HomeMy WebLinkAbout42_ J_URBAN DESIGN REGULATIONS NARRATIVE_20260506_v1
MEMORANDUM
To: The City of Renton Date: 05/04/2026
From: Clark Kjos Architects
Project: Off Campus Department Renton Project # 26002
Subject: Urban Design Regulations Narrative
4-3-100 URBAN DESIGN REGULATIONS NARRATIVE
PURPOSE:
1. These urban design regulations are established in accordance with and to implement policies
established in the Land Use Element of the Comprehensive Plan. These standards are divided
into seven (7) areas:
a. Site design and building location;
b. Parking and vehicular access;
c. Pedestrian environment;
d. Recreation Areas and Common Open Space;
e. Building Architectural Design;
f. Signage;
g. Lighting.
RESPONSE: Acknowledged
2. This Section lists elements that are required to be included in all development in the zones stated
in subsection B1 of this Section. Each element includes an intent statement, guidelines, and
standards. In order to provide predictability, standards are provided. These standards specify a
prescriptive manner in which the requirement can be met. In order to provide flexibility, guidelines
are also stated for each element. The guidelines and the intent statement provide direction for
those who seek to meet the required element in a manner that is different from the standards.
a. The determination as to the satisfaction of the requirement through the use of the
guidelines and the intent statement is to be made by the Community and Economic
Development Administrator.
b. If the Administrator determines that an alternative to the prescriptive standard meets the
applicable guidelines and intent, the applicant shall not be required to demonstrate
compliance with the standard. (Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286,
5-14-2007; Ord. 5355,2-25-2008; Ord. 5531, 3-8-2010; Ord. 5572, 11-15-2010;
Ord. 5676, 12-3-2012; Ord. 5759, 6-22-2015)
RESPONSE: Acknowledged
APPLICABILITY AND CONFLICTS:
1. Applicability:
a. The following development activities shall be required to comply with the provisions of this
Section:
i. All subdivisions including short plats;
RESPONSE: N/A, the project is not proposing and subdivisions
ii. All new structures
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RESPONSE: N/A, the building is existing
iii. Conversion of vacant land (e.g, to parking or storage lots);
RESPONSE: N/A, the project does not contain any residential uses.
iv. Conversion of a residential use to a nonresidential use, or the conversion of a
nonresidential use to a residential use;
RESPONSE: n/a, the project does not contain any residential uses.
v. Re-use of a nonconforming structure, for any purpose, that has been vacant for more than
one year;
RESPONSE: Applicable, the project is reusing and modifying an existing vacant box
store building.
vi. Exterior modifications such as facade changes, windows, awnings, signage, etc., shall
comply with the design requirements for the new portion of the structure, sign, or site
improvement.
RESPONSE: Applicable, see responses throughout for compliance.
b. Any of the activities listed in subsection B1a of this Section and occurring in the following
overlay areas or zones shall be required to comply with the provisions of this Section:
a. District ‘A’: All areas zoned Center Downtown (CD).
Response: N/A
b. District ‘B’: All areas zoned Residential Multi-Family (RMF), and assisted living and
convalescent centers within the Resource Conservation (RC), Residential-1 (R-1),
Residential-4 (R-4), Residential-6 (R-6), Residential-8 (R-8), Residential-10 (R-10),
Residential-14 (R-14), and Residential Manufactured Home Park (RMH) zones.
Response: N/A
c. District ‘C’: All areas zoned Urban Center (UC) or Commercial Office Residential (COR)
RESPONSE: N/A
d. District ‘D’: All areas zoned Center Village (CV), Commercial Arterial (CA), Commercial
Neighborhood (CN), or Commercial Office (CO), except for those properties included in
the Automall District and used for small vehicle sales or a secondary use identified in
RMC 4-3- 040C1, Uses Permitted in the Renton Automall District. (Ord. 5572, 11-15-
2010; Ord. 5675, 12-3-2012; Ord. 5743, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5839, 6-
12-2017; Ord. 5867,12-11-2017)
RESPONSE: Applicable, project lies within District ‘D’.
2. Conflicts:
Where there are conflicts between the design requirements in subsection E of this Section and
other sections of the Renton Municipal Code, the regulations of this Section shall prevail.
(Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5191, 12-12-
2005; Ord. 5286,
5-14-2007; Ord. 5331, 12-10-2007; Ord. 5355, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5437,
12-8-2008;
Ord. 5518, 12-14-2009; Ord. 5531, 3-8-2010; Ord. 5649, 12-12-2011; Ord. 5952, 11-18-2019;
Ord. 5964, 3-2-2020; Ord. 6045, 12-13-2021; Ord. 6090, 11-28-2022)
EXEMPTIONS:
The design regulations shall not apply to:
1. Interior Remodels: Interior remodels of existing buildings or structures provided the alterations
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do not modify the building facade.
RESPONSE: N/A
2. Aircraft Manufacturing: Structures related to the existing use of aircraft manufacturing in District
‘C.’ (Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
RESPONSE: N/A
ADMINISTRATION:
1. Review Process: Applications subject to design regulations shall be processed as a component of
the governing land use process
2. Authority: The Community and Economic Development Administrator shall have the authority to
approve, approve with conditions, or deny proposals based upon the provisions of the design
regulations when no other permit or approval requires Hearing Examiner review. Proposals will
be considered on the basis of individual merit, the overall intent of the minimum standards and
guidelines, and creative design alternatives will be encouraged in order to achieve the purposes
of the design regulations. (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-2003; Ord. 5124, 2-7-
2005; Ord. 5286, 5-14-E
REQUIREMENTS:
1. SITE DESIGN AND BUILDING LOCATION:
a. BUILDING LOCATION AND ORIENTATION
i. 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.
ii. 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.
b. Standards: Districts A, B, and D All of the following are required:
i. 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.
RESPONSE: The building is existing, oriented North/South, East/West with no
adjacent shading structures. Access to natural light is abundant.
ii. Buildings shall be oriented to the street with clear connections to the sidewalk.
RESPONSE: The new building entry is proposed on the SE corner towards the
main street intersection. There is an existing crosswalk that will be upgraded
through the parking area to an existing ramp and stairs. The ramp will be
upgraded to meet ADA code with compliant landings and handrails as it is not
currently meeting ADA requirements.
iii. The Front Entry of a building shall be oriented to the street with clear connections
to the sidewalk
RESPONSE: The new building entry is proposed on the SE corner towards the
main street intersection. The sidewalk runs along the sides of the building and
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meets at a larger sidewalk and planting area in the SE corner. There is an
existing concrete connection through the parking lot to the existing ramp and
stairs that connect to the street. The ramp will be upgraded to meet ADA code
with compliant landings and handrails as it is not currently meeting ADA
requirements.
iv. Buildings with residential uses located at street level….
RESPONSE: N/A building will not contain residential uses
v. Office buildings hall have pedestrian oriented facades….
RESPONSE:N/A project is not an office building
c. All of the following are required for District C;
Dist i. 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.
RESPONSE: N/A, the building is not located in District C
iii. Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature
“pedestrian-oriented facades,” and have clear connections to the sidewalk
(illustration below).
RESPONSE: N/A the building is not located in District C
iv. 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 (illustration below).
RESPONSE: N/A the building is not located in District C
d. Residential and mixed-use buildings containing street-level residential uses and single-
purpose residential buildings shall be:
i. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building (illustration below); or
RESPONSE: N/A, the building does not contain residential uses
ii. Have the ground floor residential uses raised above street level for residents’
privacy.
RESPONSE: N/A, the building does not contain residential uses
2. BUILDING ENTRIES
a. 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.
b. 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.
c. Standards (All Districts)
i. The primary entrance of each building shall be:
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i. 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
RESPONSE: The new building entry is proposed on the SE corner
oriented towards the main street Intersection of NE 12th and Sunset Blvd.
The entry will be highlighted with a bump out from the façade on the
Southeastern corner, material changes and a large glass canopy with a
paved and landscaped pedestrian area. The parapet will also be raised
at the main entry. Please refer to Landscape site plan, Architectural
Elevations and Site Plan
An existing repaved connection through the parking lot connects to an
existing ramp and stairs that lead to the street. The ramp will be
upgraded to meet ADA code with compliant landings and handrails as it
is not currently meeting ADA requirements.
Human scale elements include seating and landscaping at the entry,
articulation in the façade between materials and canopies on the East
and West side for covered walkways at a lower scale 9’-0” above arade
as well as building sconces at 7’-10”. Please see Architectural
Elevations and Landscape Plan.
ii. Made visibly prominent by incorporating architectural features such as a
facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below).
