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800 GARDEN
Compliance - 4-3-100 URBAN DESIGN REGULATIONS
All areas zoned urban center required to comply with urban design regulations. The following guidelines
are required for mixed use buildings with attached dwelling units in District C in the UC-2 zone.
1. Site Design and Building Location
BUILDING LOCATION AND ORIENTATION
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standards: All of the following are required:
1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby
buildings and open space (except parking areas) shall be considered when siting structures.
2. Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature “pedestrian-
oriented facades,” and have clear connections to the sidewalk.
· Primary entry must be facing the street.
· 75% transparency between height of 2 to 8 feet
· Weather protection at least 4.5' wide along 75% of façade.
3. Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator
may allow facades that do not feature a pedestrian orientation; if so, substantial landscaping
between the sidewalk and building shall be provided. Such landscaping shall be at least thirty feet
(30') in width as measured from the sidewalk.
4. Residential and mixed-use buildings containing street-level residential uses and single-purpose
residential buildings shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping
between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’ privacy.
Response: All three buildings have sun exposure on all sides due to adjacent ROWs (Garden Ave N
and N 8th Street), access road (north and east side) and wide pedestrian ‘paseos’ in between the
buildings. The exterior open area around the buildings and interior upper level courtyards provide
natural light and ventilation to all dwelling units. Phase 2/Building B also has a min. 30 feet setback for
EXHIBIT 30
RECEIVED
Clark Close 12/09/2022
PLANNING DIVISION
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the upper residential levels creating an additional courtyard for the units and amenity spaces facing
Garden Ave N. There are no residential units at grade which eliminates any security or privacy concerns
for residents.
All three buildings have street facing primary entries directly accessed from the sidewalk or plaza
spaces along Garden Ave N. Pedestrian uses such as commercial retail and residential lobby / amenity
spaces are all oriented towards Garden Ave N. They are designed to be double height spaces with
transparent glazing to help bring in natural light, activate the street frontage and enhance the pedestrian
experience. Canopies will be provided for weather protection along the façade. Moreover, a pedestrian
plaza at the intersection of Garden Ave N and N 8th Street provides an inviting public space at the main
corner of the development. There is an additional smaller plaza space at the NW corner of Phase
1/Building A to allow for some spill over space from the retail use at that location. Zero setback locations
along Garden Ave N are compensated by the considerable setback at the main plaza space and upper
level setback for Phase2/Building B. Phase 3/Building C is also setback from N 8th Street to allow for
ground level landscaping as a buffer between the parking use in the building and sidewalk.
Structured parking is provided within the buildings, screened from view from Garden Ave N by the
street-facing, pedestrian-oriented uses. Retail vehicular access is provided via driveways from both
streets while additional residential vehicular access is provided from the access road along the north
and eastern portion of the site.
The retail driveway access from Garden Ave N and N 8th Street is essential to the success of retail
on this site. Garden Ave N is the main frontage for the retail uses including the proposed grocery use
in Phase 1, which makes it crucial for the retail access driveway to be provided along Garden Ave for
Phase 1 & 2 and N 8th Street for Phase 3 in close proximity to the retail uses and easy access to retail
parking behind the retail uses. Access to parking from the rear of the site will diminish the viability and
operation of the retail uses.
BUILDING ENTRIES
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standards: All of the following are required:
1. The primary entrance of each building shall be:
a. Located on the facade facing a street, shall be prominent, visible from the street, connected by
a walkway to the public sidewalk, and include human-scale elements; and
b. Made visibly prominent by incorporating architectural features such as a facade overhang,
trellis, large entry doors, and/or ornamental lighting.
2. Building entries from a street shall be clearly marked with canopies, architectural elements,
ornamental lighting, or landscaping and include weather protection at least four and one-half feet
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(4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
3. Building entries from a parking lot shall be subordinate to those related to the street.
4. Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-
oriented space; otherwise, screening or decorative features should be incorporated.
5. Multiple buildings on the same site shall direct views to building entries by providing a continuous
network of pedestrian paths and open spaces that incorporate landscaping.
6. Ground floor residential units that are directly accessible from the street shall include:
a. Entries from front yards to provide transition space from the street; or
b. Entries from an open space such as a courtyard or garden that is accessible from the street.
