HomeMy WebLinkAbout11 - Design District A Checklist.pdfDESIGN DISTRICT A CHECKLIST
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CITY OF RENTON Ι PERMIT CENTER DESIGN DISTRICT “A” CHECKLIST
PURPOSE OF CHECKLIST
Ensure compliance with design review regulations located in the Renton Municipal Code in order to:
• Maintain and protect property values;
• Enhance the general appearance of the City;
• Encourage creativity in building and site design;
• Achieve predictability, balanced with flexibility; and
• Consider the individual merits of proposals.
INSTRUCTIONS FOR APPLICANTS
This design district checklist asks you to describe some basic information about your proposal. The City will use this
checklist to determine whether the your proposal complies with the Urban Design Regulations in the Renton Municipal
Code (RMC 4-3-100). Answer the questions briefly, with the most precise information known, or give the best description
you can.
There are two categories that have been established: (a) “minimum standards” that must be met, and (b) “guidelines”
that, while not mandatory, are considered by the Planning Director in determining if the proposed action meets the
intent of the design guidelines.
If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not
apply". Complete answers to the questions now may avoid unnecessary delays later.
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The Renton High School Replacement and Site Expansion project is located in the above Design Districts. The responses
to the District standards is based on the location of the project within these Districts.
SITE DESIGN AND BUILDING LOCATION
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of
Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-
way; and to encourage pedestrian activity throughout the district.
1. Site Design and Street Pattern:
Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that
are organized for efficiency while maintaining flexibility for future development at high urban densities and
intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle
circulation; and provide service to businesses.
Minimum Standard: Maintain existing grid street pattern. -
Applicant Response: The existing grid street pattern will be maintained. Existing perimeter roadways will remain
and will be improved. S. Tobin Street through the site will be vacated. A new private drive lane connecting to
Shattuck Ave S and Logan Ave S will be constructed.
2. Building Location and Orientation:
Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways;
organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that
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natural light and solar access are available to other structures and open space; enhance the visual character and
definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other
land uses and the street; and increase privacy for residential uses located near the street.
Minimum Standard: Orient buildings to the street with clear connections to the sidewalk. - The new building has been
organized to the street with primary frontages on S 2nd Street near the corner of Logan Ave S. A sidewalk for both these
facades has been provided to connect the building at its main entrance at the east corner of S 2nd Street with the Logan
Ave bus drop-off area and the parking located off S 2nd St. Landscape areas are proposed between the building and S
Logan Ave. Large sections of glass storefront have been planned for the main entrance and the ground level of the
southeast corner of the building. The student parking to the west provides an opportunity for the students to
experience the original Renton High School façade elements and visually connect it to the materials, colors and detail
deigned in the new building. A large section of 3-story curtain wall glazing has been designed along Logan Ave to
create transparency between the two masses to the north and south.
Minimum Standard: The front entry of a building shall not be oriented to a drive aisle, but instead a public or
private street or landscaped pedestrian-only courtyard. - The front entry of the building will be oriented to S 2nd St
and there will be significant landscaped pedestrian-only courtyard between the building entry and S 2nd St.
Landscape areas are proposed between the building and S Logan Ave. From the student parking to the west visual
interest will be created by the historic high school façade and IPAC building, which are complemented by the color
blend brick and window proportions of the new building.
Applicant Response: see above responses
3. 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 urban character of the district.
Minimum Standard: A primary entrance of each building shall be 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. - The primary entrance to the building will be oriented to S 2nd St and there will be significant landscaped
pedestrian-only courtyard between the building entry and S 2nd St. The courtyard features ornamental paving,
seat walls, bike racks, a vehicle drop off, pedestrian scale trees and other plantings. Features are laid out to
support wayfinding to the building entrance. The entrance canopy will extend across the façade with an
integrated illuminated “Renton High School” sign. The entrance façade is 50’-0” long of floor ceiling storefront
and multiple glass doorways, allowing for maximum transparency into the entry foyer and interior courtyard
beyond. The entrance is also directly to the east of the main lobby and administrative offices where that section
of building’s ground level is made up of floor to ceiling storefront glazing. This additional transparency provides
clear wayfinding and reveals functionality of the interior street and entrance facing program.
Minimum Standard: Multiple buildings on the same site shall provide a continuous network of pedestrian paths and
open spaces that incorporate landscaping to provide a directed view to building entries. – The pedestrian network of
walkways and pedestrian-scale lighting provide generous routes from bus drop-offs, parking lots, and street
crossings to the main entrance, and from the building to athletic facilities and other amenities around the site. They
have corresponding planting beds and trees. The trees highlight views of entrances and complement building
facades.
Minimum Standard: Ground floor units shall be directly accessible from the street or an open space such as a
courtyard or garden that is accessible from the street. - The building has no ground floor units
Minimum Standard: Secondary access (not fronting on a street) shall have weather protection at least 4-1/2 feet
wide over the entrance or other similar indicator of access. - The secondary entrances are located near the staff
parking lot at the NE Corner of the building and at the north courtyard. They will have canopies of at least 4 ½ feet
wide. The gym entry has a 3’0” canopy.
Minimum Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting
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street intersections, crosswalks, and transit stops. - Pedestrian access will be provided to the building’s main
entrance via the SE main entry plaza. There will be landscape features, generous paved walkways and a significant
entry canopy.
Guideline: Multiple buildings on the same site should provide a continuous network of pedestrian paths and open
spaces that incorporate landscaping to provide a directed view to building entries. - See minimum standard above.
Guideline: Ground floor units should be directly accessible from the street or an open space such as a courtyard or
garden that is accessible from the street. -Not applicable, this project does not have residential use.