RESPONSE: The project is proposing an approximately 23’ deep x 50’
wide glass canopy at the main building entry which will incorporate
lighting on the underside. The SE facade at the entry has been pushed
out to define the entry mass with a raised parapet that captures the SE
entry corner. The entry doors will be glass automatic sliding doors within
a glass storefront vestibule. Please see Architectural Elevations.
iii. 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 (4-1/2') wide (illustration
below). 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.
RESPONSE: The project is proposing an approximately 23’ deep x 50’
wide glass canopy at the main building entry which will incorporate
lighting on the underside. The SE facade at the entry has been pushed
out to define the entry mass with a raised parapet that captures the SE
entry corner. The entry doors will be glass automatic sliding doors within
a glass storefront vestibule. Please see Architectural Elevations.
The building is not taller than thirty (30) feet. The existing parapet is at
20’-2”, with the highest proposed parapet at 24’-2”
iv. Building entries from parking lot shall be subordinate to those related to
the street
RESPONSE: The existing building has parking between the street and
building. This is an existing condition that is not proposed to be
relocated in this project. The main entry is prominent as defined
previously with a direct crosswalk connection to the existing stairs and
ramp that connects to the street.
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The secondary entry for the shelled suite space is marked with a smaller
storefront and glass doors with a raised parapet. No other entries are
present on the public facing façades.
v. Features such as entries, lobbies and display windows shall be oriented
to the street or pedestrian-oriented space; otherwise, screening or
decorative features should be incorporated.
RESPONSE: Proposed glazed entries for both the Emergency
Department and the future tenant space are oriented to the street.
vi. 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
RESPONSE: N/A, there are no other buildings on the site.
vii. Ground floor residential units…
RESPONSE: N/A, Language has been omitted due to non-applicability
3. TRANSITION TO SURROUNDING DEVELOPMENT
a. Intent: To shape redevelopment projects so that the character and value of Renton’s
long-established, existing neighborhoods are preserved.
b. .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.
c. Standards (Districts A, B, & D)
i. At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance
with the surrounding planned and existing land use forms; or
RESPONSE: N/A building is existing and has only one story.
2. Building articulation to divide a larger architectural element into smaller
increments; or
RESPONSE: Proposed new cladding on the building includes four main
materials. The main wood look metal siding is broken up at the
storefront windows with a band of stone like material. The upper portion
of the façade is comprised of a metal panel system. Areas of storefront
are present at the main entry points on the East and South Facades.
Please refer to Architectural Elevations.
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent
bulk and transition with existing development.
RESPONSE: The project proposes to increase the parapet height at both
the main entry and secondary tenant entry to reduce bulk and bring the
building closer to compliance. Please refer to Architectural Elevations.
ii. Additionally, the Administrator may require increased setbacks at the side or rear
of a building in order to reduce the bulk and scale of larger buildings and/or so
that sunlight reaches adjacent and/or abutting yards.
RESPONSE: The building is existing and does not shade other abutting yards.
d. District C
i. Both of the following are required:
1. For properties along North 6th Street and Logan Avenue North (between
North 4th Street and North 6th Street), applicants shall demonstrate how
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their project provides an appropriate transition to the long-established,
existing residential neighborhood south
of North 6th Street known as the North Renton Neighborhood.
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 proposed project is not within District C
4. SERVICE ELEMENT LOCATION AND DESIGN
a. 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.
b. 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.
c. Standards (All districts) All of the following are required:
i. 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.
RESPONSE: The waste enclosure will be in the same location as the existing
trash enclosure which resides in the NW corner of the site. This is hidden behind
the main building from public view. This will be accessible via the fire lane and
drive aisle that goes around the back (North and West sides) of the building. The
generator and other mechanical equipment are proposed to be within the existing
shell space with appropriate ventilation to minimize impacts on the surrounding
environment.
ii. 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 (illustration
below).
RESPONSE: The waste enclosure will be located in the general location of the
existing trash enclosure in the NW corner of the site. The existing enclosure will
be replaced with a new fully enclosed structure with a roof. Self-Closing doors
will be provided as required. Please see Architectural Site Plan
iii. Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3)
RESPONSE: The new service enclosure for trash/recycling will be constructed of
concrete masonry blocks, a metal roof and metal gate(s).
iv. 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 proposed waste enclosure is near Kirkland Avenue NE but
there is an existing landscape strip with trees and vegetation as well as an
elevation difference (the street is below the site at this location) that obscures the
view of the enclosure from the street. The building sidewalk is approximately 15’-
0” horizontally away from the future trash enclosure.