Response: All three buildings have clearly visible, street facing primary entries directly accessed from
the sidewalk or plaza space along Garden Ave N. Entry points are accentuated by accent metal panels
adjacent to the entrance doors. All entrances have canopies for weather protection. Residential entries
are further distinguished from the retail entry points by a different vertical façade treatment running the
full height of the building adjacent to the main lobby entrance doors. Secondary residential lobby entries
can be accessed from internal on-site walkways in the landscaped pedestrian open space between the
buildings.
TRANSITION TO SURROUNDING DEVELOPMENT
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standards:
2. For properties located south of North 8th Street, east of Garden Avenue North, applicants must
demonstrate how their project appropriately provides transitions to existing industrial uses.
Response: N/A as the property is not located south of 8th street and east of Garden Ave N.
SERVICE ELEMENT LOCATION AND DESIGN
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from pedestrian areas, and screening them from
view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
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Standards: All of the following are required:
1. Service elements shall be located and designed to minimize the impacts on the pedestrian
environment and adjacent and/or abutting uses. Service elements shall be concentrated and
located where they are accessible to service vehicles and convenient for tenant use.
2. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas
shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall
or fence and have self-closing doors.
3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination
of the three (3).
4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped
planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility.
Response: The loading area in Phase 1/Building A is completely screened from view from the street
frontage and is located behind the retail use with access from the on-site road to the north. All solid
waste storage and back of house service uses are located within the buildings. Solid waste collection
is intended to occur from the loading zone in Phase 1 and the on-site interior access road for Phase 2
& 3 buildings. Containers will be brought out from the interior solid waste storage rooms to the exterior
for collection at the access road.
GATEWAYS
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive within
the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways shall be distinguished with features that visually
indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in
the City. Examples of these types of features include monuments, public art, and public plazas.
Standards: All of the following are required:
1. Developments located at district gateways shall be marked with visually prominent features.
2. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles.
Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
Response: The larger plaza space at the intersection of both streets at the SW corner and the smaller
plaza space at the NW corner retail use are both intended to be welcoming gateways to the
development. The plaza areas will include green planted areas along with durable seating, special
paving and lighting. The NW corner retail plaza will also include a public art element enhancing the
street intersection of Garden Ave N and N 10th Street.
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2. Parking and Vehicular Access
Intent: To provide safe, convenient access; incorporate various modes of transportation, including
public transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient
parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an
active pedestrian environment by maintaining contiguous street frontages, without parking lot siting
along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets
and parking to maintain an urban edge to the district.
STRUCTURED PARKING GARAGES
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should
be used to enhance garages.
Standards: All of the following are required:
1. Parking structures shall provide space for ground floor commercial uses along street frontages
at a minimum of seventy five percent (75%) of the building frontage width.
2. The entire public facing facade shall be pedestrian-oriented. The Administrator may approve
parking structures that do not feature a pedestrian orientation in limited circumstances. If
allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature
substantial landscaping. This landscaping shall include a combination of evergreen and
deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10')
when abutting a primary arterial and/or minor arterial.
3. Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural
elements and/or materials.
4. The entry to the parking garage shall be located away from the primary street, to either the side
or rear of the building.
5. Parking garages at grade shall include screening or be enclosed from view with treatment such
as walls, decorative grilles, trellis with landscaping, or a combination of treatments.
6. The Administrator may allow a reduced setback where the applicant can successfully
demonstrate that the landscaped area and/or other design treatment meets the intent of these
standards and guidelines. Possible treatments to reduce the setback include landscaping
components plus one or more of the following integrated with the architectural design of the
building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
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f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
Response: Structured parking is provided within the buildings, completely screened from view from
Garden Ave N by the street-facing, pedestrian-oriented uses. Retail vehicular access for Phase
1/Building A and Phase 2/Building B is provided from Garden Ave N and from N 8th Street for Phase
3/Building C. Additional residential vehicular access is provided from the access road along the north
for Phase 1/Building A and eastern portion of the site for Phase 2/Building B and Phase 3/Building C.
The retail driveway access from Garden Ave N and N 8th Street is essential to the success of retail
on this site. Garden Ave N is the main frontage for the retail uses including the proposed grocery use
in Phase 1, which makes it crucial for the retail access driveway to be provided along Garden Ave for
Phase 1 & 2 and N 8th Street for Phase 3 in close proximity to the retail uses and easy access to retail
parking behind the retail uses. Access to parking from the rear of the site will diminish the viability and
operation of the retail uses.
