking on two levels, accessed from the rear alley. Parking stall and aisle sizes conform to Des Moines parking standards. The number of required parking stalls is determined by city staff review of a third-party traffic consultant and are: 0.72 stalls per bedroom stall per unit for guests + 1 stall for the rental office. The primary goal in developing design guidelines is to ensure a higher quality built environment through the utilization of design approaches, techniques and elements and high quality building materials while allowing for creative design approaches. A topic-by-topic evaluation of the project s compliance with the Design Review Criteria in DMMC and the Marina District Design Guidelines (MDDG) is provided below. 1. Relationship to Building Site/Site Planning/Height, Bulk, and Scale/Pedestrian Environment (DMMC (1), MDDG A, MDDG B, MDDG D): a. The project will provide amenities along 7 th Avenue S., including pedestrian lighting, weather protection, special paving, landscaping, and a recessed entry plaza, pedestrian scale street trees, retail spill out, recessed and well-defined entries and material changes, wider sidewalks and more small open spaces that promote businesses and community activity clusters. (Floor Plan Level 1, Lighting Plan Level 1, Details - Canopy and Signage, Pages 18, 24, and 32). LUA Marina 87 Design Review Page 3 of 7 June 10, 2016

4 b. Residential open space and multifamily recreation area is provided in the form of private decks, interior courtyards, sky lounge and roof deck (Overview Multifamily Recreation Areas, Elevations, Southwest Corner Building Perspective, Page 15, and 34): i. The courtyard (Level 2) is oriented to take advantage of afternoon sunlight and views and provides shared space for pre-adolescent children and adults. Screen walls and landscaping create private patios for units surrounding the courtyard. The area is serviced by restrooms adjacent to the ground floor residential lobby. ii. iii. The Sky Lounge (Level 5) is a destination and event space oriented to take advantage of views, create indoor-outdoor connection to the roof deck above, provides amenities not available in units. Restroom facilities serve the lounge amenity spaces as well as roof deck above. The roof deck is located central to the building and provides a common recreation area with primary views to the west towards the Olympic Peninsula and secondary views east towards the downtown. Tempered glass parapets proposed around the roof deck serve as life safety guard rails while providing visual transparency. The roof deck is connected to Sky Lounge visually and physically with showcase stair that is enclosed by glass. c. Parking is located behind the building with access from the alley only and off-street bicycle rack parking is provided in Basement Level 1. Parking will be screened by an architectural screen and landscaping along 7 th Avenue S., and by a GreenScreen and a 5-foot landscape buffer along 6 th Place S. (alley). (Floor Plan - Basement Level 1, Elevation Materials, East and West Elevations, and Building Perspectives, Pages 17, 26, 27, 29, 33 and 34). d. Methods to minimize height, bulk and scale include: modulation, canopies, and defined entry areas that visually break up the east façade; building focal points that include distinctive entry features; changing materials; and a courtyard that minimizes massing along the west façade and alley. The north and south facades have been modulated to allow for window openings and decks while meeting minimum code requirements for a courtyard should buildings be built up to either property line. Board-textured castin-place concrete provides visual texture on walls longer than 20 feet. (Elevation Materials, Elevations, and Building Perspectives, Pages 25-30, 33 and 34). 2. Relationship of Building and Site to Adjoining Area (DMMC (2), MDDG A): a. The area in the Marine District where the building will be constructed currently does not have distinct architectural character. The surrounding neighborhood is a mix of small commercial and residential projects, ranging from single story retail buildings to 3-4 story apartments and condominium projects. While no buildings in the immediate area of the project are 55 feet in height at this time, one such building is under construction to the south, and the City anticipates and desires buildings of up to this height and density in the vicinity. The building will be adding favorably to the aesthetic and architectural character of the neighborhood. b. The building form has been softened through modulation, distinctive entry features, and changes in materials and color to provide visual interest. Large storefront windows and multi-tenant entry locations have been provided to enhance the entry experience. The sidewalk has been widened, is using distinctive paving materials, and includes outdoor seating areas to enhance the pedestrian experience. c. Landscaping is being provided and will reinforce the positive visual elements of the Marina District. Negative visual elements such as parking areas, utilities and refuse areas are screened, and large expanses of concrete are being softened through landscaping, textural and/or other design features. (Floor Plans and Building Perspectives, Pages and 33-34). LUA Marina 87 Design Review Page 4 of 7 June 10, 2016