5. GATEWAYS
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a. 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.
b. 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.
c. Standards:
i. Districts C and D All of the following are required:
1. Developments located at district gateways shall be marked with visually
prominent features (illustration below).
RESPONSE: N/A, project is not located at a gateway. Language has
been omitted due to non-applicability.
Parking and Vehicular Access
1. 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.
2. SURFACE PARKING
a. Intent: To maintain active pedestrian environments along streets by placing parking lots
primarily in back of buildings.
b. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact
of the parking area and associated vehicles. Large areas of surface parking shall also be
designed to accommodate future infill development.
c. Standards (Districts A, B, and D) both of the following are required:
i. Parking shall be located so that no surface parking is located between:
1. A building and the front property line; and/or
RESPONSE: Parking is existing and is not being relocated in this project.
Parking between the building and front property line is an existing
condition with an existing sited building.
2. A building and the side property line (when on a corner lot).
RESPONSE: Parking is existing and is not being relocated in this project.
Parking between the building and side property line is an existing
condition with an existing sited building.
ii. Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
RESPONSE: Parking location exists and is not being relocated by this project.
Minor parking changes are proposed along with increased incorporation of
landscape on the site.
d. District C All of the following are required:
i. Parking shall be at the side and/or rear of a building and may not occur between the
building and the street. However, if due to the constraints of the site, parking cannot
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be provided at the side or rear of the building, the Administrator may allow parking to
occur between the building and the street. If parking is allowed to occur between the
building and the street, no more than sixty feet (60') of the street frontage measured
parallel to the curb shall be occupied by off-street parking and vehicular access.
RESPONSE: N/A, the project is not located in District C.
ii. Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
RESPONSE: N/A, the project is not located in District C
iii. Surface parking lots shall be designed to facilitate future structured parking and/or
other infill development. For example, provision of a parking lot with a minimum
dimension on one side of two hundred feet (200') and one thousand five hundred feet
(1,500') maximum perimeter area. Exception: If there are size constraints inherent in
the original parcel.
RESPONSE: N/A, the project is not located in District C
3. STRUCTURED PARKING GARAGES
a. 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.
b. 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.
RESPONSE: N/A. no structured parking garages are proposed for this project.
Language omitted due to non-applicability.
4. VEHICULAR ACCESS
a. Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating,
and/or eliminating vehicular access off streets.
b. 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.
c. Standards: Districts A, B, and D The following is required:
i. Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
RESPONSE: Access to the existing parking lots is through existing curb cuts on
NE 12th and Sunset BLVD on the adjacent property. No new access points are
being proposed.
ii. The number of driveways and curb cuts shall be minimized for vehicular access
purposes, so that pedestrian circulation along the sidewalk is minimally impeded.
RESPONSE: Curb cuts are existing and are not being modified by this project.
iii. District C; 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: N/A project is not located in District C
(Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016)
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Pedestrian Environment:
1. 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.
2. PEDESTRIAN CIRCULATION
a. 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.
b. 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.
c. Standards: Districts A, C, and D; All of the following are required:
i. 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.
1. Pathways shall be located so that there are clear sight lines, to increase
safety
RESPONSE: Sidewalks and walkways through parking have clear
sightlines and are not obscured by objects. Please see Architectural site
plan.
2. 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.
RESPONSE: All pathway walkways proposed are all-weather materials
including concrete and pavers.
ii. 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 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.
RESPONSE: The existing path between the existing ramp at the corner of NE
Sunset and NE 12th to the proposed building entrance will be replaced with
scored concrete to provide contrasting material from the asphalt parking surface.
.
iii. Sidewalks and pathways along the facades of buildings shall be of sufficient width to
accommodate anticipated numbers of users. Specifically:
1. 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.
RESPONSE: N/A the project is not a mixed use or retail building
2. 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').
RESPONSE: The existing sidewalks along the edge of the building are 5’-0”
along the South façade, and 8’-0” to 10’-0” along the East Façade. There is an
existing sidewalk bump out at the SE corner that will be modified per the site
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plan for this project to create a patient drop off entry and friendly entry
experience incorporating seating and landscaping. Please see Site Plans.
iv. Mid-block connections between buildings shall be provided.
RESPONSE: N/A. There are not multiple buildings on the site.
v. All Districts; Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
RESPONSE: No permeable paving in is proposed.