Phase 1/Building A (north facade) and Phase 3/Building C (south facade) are setback to allow for
ground level landscaping as a buffer between the parking use building and sidewalk along the street.
Landscaping in the pedestrian paseos between the buildings will offer the same advantage to the
parking use facing those areas.
Landscaping/planting areas at grade along the building edge combined with the continuous planting
strip and street trees will further soften the building facade along N 8th Street. Additionally, metal
screening will be used as special detailing for the openings in the parking garage to further minimize
the visibility of parking from the streets and pedestrian spaces for the north and south facades of all
buildings. The combination of these elements will create interest at the ground level along the public
sidewalk.
Last but not the least, it is unlikely that the N 8th Street frontage will be used for much pedestrian activity
due to the industrial properties to the east and the future HOV connection to I-405 planned from this
street, which will take up some portion of the site frontage.
VEHICULAR ACCESS
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standards: Both of the following are required:
1. Parking garages shall be accessed at the rear of buildings.
2. Parking lot entrances, driveways, and other vehicular access points shall be restricted to one
entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street.
Response: All three buildings have clearly visible, street facing primary entries directly accessed from
the sidewalk or plaza space along Garden Ave N. Secondary residential lobby entries can be accessed
from internal on-site walkways in the landscaped pedestrian ‘paseos’ between the buildings. All internal
walkways connect to the public sidewalk along both streets. Vehicular access driveways are completely
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separated from the pedestrian areas and walkways leading up to pedestrian entries. One combined
vehicular access from Garden Ave N is provided for the retail and visitor parking in Phase 1 & 2 and
from N 8th Street for Phase 3 to minimize driveway entrances interrupting the pedestrian sidewalk along
Garden Ave N. Additional residential vehicular access to the parking garage is provided from the access
road along the north for Phase 1/Building A and eastern portion of the site for Phase 2/Building B and
Phase 3/Building C.
The retail driveway access from Garden Ave N and N 8th Street is essential to the success of retail
on this site. Garden Ave N is the main frontage for the retail uses including the proposed grocery use
in Phase 1, which makes it crucial for the retail access driveway to be provided along Garden Ave for
Phase 1 & 2 and N 8th Street for Phase 3 in close proximity to the retail uses and easy access to retail
parking behind the retail uses. Access to parking from the rear of the site will diminish the viability and
operation of the retail uses.
3. Pedestrian Environment
Intent: To enhance the urban character of development by creating pedestrian networks and by
providing strong links from streets and drives to building entrances; make the pedestrian environment
safe, convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from
access points, and through parking lots; and promote the use of multi-modal and public transportation
systems in order to reduce other vehicular traffic.
PEDESTRIAN CIRCULATION
Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the
pedestrian environment, and provides a way for pedestrians to walk from one location to another
without having to drive their vehicle.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
Standards: All of the following are required:
Districts A, C & D
1. A pedestrian circulation system of pathways that are clearly delineated and connect buildings,
open space, and parking areas with the sidewalk system and abutting properties shall be
provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface material,
unless the applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development.
2. Pathways within parking areas shall be provided and differentiated by material or texture (i.e.,
raised walkway, stamped concrete, or pavers) from abutting paving materials (illustration
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below). Permeable materials are encouraged. The pathways shall be perpendicular to the
applicable building facade and no greater than one hundred fifty feet (150') apart.
3. Sidewalks and pathways along the facades of buildings shall be of sufficient width to
accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings one hundred
(100) or more feet in width (measured along the facade) shall provide sidewalks at least
twelve feet (12') in width. The pathway shall include an eight-foot (8') minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The
widths shall be based on the intended number of users; to be no smaller than five feet (5')
and no greater than twelve feet (12').
4. Mid-block connections between buildings shall be provided.
All Districts
5. Permeable pavement pedestrian circulation features shall be used where feasible, consistent
with the Surface Water Design Manual.