5 3. Landscape and Site Treatment/Landscape Design (DMMC (3), MDDG E): a. Landscaping will be provided along the eastern and western building facades. Plantings will provide a soft transition between sidewalk and retail areas and screening of utility and parking areas. Deciduous street trees will provide summer shade, winter light and year-round visual interest. A green planting screen will be used at the alley level west facade to create a Type II visual buffer and screen parking from view. Plantings will be coordinated and selected appropriately according to their use and location. Denser plants will be installed in the buffer along the western property line. Permanent bench seats are provided by the building as public amenity within the entry plaza. The plaza space also provides an opportunity for future tenants to provide temporary tables and chairs. (Floor Plan-Level 1, East and West Elevations and Building Perspectives, Pages 17, 27, 29, 33 and 34). b. Trash and recycling functions will be located inside the building accessible from the north end of the alley. 4. Building Design/Architectural Elements and Materials (DMMC (4), MDDG C): a. The proposed building incorporates modulation, change of materials and special features that enhance its character and give the building a human scale. b. Variation in the roofline and modulation in the façade provides interest from above and below. Recessed balconies break up the vertical façade and staggered windows create a playful indication of activities inside. Generous street level windows and entrances, multitenant occupancy and walk-in traffic at the street level help to define the public space. The entry canopy protrudes beyond the property line to further draw attention and celebrate the entry plaza and provide weather protection. (Elevations, Canopy and Signage Details and Building Perspectives, Pages and 32-34). c. The color palate is inspired by the colors of the Pacific NW marine environment. Blues will be used as accent colors for railings, canopy glass and other accent features while grays will be used for fiber cement panels, the horizontal reveals, parapet cap flashing, and window frames. (Materials, Pages 25-26) d. Textured materials have been chosen to invoke a different scale and impart warmth. Fiber cement panels and metal panels have been used to achieve a cohesive look with minimal reveals. Real wood or wood composite paneling accent and warm up the inset balconies, and provide visual modulation of the facade. Painted steel channels create horizontal reveals at the floor line emphasizing horizontality of the façade. Clear glass railings, as well as glass with colored interlayer will be used for residential balcony guards and railings. Textured concrete is used for retaining and foundation walls. (Materials, Pages 25-26). e. Exterior lighting will be provided for general safety and to highlight certain design elements, while respecting adjacent neighbors. Proposed lighting includes accent lighting at entrance canopy and tenant signage, soffit lighting at entrance doors, down lighting at garage and trash doors for pedestrian safety, and low level lighting in landscaped areas. (Lighting Plan, Page 24). 5. Signs (DMMC (5), MDDG F): a. Building Signage to be formed of metal attached to entry canopy. Color to match palette of building, to be finalized at a later date. Tenant Signage to be a combination of blade signs and window graphics: Blade signs will to be attached to concrete piers, and located per plan. To be Halo lit or have letters lit against solid background. No light boxes proposed. Window graphics will be used to obscure visibility into space by not more than 50% of storefront area. b. Signage will be reviewed under a separate sign permit consistent with the requirements of Chapter DMMC, MDDG F, and DMMC (5). LUA Marina 87 Design Review Page 5 of 7 June 10, 2016

6 6. Modification of Parking Requirements (DMMC (3)): a. Based on a review of the plans and request for a waiver from the parking provisions for commercial uses in the Downtown Commercial Zone, the proposed waiver is approved pursuant to DMMC (3). The Design Review approval is granted; subject to compliance with the conditions of approval. CONDITIONS OF APPROVAL 1. Design Review approval by the City constitutes only approval of the aesthetic design elements of the building and the site established by chapter DMMC. Design Review approval does not signify acceptance of all zoning, building, and engineering details of the project. These details remain subject to approval and shall be addressed as part of the building permit application process. 2. As part of the application for a building permit, the applicant shall submit: a. Landscaping Plans that are consistent with the requirements established by the City s Landscaping and Screening Code, Chapter DMMC. The resulting planting plan shall be dynamic with a variety of color and contemporary plant species. b. Parking Plan consistent with this design review decision and the requirements established by the City s Parking Code, Chapter DMMC. Pursuant to DMMC (1), a maximum of 50 percent of the total off-street parking stalls shall be designate for compact cars. Dimensions for stalls, including but not limited to stalls 14, 15, 30, 39, 47, 48, and 56 shall meet the requirements of DMMC Obstructions. c. Lighting Design consistent with requirements established by DMMC , DMMC , and the MDDG as part of the Building Permit submittal. 3. Pursuant to DMMC , no more than 50% of the common recreation area shall be indoors. The project has a deficit of 10,840 sf common recreation area. Per DMMC , the Director may allow a voluntary payment to the City in-lieu of providing the on-site common recreation facilities: The amount of payment shall be based upon the current assessed value (as determined by the County Assessor) of the entire development site. The amount of in-lieu contribution shall be as follows: Required common recreation area minus (-) provided common recreation area equals (=) X X/site area = Y Assessed value multiplied by Y = In-lieu contribution 4. Site is eligible for direct discharge exemption for stormwater detention. For Building Permit, please submit an abbreviated Technical Information Report per the 2009 King County Surface Water Design Manual addressing the core requirements. 5. Prior to issuance of a Certificate of Occupancy for the building, the Applicant shall enter into a no protest agreement regarding the formation of a downtown business or parking improvement district pursuant to DMMC (3)(c). 6. On-site parking shall be for the use of residents only. Commercial parking shall not be allowed on site until further review is conducted. 7. Solid waste containers shall be screened pursuant to DMMC through 490. LUA Marina 87 Design Review Page 6 of 7 June 10, 2016

7 APPEAL 8. Signage will be reviewed under a separate sign permit consistent with the requirements of Chapter DMMC, MDDG F, and DMMC (5). Signage shall be consistent with the design review drawings. This decision is a Type I Land Use Action, which is appealable to the Hearing Examiner as provided in DMMC and APPROVAL Code Official: Position/Title: Daniel J. Brewer, P.E., P.T.O.E Planning, Building, and Public Works Director th Avenue South, Suite D Des Moines, WA June 10, 2016 (Date) (Signature) LUA Marina 87 Design Review Page 7 of 7 June 10, 2016

8

9

10

11

12

13

14