3. PEDESTRIAN AMENITIES
a. 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.
b. 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.
c. Standards:
i. District B All of the following are required:
RESPONSE: N/A. Project is located in District D. Standard language has been omitted
due to non-applicability.
ii. Districts C and D; All of the following are required:
1. Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall
be provided.
RESPONSE: Plants and vertical stone columns which will be mostly
evergreen and flowering will be incorporated at main entry per Landscape
Drawings. Plants will also be incorporated within the parking area and at the
SW corner. The project is increasing the overall landscape area as project
compared to existing conditions.
2. Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
RESPONSE: Seating will be provided at the main entry per Landscape which
will include (2) site benches on either side of the entryway drop-off and under
the cover of the overhead canopy.
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.
RESPONSE: Bike racks and benches will be made of durable metal
material but with warm hardwood bench boards to create a
comfortable sitting experience.
b. Site furniture and amenities shall not impede or block pedestrian
access to public spaces or building entrances.
RESPONSE: Site furniture will not impede access to the building
entrances. Please refer to site plans
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: Permanent Metal canopies are proposed along the 12th
and Sunset Blvd facing facades (South and East) at a minimum depth of
4’-6” to meet the 75% minimum along with a glass canopy is at the main
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entry. Please refer to Architectural Site plan and Elevations.
(Ord. 5828, 12-12-2016
Recreation Areas and Common Open Space:
1. RECREATION AREAS AND COMMON OPEN SPACE
a. 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
b. Guidelines: Developments located at street intersections should provide pedestrian-oriented
space at the street corner to emphasize pedestrian activity (illustration below). 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.
c. Standards: Districts A, C, and D; All of the following are required:
i. All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common open space and/or recreation areas.
RESPONSE: N/A. Project is not a mixed residential nor attached housing
development. Language is omitted due to non-applicability.
ii. 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.
RESPONSE: N/A. The existing building is approximately 17,000 SF which is
under 30,000 SF. Language is omitted due to non-applicability.
d. District B; The following is required:
RESPONSE: N/A Project is not located in District B. Language omitted due to non-
applicability.
e. All Districts; All of the following are required:
i. Public plazas shall be provided at intersections identified in the Commercial Arterial
Zone Public Plaza Locations Map and as listed below.
RESPONSE: N/A. The project is not located on a listed intersection. Language is
omitted due to non-applicability.
(Ord. 5591, 2-28-2011; Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016)
Building Architectural Design:
1. 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.
2. BUILDING CHARACTER AND MASSING
a. 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.
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b. 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. c. Standards: Districts A and D; Both of the following are required:
i. All building facades shall include modulation or articulation at intervals of no more
than forty feet (40').
RESPONSE: The proposed new façade contains articulation through material
changes at the pedestrian scale. Windows with stone-look material below break
up a horizontal wood look metal siding on the facade. The upper portion of the
façade above 13’-7” is metal panels. Tall Storefront windows articulate the
façade even more at the building entry. A building modulation is proposed at the
main entry corner in the SE corner.
ii. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and
eight feet (8') in width.
RESPONSE: A modulation is proposed on east façade at the building entry to
meet this requirement. A small modulation is proposed at the entry on the South
Façade, but additional depth cannot be provided on the South due to Sidewalk
clearance requirements. Both modulations meet the minimum size in height and
width. Please see Architectural site plan.
iii. 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
(illustration in District B, below); or provide an additional special feature such as a
clock tower, courtyard, fountain, or public gathering area.
RESPONSE: N/A, building is not greater than 160’ in length. The longest side of
the building is approximately 138’-0” in the East-West Direction
d. District B; All of the following are required:
RESPONSE: Not applicable, project is not located in district B. Language has been omitted
due to non-applicability.
e. District C; All of the following are required:
RESPONSE: Not applicable, project is not located in district C. Language has been omitted
due to non-applicability.
3. GROUND LEVEL DETAILS
a. 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.
b. 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.
c. Standards: All Districts; All the following are required:
i. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature
shall be provided along the facade’s ground floor.
RESPONSE: The project proposes sconce light fixtures on the main South and
East building facades to provide human scaled elements. Landscape is focused
on the main SE entry experience as well as being provided at the SW and NE
corners. Please see Architectural Elevations and Landscape Plans.
ii. Upper portions of building facades shall have clear windows with visibility into and out
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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%).