Response: All three buildings have clearly visible, street facing primary entries directly accessed from the
sidewalk or plaza space along Garden Ave N. The sidewalk along both streets is designed per the city
required ROW cross sections. Along Garden Ave N, a min. 16 feet wide sidewalk is provided between the
continuous planting strip and the building edge. Frontage along N 8th Street includes a min. 8 feet wide
public sidewalk flanked by landscaping along the building edge and the planting strip with trees along the
road. Secondary residential lobby entries can be accessed from a network of internal on-site walkways in
the landscaped common open space between the buildings. Continuous walkways are also provided along
the access road to the north and east of the site.
All sidewalks will be concrete; Additional paving options will be provided in the plaza areas and on-site
internal walkways in the landscaped common open space between the buildings.
PEDESTRIAN AMENITIES
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round
activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Standards: All of the following are required:
Districts C & D
1. Architectural elements that incorporate plants, particularly at building entrances, in publicly
accessible spaces and at facades along streets, shall be provided.
2. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall
be provided.
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a. Site furniture shall be made of durable, vandal- and weather-resistant materials that do not
retain rainwater and can be reasonably maintained over an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or
building entrances.
3. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building
overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2')
wide along at least seventy five percent (75%) of the length of the building facade facing the street,
a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8')
above ground level.
Response: Weather protection will be provided by canopies along the ground level façade along pedestrian
oriented uses facing Garden Ave N. Plaza spaces will include green planted areas, durable seating, special
paving and lighting, all of which are carefully designed to not impede pedestrian access to the public areas
or building entrances.
4. Recreation Areas and Common Open space
RECREATION AREAS AND COMMON OPEN SPACE
Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and
visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To
create usable and inviting open space that is accessible to the public; and to promote pedestrian activity
on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the
street corner to emphasize pedestrian activity. Recreation and common open space areas are integral
aspects of quality development that encourage pedestrians and users. These areas shall be provided in an
amount that is adequate to be functional and usable; they shall also be landscaped and located so that they
are appealing to users and pedestrians.
Standards: All of the following are required:
Districts A, C & D
1. All mixed use residential and attached housing developments of ten (10) or more dwelling units
shall provide common open space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area shall be subject
to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light exposure to the area
and located so that they are aggregated to provide usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low impact
development facilities may be used in required or provided open space where feasible and
designed consistent with the Surface Water Design Manual. Such facilities shall be counted
towards no more than fifty percent (50%) of the required open space.
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e. At least one of the following shall be provided in each open space and/or recreation area (the
Administrator may require more than one of the following elements for developments having
more than one hundred (100) units):
i. Courtyards, plazas, pea-patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street
level must feature views or amenities that are unique to the site and are provided as an asset
to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the public street
system;
iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools,
exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling units and visible
from surrounding units. They shall also be located away from hazardous areas such as garbage
dumpsters, drainage facilities, and parking areas.
f. The following shall not be counted toward the common open space or recreation area
requirement:
i Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or semi-private
(from abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all residents of
the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common access links, such
as pedestrian trails.
2. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential
uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following formula: 1% of the
site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting structures from
the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the
ground; and
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iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per
sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or enhanced
beyond minimum requirements, the area may count as pedestrian-oriented space if the
Administrator determines such space meets the definition of pedestrian-oriented space.
ii.Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or
service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within
pedestrian-oriented space.
3. Open space substitution: see RMC 4-1-240.
Response: The larger public plaza space at the intersection of both streets at the SW corner and the
smaller public plaza space at the NW corner retail use are both intended to be welcoming gateways to the
development. The NW corner retail plaza will provide spill over space for the retail use and also include a
public art element enhancing the street intersection of Garden Ave N and N 10th Street. Plaza features will
include special paving materials, landscaping and lighting. In addition to the public plazas, secured exterior
recreational space for residents will be provided in the pedestrian ‘paseos’ between the buildings. These
areas will include amenities such as a green leisure space and dog parks. Ground level amenity and lobby
spaces with transparent glazing are also located along these pedestrian zones to reduce the parking use
at ground level and encourage indoor/outdoor connections. Upper level courtyards in all buildings will add
further variety to the common open space via amenities like the pool and spa. All of these areas provide
ample common open space for the development.
5. Building Architectural Design
Intent: To encourage building design that is unique and urban in character, comfortable on a human scale,
and uses appropriate building materials that are suitable for the Pacific Northwest climate and to discourage
franchise retail architecture.