Guideline: Secondary access (not fronting on a street) should have weather protection at least 4-1/2 feet wide over
the entrance or other similar indicator of access. - The secondary entrances at the staff parking lot at the NE Corner
of the building and secondary entrances at the north courtyard will have canopies of at least 4-1/2 feet wide.
Guideline: Pedestrian access should be provided to the building from property edges, adjacent lots, abutting street
intersections, crosswalks, and transit stops. - Pedestrian access will be provided to the building’s main entrance via
the SE main entry plaza. There will be landscape features, generous paved walkways and a significant entry canopy.
Guideline: Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian-
oriented space; otherwise, screening or decorative features such as trellises, artwork, murals, landscaping, or
combinations thereof should be incorporated into the street-oriented facade. - The entry and main building lobby is
oriented south to S 2nd Street. Storefront windows at the SW and SE corner of the building will create opportunities
for art by local artist and civic engagement.
Guideline: For projects that include residential uses, entries should provide transition space between the public
street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature.
– Not applicable, this project does not have residential use.
Guideline: Features such as entries, lobbies, and display windows should be oriented to a street; otherwise, screening
or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into
the street-oriented facade. - The entry and main building lobby is oriented south to S 2nd Street. Storefront windows
at the southwest and southeast corner of the building will create opportunities for art by local artists and civic
engagement.
Guideline: Entries from the street should be clearly marked with canopies, architectural elements, ornamental
lighting, or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings
within District ‘A’. – Entries from the street will be clearly marked by canopies, columns, feature lighting, landscape
seating, bike racks, aesthetic paving and signage. Secondary entrances from the west staff parking lot will have
subordinate canopies/building overhang. Ornamental and other feature lighting will be provided at entries from
the street utilizing full cutoff fixtures to mitigate light pollution off site while providing required lighting levels.
Entries from parking lots will have subordinate lighting fixtures provided as required in the same fashion as entries
from the street.
Applicant Response: see above responses
4. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long established, existing
neighborhoods are preserved.
Minimum Standard: Careful siting and design treatment are necessary to achieve a compatible transition where new
buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the
following design elements shall be considered to promote a transition to surrounding uses:
a. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the
bulk and scale of larger buildings and so that sunlight reaches adjacent yards; - This project has no side
yards. Rear yard setbacks are to the NW side of the site. Athletic fields and staff parking separate the rear
yards from the building by a minimum of 600’.
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b. Building proportions, including step-backs on upper levels; - Building proportions have been designed to “step-
back” at all elevations. At S 2nd Street and Logan Ave S facades the building is set back from the property
line and steps back in massing at the upper levels. Roof top mechanical penthouse is set back from the edge
of a curtain wall canopy a minimum of 25’. Additionally secondary elements help to “step back” the
massing. Examples include canopies at the main entry and north courtyard as well as a step down to one-
story façade height at the north service yard.
c. Building articulation to divide a larger architectural element into smaller increments; or - The building is divided
into smaller masses on all facades. Masses closer to the street facing facades are also articulated vertically with
alternating sections of brick in varying colors and configurations, and windows and accent panels to divide the
facades into smaller masses. Masses that are set-back further are more transparent to allow for light and to
signify program such as the main entrances and library.
The S 2nd St façade is divided into three masses of varying heights. The southwest corner “blackbox” theater massing
reflects the height and scale of the adjacent IPAC building façade, without overshadowing it. The middle lower
canopy section clearly delineates the main entrance and the taller southeast corner of the façade reinforces the urban
character and edge of intersection at S 2nd St and Logan Ave S. The west mass is articulated vertically with alternating
sections of rainscreen brick, windows and accent panels to subdivide it into smaller masses. The east mass is also
articulated vertically with alternating sections of rainscreen brick, windows and accent panels to subdivide it into
smaller masses and has corner transparent ground level storefront glazing to provide opportunity to activate the
corner of S 2nd St and Logan Ave S at the street level.
The Logan Ave S façade is divided into three masses with the middle mass set back a minimum of 20’ from the face
of the other north and south façades. The middle mass roof line is set lower than the adjacent masses and sets back
over 70’ from the property line. It is also cladded in transparent curtain wall to allow natural light and provide a
stronger connection to nature and the surrounding environments. The south mass is articulated vertically with
alternating sections of rainscreen brick, windows and accent panels to subdivide it into smaller masses and has corner
transparent ground level storefront glazing to provide opportunity to activate the corner of S 2nd St and Logan Ave S
at the street level. The north mass is also articulated vertically with alternating sections of rainscreen brick, windows
and accent panels to subdivide it into smaller masses and steps down at the north most section at the outdoor north
service yard.
d. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing
development. – The roof pitches step down from the fourth floor mechanical penthouses, to the three-story
classroom wings along Logan Ave S to the two-story black box to the west at the IPAC and the one-story north
service yard to the north. The roof shapes and step downs are a direct response to the existing IPAC scale to
the west and to existing developments across S 2nd St and Logan Ave S.
Applicant Response: See above responses.
5. 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 high-volume pedestrian areas, and screening them from view in high
visibility areas.
Minimum Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian
environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to
service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). - Service elements have been
located south of the staff parking at the center of the project site away from public facing streets and pedestrian
areas. The location is conveniently centralized to provide excellent access to the existing 1930s high school
building back of house location, the IPAC building and the new planned high school kitchen, receiving and other
back of house programs. Access and circulation for deliveries and service vehicles have been provided from the
adjacent centralized staff parking area. Service elements will be fenced to limit access to them.
Minimum Standard: Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090,
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Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. - Garbage,
recycling and utility areas are all fully enclosed and screened on all sides consistent with RMC standards.