RESPONSE: N/A, the building is only a single story.
iii. 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.
RESPONSE: N/A. No Display windows are proposed.
iv. Window coverings, such as blinds and curtains, must be functional, they may not be
affixed so that they cannot be open and/or closed.
RESPONSE: Proposed window shades will be functional.
v. All of the following are prohibited:
1. Tinted and dark glass, highly reflective (mirror-type) glass and film.
RESPONSE: To bring the building closer to compliance with
transparency and glazing requirements compared to the existing
building, the project proposes windows on the East Façade with fully
transparent glazing, but translucent (non-reflective) film on the windows
on the South Façade up to 8’-0” due to the privacy requirements for
exam patients. The project does not include any tinted, dark glass or
highly reflective glass/ film.
2. 2,=Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways.
RESPONSE: N/A The project is not proposing any visible untreated
blank walls.
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
RESPONSE: N/A
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.
RESPONSE N/A
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;
RESPONSE: N/A
ii. Trellis or other vine supports with evergreen climbing vines;
RESPONSE: N/A
iii. Architectural detailing such as reveals, contrasting
materials, or other special detailing that meets the intent of
this standard;
RESPONSE: N/A
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iv. Artwork, such as bas-relief sculpture, mural, or similar; or
RESPONSE: N/A
v. Seating area with special paving and seasonal planting.
RESPONSE: N/A
d. District A:
N/A, project is not located within District A. Code language has been omitted due to non-
applicability
e. Districts B, C, and D
i. 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).
RESPONSE: On the East Façade the area between 4’-0” and 8’-0” is 497 SF.
The proposed transparent glazing in this area is 312 SF. This results in 63% of
the façade with transparent or glazing. This exceeds the requirement.
On the South Façade the total area between 4’-0” and 8’-0” is 560 SF. The
project is proposing that the exam room windows have an opaque film up the 8’-
0” due to patient privacy requirements. Not including the filmed area, the total
transparent area on this façade is 108 Sf which is 19.2%. This does not meet the
50% requirement, but the project is increasing the transparency in this area
compared to the existing building. The existing Southern Façade only has
approximately 70 SF of transparent glazing within this area due to high windows
and opaque film at the long windows near the entry. The project is proposing to
double the transparency on the South façade, bringing it closer to compliance.
ii. Where windows or storefronts occur, they must principally contain clear glazing.
Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited.
RESPONSE: To bring the building closer to compliance with transparency and
glazing requirements compared to the existing building, the project proposes
windows on the East Façade with fully transparent glazing, but translucent (non-
reflective) film on the windows up to 8’-0” on the South Façade due to the privacy
requirements for exam patients. The project does not include any tinted, dark
glass or highly reflective glass or film. As noted previously, the project is
proposing to increase the clear glazing compared to the existing conditions.
4. BUILDING ROOF LINES
a. 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.
b. Guidelines: Building roof lines shall be varied and include architectural elements to add visual
interest to the building.
c. Standards: Districts A, C, and D; The following is required
i. 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.
RESPONSE: Parapets are proposed to be extended at the main entry and
secondary tenant entry. Please see Architectural Elevations
ii. Roof-mounted mechanical equipment shall not be visible to pedestrians
RESPONSE: The project proposes a metal roof screen to screen the roof-
mounted equipment on all 4 sides from public view. Please see Architectural
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Elevations.
.
iii. 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: N/A, the project does not include residential uses.
5. BUILDING MATERIALS
a. 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.
b. 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.
c. Standards: All Districts; All of the following are required:
i. 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.
RESPONSE: The publicly visible facades on the East and South sides of the
building propose to use the same materials and detailing.
ii. All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
RESPONSE: Metal panels create an upper band on the building, while the lower
portion is comprised of wood-look linear metal siding broken up by window bands
with stone-look material below the windows and storefront at the entries. Please
see Elevations. Please see the Architectural Elevations.
iii. Materials, individually or in combination, shall have texture, pattern, and be detailed
on all visible facades.
RESPONSE: Metal panels create an upper band on the building, while the lower
portion is comprised of wood-look linear metal panels broken up by window
bands with stone-like material below and storefront at the entries. The wood-look
metal panels have pattern to simulate wood and the stone-look material below
the windows is textured. Please see Architectural Elevations.
iv. 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.