BUILDING CHARACTER AND MASSING
Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as well as
to ensure that all sides of a building which can be seen by the public are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings,
break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation,
modulation, and their intervals should create a sense of scale important to residential buildings.
Standards: All of the following are required:
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1. All building facades shall include measures to reduce the apparent scale of the building and add
visual interest. Examples include modulation, articulation, defined entrances, and display windows.
2. All buildings shall be articulated with one or more of the following:
a. Defined entry features;
b. Bay windows and/or balconies;
c. Roof line features; or
d. Other features as approved by the Administrator.
3. Single purpose residential buildings shall feature building modulation as follows:
a. The maximum width (as measured horizontally along the building’s exterior) without building
modulation shall be forty feet (40').
b. The minimum width of modulation shall be fifteen feet (15').
c. The minimum depth of modulation shall be greater than six feet (6').
4. All buildings greater than one hundred sixty feet (160') in length shall provide a variety of
modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an
additional special design feature such as a clock tower, courtyard, fountain, or public gathering
area.
Response: The double height pedestrian uses at the base in all buildings are clearly defined by transparent
storefront glazing, canopies and the rhythmic expression of the black metal panel framing the glazed
portions in each bay. The base is further emphasized by a horizontal slab overhang which forms a distinct
separation between the base and the upper levels in each building. Entry points are accentuated by accent
metal panels adjacent to the entrance doors. All entrances have canopies for weather protection.
Residential entries are further distinguished from the retail entry points by a different vertical façade
treatment running the full height of the building adjacent to the main lobby entrance doors.
The larger plaza space at the intersection of both streets at the SW corner and the smaller plaza space at
the NW corner retail use are both intended to be welcoming gateways to the development. Plaza features
will include special paving materials, landscaping and lighting. In addition to the public plaza common open
space areas, secured common open space for residents will be provided in the pedestrian ‘paseos’ between
the buildings. These areas will include amenities such as a green leisure space and dog parks. Ground
level amenity and lobby spaces with transparent glazing are also located along these pedestrian zones to
reduce the parking use at ground level and encourage indoor/outdoor connections.
Enclosed street facing upper level amenity areas are highlighted with a two story double height glazing and
continuous upper level balcony facing Garden Ave N. The massing of Phase 2/Building B is considerably
different from the other two buildings with a min. 30 feet setback for the upper residential levels creating an
additional courtyard for the units and amenity spaces facing Garden Ave N. This creates a significant
variation in the Garden Ave frontage between the three buildings.
Roof line features include a number of elements such as sun shades at upper level balconies, varying
parapet heights and taller roof segments accentuated by vertical fin walls turning into horizontal roof
overhangs. Material and color changes along with these elements break up the façade length as well as
emphasize the building corners, thus eliminating monotony at the roof line.
The Garden Ave frontage has a vertical interplay of taller roof elements separated by inset shorter facade
segments with balconies. These taller roof elements are also used to frame the residential lobby areas and
building corners. Stacked balconies provide building modulation at frequent intervals along the façade,
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while wrap around balconies further characterize the building corners along Garden Ave. Sun shades
characterize the roof line at upper level balconies.
The roof line treatment transitions around the corners to a more subtle expression facing the north access
road and N 8th Street. These facades have a rhythmic variation of parapet heights together with color
variations that follow the building modulation. Building insets include stacked balconies with upper level sun
shades.
The east facades, continue a similar expression with a more horizontal layering of materiality to respond to
the linearity of the adjacent rail tracks.
Conceptually, the overall design of the buildings relate directly to its context. Towards the east with the rail
lines and the interstate, the idea is to have a bolder horizontal patterning that talks about the continuous
movement of cars and trains; and have these facades have a relationship in their treatment and design.
The north and south elevations we see as a transition between the movement of the east elevation and
how we blend with the finer grain approach of the west elevations.
The West elevation introduces the vertical expression that breaks down the lengths of the buildings. The
inspiration of these was the interpretation of the Boeing Airfield hangars, with the serrated-roof profiles that
create a distinct building edge against the sky. Having the roof line of this elevation vary in height and
treatment adds to that modulation. Additionally, these change based on program, such as entries to
residential lobbies or to emphasize corner conditions, as well as to reflect the commercial attitude along
Garden Ave.