Minimum Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas
shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have
self-closing doors (see illustration, RMC 4-3-100E7f). - Garbage, recycling collection, and utility areas will be
enclosed on all sides and screened around their perimeter by a minimum 6’ tall wall and shall have self-closing
doors. Roofs shall be provided at all garbage and recycling collection service locations.
Minimum Standard: The use of chain link, plastic, or wire fencing is prohibited. - Chain link, plastic, or wire fencing
will not be utilized in service enclosures.
Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped
planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. - The central service areas adjacent to
the staff parking area and not adjacent to a street, pathway or pedestrian-oriented space. The north service yard area
will be set back at a minimum of 19’ from the property line and a minimum of 22’ from the Logan Ave S ROW. A
minimum 3’ wide landscaped panting strip will be provided from any pedestrian spaces or streets on all 3 sides of the
north service yard facility.
Guideline: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of
the three. - Service enclosures will be made of masonry materials with metal framed gates.
Applicant Response: See above responses.
PARKING AND VEHICULAR ACCESS
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of
transportation, including public mass 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.
1. Location of Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings.
Minimum Standard: No surface parking shall be located between a building and the front property line or the building
and side property line on the street side of a corner lot. - No parking is located between the new building and Logan
Ave S. Along Logan Ave S, landscape areas are proposed between the building and the roadway, while a plaza
area is proposed between the main entrance at the southeast corner of the site and S 2nd St. A student drop-off
lane/fire lane will be provided along S 2nd St and the building. Parallel parking is provided for visitor parking and
ADA access in this drive lane, which will require a PUD deviation. There is also a student parking lot located to the
side of the existing IPAC and 1930s building, which also requires a PUD deviation. At the west side of the site, due
to airspace height restrictions in this area, the main functional use of our existing property is parking and associate
lighting, therefore the site plan configuration expands existing parking in this location.
Guideline: In areas of mixed use development, shared parking is recommended. - This Is not a mixed use
development, however some element of parking will be shared between the school and the existing IPAC during
school hours and after school special events. Adequate parking is provided for both uses.
Applicant Response: See above responses.
2. Design of Surface Parking:
Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots
wherever possible.
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Minimum Standard: Parking lot lighting shall not spill onto adjacent or abutting properties (see illustration,
subsection RMC 4-3-100.F5b). - Parking lot lighting will utilize full cutoff fixtures aimed inward toward the site to
mitigate light spill.
Minimum Standard: All surface parking lots shall be landscaped to reduce their visual impact (see RMC 4-4-080F7,
Landscape Requirements). - Landscaping has been provided in parking islands and adjacent to parking areas and
meets code requirements.
Guideline: Wherever possible, parking should be configured into small units, connected by landscaped areas to
provide on-site buffering from visual impacts. - Parking has been designed as smaller units. Small, grouped rows of
parking have been provided off the northern vacated S Tobin St private drive, lots have been separated, and small
units of parallel parking have been provided at the drop off north of S 2nd St. The western student parking lot and
the central staff parking lots provide landscape islands to provide visual screening where possible and are setback
from the public roadways. Screening is provided at the student lot except for a small section where two-way
pedestrian circulation and ADA stall access require wider sidewalks and no space is available for landscaping. A
PUD deviation is required for this area.
Parking stalls are also limited to no greater than 12 stalls in a row with adjacent rows separated by landscape
strips. Landscape strips are also provided to separate two columns of parking where they occur.
Guideline: Access to parking modules should be provided by public or private local streets with sidewalks on both
sides where possible, rather than internal drive aisles. - Direct access to the parking lot from the public street is
provided from S 2nd Street with adjacent sidewalks on at both sides. Site circulation requires internal drive aisles.
Internal circulation drives with sidewalks are provided wherever possible between parking lots.
Guideline: Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their
impact on the streetscape. Multiple driveways are overall reduced from the existing condition. There are multiple
driveways along S 2nd St that are separated by a minimum of 200’ of sidewalks, street trees, and planting islands.
– Additional separated driveways are provided along Lake Ave S and S Tobin St due to other uses requiring their
driveways. Sidewalks, street trees, and planting islands are proposed adjacent to these driveways.
Applicant Response: See responses above.
3. Structure Parking Garages: Not applicable.
Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout
the Urban Center and the Center Village; physically and visually integrate parking garages with other uses; and reduce
the overall impact of parking garages when they are located in proximity to the designated pedestrian environment.
- there is no structured parking on site
Guideline: Parking garage entries should be designed and sited to complement, not subordinate, the pedestrian
entry. If possible, locate the parking entry away from the primary street, to either the side or rear of the building.
Guideline: Parking garage entries should not dominate the streetscape.
Guideline: The design of structured parking at finished grade under a building should minimize the apparent width
of garage entries.
Guideline: Parking within the building should be enclosed or screened through any combination of walls, decorative
grilles, or trellis work with landscaping.
Guideline: Parking garages should be designed to be complementary with adjacent buildings. Use similar forms,
materials, and/or details to enhance garages.
Guideline: Parking service and storage functions should be located away from the street edge and generally not be
visible from the street or sidewalks.
Applicant Response: not applicable
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4. Vehicular Access:
Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular
access off streets within pedestrian environments and/or designated pedestrian-oriented streets.
Guideline: Parking lots and garages should be accessed from alleys or side streets. - Entrances to the central north
“staff” parking areas and back of house are located at the side streets (S Tobin St and Shattuck Ave S) at the NW
corner of the site. Entrances to the “student” parking lot to the west is off S 2nd St either via the southwest
entrance along S 2nd St or the side street of Lake Ave S. S 2nd St is a one-way street only allowing right-turns
reducing turning movements to the site, while Lake Ave S is a side street and not a pedestrian oriented street.