RESPONSE: Proposed materials include prefinished metal panels (2 varieties),
aluminum storefront, and stone-like material. All materials are commercial grade
and durable.
v. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals,
and/or coloring with a concrete coating or admixture.
RESPONSE: No concrete is proposed on the building façade.
vi. 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.
RESPONSE: No concrete block walls are proposed on the building facade.
d. Districts A, C, and D; The following is required:
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i. All buildings shall use material variations such as colors, brick or metal banding,
patterns, or textural changes.
RESPONSE: The publicly visible East and South facades propose to use the
same materials and detailing. Metal panels create an upper band on the building,
while the lower portion is comprised of wood-look linear metal panels broken up
by window bands with stone-look materials below and storefront at the entries.
Please see Architectural Elevations.
(Ord. 5676, 12-3-2012; Ord. 5905, 12-10-2018; Ord. 6090, 11-28-2022)
6. SIGNAGE:
a. 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. Modifications to the standard requirements
found in RMC 4-4-100G are possible for those proposals that can comply with the Design
District intent and guidelines, as determined by the Administrator; for proposals unable to
meet the intent and guidelines a variance is required. (Ord. 5981, 10-12-2020)
From 4-4-100G General Requirements:
i. Integration: Signage shall be an integral part of the design approach to the
building
RESPONSE: The building modifications and building mounted signage have
been designed to be integrated. The entry and raised parapet are designed to
incorporate the signage. A monument sign is proposed near the SE corner of the
lot. This incorporates the stone-look building material proposed on the building
façade. Please see Architectural Elevations and Monument Signage Elevations.
ii. Coordination: In mixed use and multi-use buildings, signage shall be coordinated
with the overall building design.
RESPONSE: N/A
iii. Size: Corporate logos and signs shall be sized appropriately for their location.
RESPONSE: Proposed signage on the building is appropriately sized for the
design of the façade. Monument signage logos are appropriately reduced in size
for the monument sign. Please see Architectural Elevations and Monument
Signage Elevations.
iv. Size of Entry Signs: Entry signs shall be limited to the name of the larger
development.
RESPONSE: Entry signs will be follow the city requirements. .
v. 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.
RESPONSE: Building mounted signage is designed with the organization colors
of red, blue and white and are integrally lit signs/letters. Please see Architectural
Elevations.
vi. Preferred Lighting and Sign Type: Front-lit, ground-mounted monument signs are
the preferred type of freestanding sign.
RESPONSE: A ground-mounted monument sign is proposed near the SE corner
of the lot. Please see site plan and Monument Sign Elevations. This will be
integrally lit at the top where the verbiage is located.
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vii. Other Encouraged Signs: Blade type signs, proportional to the building facade on
which they are mounted, are encouraged on pedestrian-oriented streets.
RESPONSE: No blade signage is proposed.
b. Additional Prohibited Signs: In addition to the signs listed in subsection C of this Section,
the following other sign types are also prohibited within the Urban Design Area:
i. Pole signs;
RESPONSE: No Pole mounted signage is proposed.
ii. Roof signs; and
RESPONSE: No roof signs are proposed.
iii. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
RESPONSE: No backlit signs are proposed. Signage on building has integral
lighting (Individual Letters)
c. 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.
RESPONSE: A monument sign is proposed at the SE corner. This will not exceed 5’
above the finished grade, please see sign elevation on Architectural Site Plan sheet.
d. 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: Decorative landscaping around sign will be included.
7. LIGHTING
a. 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.
b. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
c. Standards: Districts A, C, and D; All of the following are required:
i. Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-light
and decorate lighting and decorative street lighting.
RESPONSE: The project proposes wall sconces along the building facades and
down lighting integrated into the glass canopy at the main entry.
ii. 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
RESPONSE: The project proposes wall sconces along the building facades and
down lighting integrated into the glass canopy at the main entry.
iii. 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
RESPONSE: Parking areas and service areas will have LED downlights mounted
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on existing poles to provide appropriate lighting levels on the site.
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord. 5531, 3-8-
2010; Ord. 5572 11-15-2010)
8. APPEALS:
For appeals of administrative decisions made pursuant to the design regulations, see RMC 4-8-110,
Appeals. (Ord. 4821, 12-20-1999; Amd. Ord. 4971, 6-10-2002; Ord. 5029, 11-24-2003; Ord. 5124, 2-
7-2005; Ord. 5286, 5-14-2007; Ord. 5531, 3-8-2010; Ord. 5981, 10-12-2020)