Additional elements such as windows, varying colors and materials (fiber cement panel siding and ceramic
coated panel or similar accent siding) add further interest to the façade treatment. All three buildings also
have different accent colors and materials to add variety along the Garden Ave frontage.
GROUND LEVEL DETAILS
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character
of the pedestrian environment; and ensure that all sides of a building within near or distant public view have
visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry paving,
street furniture (benches, etc.), and/or public art.
Standards: All of the following are required:
All Districts
1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be
provided along the facade’s ground floor.
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2. Upper portions of building facades shall have clear windows with visibility into and out of the
building. However, screening may be applied to provide shade and energy efficiency. The minimum
amount of light transmittance for windows shall be fifty percent (50%).
3. Display windows shall be designed for frequent change of merchandise, rather than permanent
displays. Display racks and fixtures may not obscure more than fifty percent (50%) of the window
space.
4. Window coverings, such as blinds and curtains, must be functional, they may not be affixed so that
they cannot be open and/or closed.
All of the following are prohibited:
1. Tinted and dark glass, highly reflective (mirror-type) glass and film.
2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways.
a. A wall (including building facades and retaining walls) is considered a blank wall if:
i. It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a
horizontal length greater than fifteen feet (15'), and does not include a window, door,
building modulation or other architectural detailing; or
ii. Any portion of a ground floor wall has a surface area of four hundred (400) square feet
or greater and does not include a window, door, building modulation or other architectural
detailing.
b. If blank walls are required or unavoidable, they shall be treated. The treatment shall be
proportional to the wall and use one or more of the following (illustration below):
i. A planting bed at least five feet (5') in width abutting the blank wall that contains trees, shrubs,
evergreen ground cover, or vines;
ii.Trellis or other vine supports with evergreen climbing vines;
iii. Architectural detailing such as reveals, contrasting materials, or other special detailing that
meets the intent of this standard;
iv. Artwork, such as bas-relief sculpture, mural, or similar; or
v.Seating area with special paving and seasonal planting
Districts B, C & D
1. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent
windows and/or doors for at least the portion of the ground floor facade that is between four feet
(4') and eight feet (8') above ground (as measured on the true elevation).
2. Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and
highly reflective (mirror-type) glass and film are prohibited.
Response: The double height pedestrian uses at the base in all buildings are clearly defined by transparent
storefront glazing, canopies and the rhythmic expression of the black metal panel framing the glazed
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portions in each bay. The base is further emphasized by a horizontal slab overhang which forms a distinct
separation between the base and the upper levels in each building. Entry points are accentuated by accent
metal panels adjacent to the entrance doors. All entrances have canopies for weather protection.
Residential entries are further distinguished from the retail entry points by a different vertical façade
treatment running the full height of the building adjacent to the main lobby entrance doors
Segmentation of the glazing into smaller panels, exterior sconces at the pilasters and the overhead
canopies contribute to the human scale at the ground level.
Garden Ave frontage does not include any blank facades. Blank facades are also minimized along N 8th
street by wrapping the glazing around the lobby area of Phase 3 and landscaping along the building edge.
BUILDING ROOF LINES
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
Standards: The following is required:
Districts A, C, and D
At least one of the following elements shall be used to create varied and interesting roof profiles (illustration
below):
1. Extended parapets;
2. Feature elements projecting above parapets;
3. Projected cornices;
4. Pitched or sloped roofs.
5. Roof-mounted mechanical equipment shall not be visible to pedestrians.
6. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope
of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness
of an uninterrupted sloping roof
Response: The massing of Phase 2/Building B is considerably different from the other two buildings with a
min. 30 feet setback for the upper residential levels creating an additional courtyard for the units and
amenity spaces facing Garden Ave N. This creates a significant variation in the Garden Ave frontage
between the three buildings. Roof line features include a number of elements such as sun shades at upper
level balconies, varying parapet heights and taller roof segments accentuated by vertical fin walls turning
into horizontal roof overhangs. Material and color changes along with these elements break up the façade
length as well as emphasize the building corners, thus eliminating monotony at the roof line.
The Garden Ave frontage has a vertical interplay of taller roof elements separated by inset shorter facade
segments with balconies. These taller roof elements are also used to frame the residential lobby areas and
building corners. Stacked balconies provide building modulation at frequent intervals along the façade,
while wrap around balconies further characterize the building corners along Garden Ave. Sun shades
characterize the roof line at upper level balconies.