Access to the visitor parallel parking spaces are off S 2nd St at the south central portion of the site; there are also
reduced turning movements into the site as the roadway is one-way.
Guideline: Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on-
site or to adjoining properties. Where possible, minimize the number of driveways and curb cuts. - Driveways and
curb cuts have been limited to three locations along S 2nd St and two “egress only” location north of the new building
along Logan Ave S, and one location along Lake Ave S. All locations are setback a minimum of 200’ from any
adjacent intersections and highly visible from the right-of-way. -New concrete sidewalks and driveways will be
provided to improve pedestrian circulation on-site and at the adjoining properties.
Applicant Response: See above responses.
PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian
networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment
safer and more 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.
Pathways through Parking Lots: - Intent: To provide safe and attractive pedestrian connections to buildings, parking
garages, and parking lots.
1. Pedestrian Circulation: - Intent: To create a network of linkages for pedestrians to improve safety and convenience
and enhance the pedestrian environment.
2. Minimum Standard: Developments shall include an integrated pedestrian circulation system that connects buildings,
open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration,
subsection RMC 4-3-100.G4b). Each parking area has perimeter sidewalks that tie into the pedestrian circulation
system, accommodating access to the main entrance and throughout the site. Pedestrian circulation routes are
adjacent to landscaped areas with 12’ tall light fixtures and shade trees.
Minimum Standard: Sidewalks located between buildings and streets shall be raised above the level of vehicular
travel. A six-inch curb separates vehicular and pedestrian areas. – Curbs are provided.
Minimum Standard: Pedestrian pathways within parking lots or parking modules shall be differentiated by material
or texture from adjacent paving materials (see illustration, subsection RMC 4-3-100.G4c). Pedestrian paving is
concrete while parking areas are asphalt. Pedestrian crossings have painted crosswalks. Pedestrian pathways are
provided adjacent to the parking lots. Pedestrian paving is concrete while parking areas are asphalt. Pedestrian
crossings are provided from parking lots to the buildings and sidewalks.
Minimum Standard: 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 100 or more feet in width
(measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an
8 foot minimum unobstructed walking surface and street trees (see illustration, subsection RMC-4-3-
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100.G4d).
b. To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries
shall be allowed.
c. For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the
anticipated number of users. A 10 - 12 foot pathway, for example, can accommodate groups of persons
walking four abreast, or two couples passing one another. An 8 foot pathway will accommodate three
individuals walking abreast, whereas a smaller 5 – 6 foot pathway will accommodate two individuals. - A
hierarchy of walkways has been provided, from twelve feet at the bus drop-off and from the student lot,
to five feet from the maintenance building to the track.
Minimum Standard: Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility
of walkway or sight lines to building entries. - Sidewalks are straight and clear of vegetation.
Minimum Standard: All pedestrian walkways shall provide an all-weather walking surface 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. - Pedestrian walkways are concrete with a medium broom finish perpendicular to
the direction of traffic, with a few accents of exposed aggregate.
Guideline: Delineation of pathways may be through the use of architectural features, such as trellises, railings, low
seat walls, or similar treatment. - Seat walls help delineate pathways in plazas.
Guideline: Mid-block connections are desirable where a strong linkage between uses can be established. - A mid-block
connector is provided on Logan Ave S, connecting the site to the regional trail.
Guideline: Decorative fences, with the exception of chain link fences, may be allowed when appropriate to the
situation. - Ornamental fences shall be provided adjacent to rights-of-way, except at ball fields, which have black
chain link outfield fences with wind screens.
Applicant Response: See above responses.
3. 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 activities, at all times of the year,
and under typical seasonal weather conditions. Pedestrian amenities include concrete seat walls, wooden benches,
pedestrian scale lighting, ornamental paving, and planting. Pedestrian seating is provided at the main entry and
throughout the campus. The main entry plaza is landscaped, has pedestrian scale lighting. Ornamental paving is
provided.
LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE
Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular
circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive
and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in safe and
convenient locations; and provide the opportunity for community gathering in places centrally located and designed to
encourage such activity.
1. Landscaping: -
Intent: Landscaping is intended to reinforce the architecture to concept of the area; provide visual and climatic relief
in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation;
and add to the aesthetic enjoyment of the area by the community.
Minimum Standard: All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping). - All pervious areas are
landscaped.
Minimum Standard: Street trees are required and shall be located between the curb edge and building, as
determined by the City of Renton. - Street trees are provided.
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Minimum Standard: On designated pedestrian-oriented streets, street trees shall be installed with tree grates. For
all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection
RMC 4-3-100.H3a). - Street trees in tree grates have been provided along Logan Ave S. Street trees have been
provided or are existing along all other streets.
Minimum Standard: The proposed landscaping shall be consistent with the design intent and program of the
building, the site, and use. - The landscaping shall support curriculum, provide relief for staff and students,
facilitate sports, passive recreation, socializing, and performance.
Minimum Standard: The landscape plan shall demonstrate how the proposed landscaping, through the use of plant
material and nonvegetative elements, reinforces the architecture or concept of the development. - The landscape
reinforces the architecture by promoting and extending the north-south axis. It echoes motifs from the
architectural wall patterns. It provides a “forest” at the large alcove and windows on the east side of the building.
Minimum Standard: Surface parking areas shall be screened by landscaping in order to reduce views of parked cars
from streets (see RMC 4-4-080F7, Landscape Requirements). Such landscaping shall be at least 10 feet in width as
measured from the sidewalk (see illustration, subsection RMC 4-3-100.H3b). - Screening is provided except for a
small section of the student lot where two-way pedestrian circulation and ADA stall access require wider sidewalks
and no space is available for landscaping. A PUD deviation is required for this small area.