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The roof line treatment transitions around the corners to a more subtle expression facing the north access
road and N 8th Street. These facades have a rhythmic variation of parapet heights together with color
variations that follow the building modulation. Building insets include stacked balconies with upper level sun
shades.
The east facades, continue a similar expression with a more horizontal layering of materiality to respond to
the linearity of the adjacent rail tracks.
Conceptually, the overall design of the buildings relate directly to its context. Towards the east with the rail
lines and the interstate, the idea is to have a bolder horizontal patterning that talks about the continuous
movement of cars and trains; and have these facades have a relationship in their treatment and design.
The north and south elevations we see as a transition between the movement of the east elevation and
how we blend with the finer grain approach of the west elevations.
The West elevation introduces the vertical expression that breaks down the lengths of the buildings. The
inspiration of these was the interpretation of the Boeing Airfield hangars, with the serrated-roof profiles that
create a distinct building edge against the sky. Having the roof line of this elevation vary in height and
treatment adds to that modulation. Additionally, these change based on program, such as entries to
residential lobbies or to emphasize corner conditions, as well as to reflect the commercial attitude along
Garden Ave.
BUILDING MATERIALS
Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of
materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that
add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate
monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall
be used. If materials like concrete or block walls are used they shall be enhanced to create variation and
enhance their visual appeal.
Standards: All of the following are required:
All Districts
1. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished
with the same building materials, detailing, and color scheme. A different treatment may be used if
the materials are of the same quality.
2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural
changes.
3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible
facades.
4. Materials shall be durable, high quality, and consistent with more traditional urban development,
such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-
in-place concrete.
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5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or
coloring with a concrete coating or admixture.
6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks and
colored mortar, decorative bond pattern and/or shall incorporate other masonry materials.
Districts A, C, and D
The following is required:
All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural
changes.
Response: The primary materials at the base of the buildings include storefront glazing, metal panel and
wood-like ceramic coated panel or similar cladding and concrete. Upper levels include ceramic coated panel
or similar cladding as an accent material along with fiber cement panel siding in varying colors. Secondary
elements include windows, glass railing and perforated metal panel railings.
6. Signage:
In addition to the City’s standard sign regulations, developments within Urban Design Districts C and D are
also subject to the additional sign restrictions found in RMC 4-4-100G, urban design sign area regulations.
4-4-100G
4. General Requirements:
a. Integration: Signage shall be an integral part of the design approach to the building.
b. Coordination: In mixed use and multi-use buildings, signage shall be coordinated with
the overall building design.
c. Size: Corporate logos and signs shall be sized appropriately for their location.
d. Size of Entry Signs: Entry signs shall be limited to the name of the larger development.
e. Color, Lighting, and Materials: Alteration of trademarks notwithstanding, corporate
signage should not be garish in color nor overly lit, although creative design, strong accent
colors, and interesting surface materials and lighting techniques are encouraged.
f. Preferred Lighting and Sign Type: Front-lit, ground-mounted monument signs are the
preferred type of freestanding sign.
g. Other Encouraged Signs: Blade type signs, proportional to the building facade on which
they are mounted, are encouraged on pedestrian-oriented streets.
6. Maximum Height of Freestanding Signs: Freestanding ground-related monument signs, with the
exception of primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
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7. Landscaping Required for Freestanding Signs: Freestanding signs shall include decorative
landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the
sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved
by the Director.
Response: Intent is to provide retail tenant signage and building signage facing Garden Ave N and on the
east side in the form of building mounted signage or blade signs as needed.
7. Lighting:
LIGHTING
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Standards: All of the following are required:
Districts A, C, and D
1. Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples
include sconces on building facades, awnings with down-lighting and decorative street lighting.
2. Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate
other key elements of the site such as gateways, specimen trees, other significant landscaping,
water features, and/or artwork.
3. Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless
alternative pedestrian-scale lighting has been approved administratively or is specifically listed as
exempt from provisions located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage,
governmental flags, temporary holiday or decorative lighting, right-of-way lighting, etc.).
Response: Exterior building lighting will be provided with sconces at frequent intervals as well as under
canopy lights. Site lighting in the plaza and open space areas will be provided using bollard lights and
directional up lights in the planted areas.
DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C