Minimum Standard: Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted
tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be
eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. - Street trees will be
installed at the required spacing and sizes except where this may conflict with FAA standards.
Minimum Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped area. Shrubs shall be at
least 12 inches tall at planting and have a mature height between three and four feet. - Shrubs shall be installed at
the required spacing and sizes.
Minimum Standard: Ground cover shall be planted in sufficient quantities to provide at least 90 percent coverage
of the landscaped area within three years of installation. - Groundcover shall be installed as required to reach
90% coverage within three years.
Minimum Standard: The applicant shall provide a maintenance assurance device, prior to occupancy, for a period
of not less than three years and in sufficient amount to ensure required landscape standards have been met by the
third year following installation. - A bond shall be provided.
Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as follows:
a. Required amount:
Total number of spaces Minimum Required Landscape Area*
15 to 50 15 square feet/parking space
51 to 99 25 square feet/parking space
100 or more 35 square feet/parking space
*Landscape area calculations above and planting requirements below exclude perimeter
parking lot landscaping areas.
b. Provide trees, shrubs, and ground cover in the required interior parking lot landscape areas. Trees, shrubs
and groundcovers shall be provided per code in parking lot landscape areas. Plant at least one tree for every
six parking spaces. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum
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height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the
root ball) respectively. - Trees in this area need to comply with FAA airspace protection standards. Trees
shall meet the City’s quantity and caliper requirements but may not be 35 feet in height at maturity to
comply with FAA airspace protection standards.
c. Plant shrubs at a rate of five per 100 square feet of landscape area. Shrubs shall be at least 16 inches tall at
planting and have a mature height between three and four feet. - Shrub quantities shall be provided at the
rate stated for required planting areas.
d. Up to 50 percent of shrubs may be deciduous.
e. Select and plant ground cover so as to provide 90 percent coverage within three years of planting; provided,
that mulch is applied until plant coverage is complete. Groundcover shall be planted to meet coverage
requirement.
f. Do not locate a parking stall more than 50 feet from a landscape area.
Minimum Standard: Regular maintenance shall be provided to ensure that plant materials are kept healthy and
that dead or dying plant materials are replaced. - Landscape shall be maintained.
Minimum Standard: Underground, automatic irrigation systems are required in all landscape areas. - Underground
automatic irrigation shall be provided.
Guideline: Landscaping should be used to soften and integrate the bulk of buildings. Landscaping is provided to soften
and integrate the bulk of the building. This is particularly the case along Logan Ave S where the library is located and
an urban forest is provided adjacent to the library windows.
Guideline: Landscaping should be provided that appropriately provides either screening of unwanted views or
focuses attention to preferred views. Landscaped screening is provided to screen views of Logan Ave S.
Guideline: Use of low maintenance, drought-resistant landscape material is encouraged. Plant material shall be low
maintenance and drought tolerant. Plantings are native vegetation, low maintenance and drought-resistant.
Guideline: Choice of materials should reflect the level of maintenance that will be available. Comment noted.
Guideline: Seasonal landscaping and container plantings are encouraged, particularly at building entries and in
publicly accessible spaces. Seasonal landscaping is provided at the main entry plaza.
Guideline: Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be
made of weather-resistant materials that can be reasonably maintained. These features are not provided.
Guideline: Landscaping should be used to screen parking lots from adjacent or neighboring properties. Landscape
screening of parking lots is provided with the exception of a small area of the student lot that requires a wider
pedestrian paving. A PUD deviation is required for this area.
Applicant Response: See above responses
2. Recreation Areas and Common Open Space: -
Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and
visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable,
accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian-
oriented streets particularly at street corners.
Minimum Standard: Mixed use residential and attached housing developments of ten or more dwelling units shall
provide a minimum area of common space or recreation area equal to 50 square feet per unit. The common space
area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common
space or recreation area shall be subject to approval by the Director. The required common open space shall be
satisfied with one or more of the elements listed below. The Director may require more than one of the following
elements for developments having more than 100 units.
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a. Courtyards, plazas, or multi-purpose open spaces;
b. 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;
c. Pedestrian corridors dedicated to passive recreation and separate from the public street system;
d. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas,
game rooms, or other similar facilities; or Children’s play spaces.
- Not applicable
Minimum Standard: In mixed use residential and attached residential projects, required landscaping, driveways,
parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in
dedicated outdoor recreation or common use areas. – Not applicable
Minimum Standard: In mixed use residential and attached residential projects required yard setback areas shall not
count toward outdoor recreation and common space unless such areas 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 (see illustration, subsection RMC
4-3-100.H3c). – Not applicable
Minimum Standard: Private decks, balconies, and private ground floor open space shall not count toward the
common space/recreation area requirement. – Not applicable
Minimum Standard: In mixed use residential and attached residential projects, other required landscaping and
sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the
required recreation and common space requirement. – Not applicable
Minimum Standard: All buildings and developments with over 30,000 square feet of nonresidential uses (excludes
parking garage floorplate areas) shall provide pedestrian-oriented space (see illustration, subsection RMC 4-3-
100.H3d) according to the following formula: 1% of the lot area + 1% of the building area = Minimum amount of
pedestrian-oriented space
- A pedestrian-oriented space has been provided at the corner of S 2nd St and Logan Ave S in the form of a plaza
and meeting the square footage requirements. The seating laid out on the space is intended to provide seating
for students waiting for rides and for school to start, and to support events in the plaza. The plaza extends
from the school to the IPAC building, providing an amenity for theater visitors, and creating a unified space
that makes students feel welcome at the IPAC. See the Conceptual Landscape Plans, Sheets L0.00 Cover Sheet
for the Code Summary Table for Open Space Requirement calculation and Sheet L1.00 for the Open Space
delineation.
Minimum Standard: To qualify as pedestrian-oriented space, the following must be included:
a. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-
of-way or a non-vehicular courtyard; -Design meets this standard.
b. Paved walking surfaces of either concrete or approved unit paving;- Paving is concrete.
c. (c) On-site or building-mounted lighting providing at least four foot-candles (average) on the ground; and -
Where common open spaces exist, lighting fixtures are provided to meet the required footcandle level such
as sconces, pedestrian scale fixtures, and bollards. See the Site Lighting Plans.
d. (d) At least three feet of seating area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza
area or open space. - The seating that shall be provided does not meet the code. However, the length of
seating is appropriate for the use, and allows visual access to planting beds. The standard would result in
lining the entire plaza in benches, which seemed excessive for the use. Additional seating is provided
throughout the campus. A PUD deviation is required for the plaza seating requirement.
Minimum Standard: The following features are encouraged in pedestrian-oriented space (see illustration,
subsection RMC 4-3-100.H3e) and may be required by the Director:
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a. Provide pedestrian-oriented uses on the building facade facing the pedestrian-oriented space. - Space
includes a performance round, seating and bike racks.
b. Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security –
such as adjacent to a building entry. - Space is provided at building entry.
c. Provide pedestrian-oriented facades on some or all buildings facing the space. - Pedestrian-oriented façade is
provided at the main entry plaza.
d. Provide movable public seating. No movable seating is provided.
Minimum Standard: The following are prohibited with pedestrian-oriented space:
a. Adjacent unscreened parking lots;
b. Adjacent chain link fences;
c. Adjacent blank walls;
d. Adjacent dumpsters or service areas; and
e. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian
Environment. - None of these are proposed.
Minimum Standard: The minimum required walkway areas shall not count as pedestrian-oriented space. However,
where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Director determines such space meets the definition of pedestrian-oriented space. Comment
noted.
Guideline: Common space areas in mixed use residential and attached residential projects should be centrally located
so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units.
Not applicable
Guideline: Common space areas should be located to take advantage of surrounding features such as building
entrances, significant landscaping, unique topography or architecture, and solar exposure. The common open space
is located at the main entry.
Guideline: In mixed use residential and attached residential projects children’s play space should be centrally located,
visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and
parking areas. Not applicable.
Applicant Response: See above responses.
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. To discourage franchise retail
architecture.
1. Building Character and Massing
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides
of a building, that can be seen by the public, are visually interesting. - The building character and materials references
the history of the existing buildings on the site and the character of the downtown neighborhood. Building form
balances modulation of massing with clearer lines of sight for student and pedestrian safety.
Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty
feet (40'). - Modulations of less than 40’ are provided on all public facing building facades. Facades are delineated
vertically by alternating vertical bands of masonry, metal panels and windows. The exceptions to this are at the
main entrance and a recess section along Logan Ave S. Large modulations were intentionally designed to be part
of the massing to break down the scale of the campus design. The massing design also helps to create
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opportunities for a main entrance plaza, the “Logan Avenue Forest” courtyard and the north student pedestrian
plaza.
Guideline: Building facades should be modulated and/or articulated with architectural elements to reduce the
apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. - At the south façade the main entrance is set back from the adjacent façade elements by a
minimum of 40’. The set back portion of the entry façade is entirely made up of glazing intended to welcome
students as well as provide natural light and views to the outside. A large and deep main entrance canopy with
integrated signage and multiple skylights, was designed to add visual entrance to the space and entrance façade.
At Logan Ave S the building is partitioned into three masses. The north and south masses are then modulated as
noted above with a variety of vertical bands of masonry, metal panels, canopies and windows. The middle mass is
made up of public facing student-activated spaces such as the student commons and library. The middle mass is
then set back from the flanking adjacent facades and cladded with high quality transparent curtain wall glazing.
The three-story curtain wall is composed of an alternating pattern of vertical mullions and 11-foot-deep canopy
to create more visual interest and character to the facade. The wall of glazing provides transparency to the
activated programs as well as light and visual connectivity to the “Logan Avenue Forest” courtyard space that
occupies the created spaces between masses.
The S 2nd St and Logan Ave S facades are further articulated by the angled massing at the SE corner where the two
facades meet.
Guideline: Articulation, modulation, and their intervals should create a sense of scale important to residential
buildings. - Articulation and modulation are at human-scale proportions. Most “recessed masonry” punch-opening
windows are 4 feet wide and 10 feet tall and 8 inch deep (typ.) with mullions detailed and spaced to be relatable to
similar scaled residential buildings.
Guideline: A variety of modulations and articulations should be employed to add visual. - The modulation of facades
are made up of high quality variety of materials and organized in a variety of manners to create visual interest.
Variations include number of window sections. Additionally, there are two tones of brick with two styles of bonding, a
running bond and a vertical stacked bond. There are varying widths for each vertical façade element.
Guideline: Building modulations should be a minimum of two feet deep, 16 feet in height, and eight feet in width. -
- Building modulation will be achieved using varying materials, recesses, canopies and variety of window locations,
widths, and depths. Ground level canopies or second story building overhangs of greater than 2’-0” deep occur
throughout the façade. 4’-0” wide recessed punch opening windows are utilized in combination with larger window
openings to create additional exterior modulation. In between the windows at the façade are vertical “bands” of
varying widths between 2’-0”, 4’-0” and 8’-0” dimensions. These vertical elements between the windows openings are
made up of high-quality materials such as brick rainscreens in different tones and bonding patterns, as well as
architectural details such as metal composite panel window bases and porcelain composite panel pilasters to create
even more modulation and visual interest in the design. In a few locations where program limitations don’t allow for
window openings, the brick has been designed with a custom integrated relief element.
Guideline: Alternative methods to shape a building such as angled or curved façade elements, off-set planes, wing
walls, and terracing will be considered; provided, that the intent of this Section is met. - An alternative method is
provided at the primary southeast corner of the site and building at the intersection of S 2nd St and Logan Ave S.
The southeast corner of the first floor has been diagonally “beveled” at each corner. This creates visual interest in
the massing as well as allows for clearer sight lines between the main entrance and the Logan Ave S bus drop-off
areas. This corner massing above the ground level and window articulation is intended reflect the 1930s iconic
tower composition and proportions.
The main entrance canopy also has a diagonal connection in plan with the projected southeast wing and the
recessed southwest wing of the building. This diagonal reinforces the main entrances connection turnoff/drop-off
lanes at S 2nd St and relationship of the new building to the existing IPAC and 1930s building.
Applicant Response: See above responses.
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2. 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.
Minimum Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are
prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: - all walls will be
treated per item b. below.
a. It is a ground floor wall or portion of a ground floor wall over six feet in height, has a horizontal length greater
than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall having a surface area of 400 square feet or greater and does not include
a window, door, building modulation or other architectural detailing. all walls having a surface area of 400 feet
or greater will include windows, overhead canopies, doors, modulation or architectural detailing.
Minimum Standard: Where blank walls are required or unavoidable, blank walls shall be treated with one or more
of the following (see illustration, subsection RMC 4-3-100.I5d): - Per the minimum standard above, this building
does not have any blank walls due to a variety of treatments provided, as indicated above. Note that the north
service yard walls and the northeast corner of the main gym will be articulated with a custom brick relief.
a. A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent
to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the
intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Minimum Standard: Treatment of blank walls shall be proportional to the wall. - Treatment of blank walls is
proportional. The custom brick relief will be applied from side to side and top to bottom.
Minimum Standard: Provide human-scaled elements such as a lighting fixture, trellis, or other landscape feature along
the facade’s ground floor. - Sconces, in-grade fixtures, and pedestrian scale fixtures in combination are utilized
along the façade’s ground floor in order to highlight aesthetic elements and to create a visually pleasing
environment. Trees and other plantings also contribute to a pedestrian scale.
Minimum Standard: Facades on designated pedestrian-oriented streets shall have at least 75 percent of the linear
frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian-oriented street)
comprised of transparent windows and/or doors. - Facades at the main entrance and main office have in excess of
75% of the linear frontage comprised of transparent windows and/or doors.
The Logan Ave facades (a pedestrian-oriented street) provide an overall 53 percent transparency, which requires a
PUD deviation. The aim is to balance requirements for student safety and the programmatic requirements of a high
school. The south section is at 71%, the middle section is 100% and the north section is 24%. The south 1/3 of the
façade has full height glazing for visibility of the staff areas and community spaces. The middle section is 100%
transparency for the student library that desires natural light. Classroom facades at the north 1/3 of the façade are
a mix between pedestrian scaled punched opens and full height glazing suitable to the classrooms program needs.
Full height transparent glass doors with glass side lights are designed for all egresses for safety and vision to the
exterior.
Minimum Standard: Other facade window requirements include the following:
a. Building facades must 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
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windows shall be 50 percent. - Clear windows proposed will have a minimum light transmission of 50
percent. Horizontal and vertical shading devices will be utilized on the exterior but will not affect visible
light transmission of the glazing.
b. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. - Any
exterior display windows used will be designed to allow for frequent changes of school information.
c. Where windows or storefronts occur, they must principally contain clear glazing. Windows and storefronts are
designed to be principally clear glazing. Clear windows are proposed.
d. Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. No tinted, dark or reflective
glass is proposed. Clear windows are proposed.
Guideline: The primary building entrance should be made visibly prominent by incorporating a minimum of one of
the following architectural features from each category listed (see illustration, subsection RMC 4-3-100.I5e):
a. Façade Features:
• Recess; - incorporated at S 2nd Street
• Overhang; - incorporated at the SE corner of the building
• Canopy; - canopies are located at the main and secondary entrances and intermittently along the Logan
Avenue S façade
• Trellis;
• Portico;
• Porch;
• Clerestory. - located at the main entrance and throughout as programmatically applicable.
b. Doorway Features:
• Transom windows; - located at all public use doors
• Glass windows flanking door; - located at all public use doors
• Large entry doors; - multiple double doors are provided at primary and secondary entrances and double
doors are provided and most egress
• Ornamental lighting; Ornamental lighting will be provided as required in order to highlight main
entries. Where overhead elements exist that allow for mounting of fixtures above, surface/recessed
mount fixtures will be provided. Where these elements do not exist, sconces will be utilized.
• Lighted displays. - Lighted displays may be provided as required in order to highlight main entries and
provide visually pleasing elements as users enter. Lit signage, display cases, and other lighted elements
that highlight key characteristics of the site may also be provided.
c. Detail Features:
• Decorative entry paving; - Exposed aggregate and jointwork shall be installed.
• Ornamental building name and address; - the southeast corner of the south façade will have an
ornamental signage element on the south façade.
• Planted containers; - No planted containers are provided.
• Street furniture (benches, etc.) - Seat walls shall be provided.
Guideline: Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be
used to provide ground-level detail. Ornamental fence is provided at the Logan Ave forest, RHS logo (ornamental
signage) will be provided at the main entry. At the north mechanical service yard a custom integrated brick-relief
design element is incorporated into the wall. There is an opportunity for art at the glass storefront at the corner of
S 2nd St and Logan Ave S. See the colored elevations.
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Guideline: Elevated or terraced planting beds between the walkway and long building walls are encouraged. - Not
provided.
Applicant Response: See above responses.
Building Roof Lines:
3. 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.
Minimum Standard: Buildings shall use at least one of the following elements to create varied and interesting roof
profiles (see illustration, subsection RMC 4-3-100.I5f):
a. Extended parapets; - To ensure roof line interest, varying heights of extended parapets are designed for the
various masses of the project. At the south façade there is a series of “stepping” parapets with various
canopies. On the east and north facades, the extended parapets are a minimum of 20’-0” in front of the roof
top mechanical penthouses.
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs.
Minimum Standard: Locate and screen roof-mounted mechanical equipment so that the equipment is not visible
within 150 feet of the structure when viewed from the ground level. - Roof-mounted units will be fully enclosed
behind metal façade rainscreen cladded roof-top “Mechanical Penthouses”. The Mechanical Penthouses will be set
back a minimum of 25’ from edge of parapet or edge of canopy and a minimum of 50’ from edge of property lines. No
equipment will be visible within a 150’ of the structure from the ground level.
Minimum Standard: Screening features shall blend with the architectural character of the building, consistent with
RMC 4-4-095E, Roof-Top Equipment. - The Mechanical Penthouse corrugated metal rainscreen façade is high
quality material designed to be an integral part of the overall building vernacular. This material is also utilized in
other significant parts of the design such as the Main Gym’s east, south and west elevations.
Minimum Standard: Match color of roof-mounted mechanical equipment to color of exposed portions of the roof
to minimize visual impacts when equipment is visible from higher elevations. - no roof mounted mechanical
equipment will be exposed.
Applicant Response: See above responses.
4. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that
reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the
neighborhood. - Building materials will be comprehensive and complementary with the new and the existing
buildings on site. Materials will include two blends of masonry bricks (varied tones), metal panels, corrugated metal
siding and glazing systems including aluminum curtain wall and storefront.
Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished
on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same
quality. - All sides of the building will be finished with a variety of the same material quality on every elevation.
The design approach will be comprehensive and with a consistent approach to fenestration and detailing to all
exterior surfaces.
Minimum Standard: Materials, individually or in combination, shall have an attractive texture, pattern, and quality
of detailing for all visible facades. - Materials will include two-tones of masonry brick, metal panels, corrugated
metal siding and various high quality glazing systems including curtain wall and storefront. These materials will
also be detailed and organized in an overall complimentary manner that organizes the composition of the facades
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to represent the building internal program and uses.
Minimum Standard: Materials shall be durable, high quality, and reasonably maintained. - Proposed materials will
include masonry brick, pre-finished metal panels, corrugated metal siding and various high quality glazing systems
including curtain wall and storefront. These materials are durable and of high quality.
Minimum Standard: Buildings shall employ material variations such as colors, brick or metal banding, patterns, or
textural changes. - material variation will include two-tones of brick with two styles of bonding as well custom
designed brick reliefs in the façade. Metal wall panels, curtain wall and storefront glazing, corrugated metal siding
and horizontal metal canopies
Guideline: Building materials should be attractive, durable, and consistent with more traditional urban development.
Appropriate examples would include brick, integrally colored concrete masonry, pre-finished metal, stone, steel,
glass, and cast-in-place concrete. - proposed materials include - two tones of brick, high quality curtain wall and
storefront glass systems, prefinished metal panel systems and prefinished corrugated metal siding.
Guideline: Concrete walls should be enhanced by texturing, reveals, snap-tie patterns, coloring with a concrete
coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. - No cast-in-place
concrete walls are provided.
Guideline: Concrete block walls should be enhanced with integral color, textured blocks and colored mortar,
decorative bond pattern and/or incorporate other masonry materials. - Concrete block walls will be enhanced with
either integral color, texture and/or colored mortar
Guideline: Stucco and similar troweled finishes should be used in combination with other more highly textured
finishes or accents. They should not be used at the base of buildings between the finished floor elevation and four
feet (4') above. - no stucco has been planned to be exposed at the exterior.
Applicant Response: See above responses.
SIGNAGE
Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that
are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the
Urban Center and the Center Village; and create color and interest. - Although the new Renton High School is not a
business the signage to be provided will be clear and of appropriate scale for the project. The signage will provide
directional assistance if required. The quality and colors will match the level of quality and colors of the project.
Not Applicable.
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.
Minimum Standard: Lighting shall conform to on-site exterior lighting regulations located in RMC 4-4-075, Lighting,
Exterior On-Site. - Lighting will conform to the on-site exterior lighting regulations located in RMC 4-4-075,
Lighting, Exterior On-Site. Full cutoff fixtures will be provided in all cases where required in order to
mitigate the light spill off site.
Minimum Standard: Lighting shall be provided on-site to increase security, but shall not be allowed to directly
project off-site. Lighting will be provided on-site to increase security but will not directly project off-site.
Lighting fixtures will utilize full cutoff fixtures aimed inward toward the site to mitigate light spill.
Pedestrian scale fixtures will also be utilized to provide human-scale lighting allowing for more facial
recognition and safety.
Minimum Standard: Pedestrian-scale lighting shall be provided, for both safety and aesthetics, along all streets, at
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primary and secondary building entrances, at building facades, and at pedestrian-oriented spaces. Parking lot
fixtures and pedestrian scale fixtures will provide the required lighting levels in order to create a safe and
welcoming environment. Sconces, in-grade fixtures, and pedestrian scale fixtures in combination may be
provided to further enhance the visual interest of the building and ensure safe lighting levels as users
access and egress from the building as required.
Applicant Response: See above responses.