HomeMy WebLinkAboutUrban Center Design Overlay Design Guideline Revisions (10/25/2004)Amends ORDs:
4963, 5001, 5029
Ift-e 5080, 5100
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 512 4
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING SECTIONS 4-2-060, 4-2-070, AND 4-2-080, OF CHAPTER 2,
ZONING DISTRICTS - USES AND STANDARDS, AND SECTION 4-3-100
OF CHAPTER 3, ENVIRONMENTAL REGULATIONS AND OVERLAY
DISTRICTS, AND CHAPTER 11, DEFINITIONS, OF TITLE IV
(DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260
ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF
RENTON, WASHINGTON" BY REVISING URBAN CENTER DESIGN
OVERLAY REGULATIONS FOR DEVELOPMENT IN THE URBAN
CENTER.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS:
SECTION I. Subsection I, Retail, of Section 4-2-060, Zoning Use Table — Uses
Allowed in Zoning Designations, of Chapter 2, Zoning Districts — Uses and Standards, of Title
IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of
the City of Renton, Washington" is hereby amended to read as shown in Attachment A.
SECTION II. The use table subsection entitled "RETAIL" in subsection 4-2-
070.K, Commercial Arterial (CA), of Chapter 2, Zoning Districts — Uses and Standards, of Title
IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of
the City of Renton, Washington" is hereby amended to read as shown on Attachment B.
SECTION III.
The use table subsection entitled "RETAIL" in Section 4-2-070.N,
Commercial/Office/Residential (COR), of Chapter 2, Zoning Districts — Uses and Standards, of
Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General
*00 ORDINANCE NO. , i 9,a
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Ordinances of the City of Renton, Washington" is hereby amended to read as shown on
Attachment B.
SECTION IV. The use table subsection entitled "RETAIL" in subsection 4-2-
070.0, Industrial Light (IL), of Chapter 2, Zoning Districts — Uses and Standards, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended to read as shown on Attachment B.
SECTION V. The use table subsection entitled "RETAIL" in Section 4-2-070.P,
Industrial Medium (IM), of Chapter 2, Zoning Districts — Uses and Standards, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended to read as shown on Attachment B.
SECTION VI. The use table subsection entitled "RETAIL" in Section 4-2-070.Q,
Industrial Heavy (IM, of Chapter 2, Zoning Districts — Uses and Standards, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended to read as shown on Attachment B.
SECTION VH. Section 4-2-080.A.72 of Chapter 2, Zoning Districts — Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended to read as follows:
72. Big -box retail uses are subject to compliance with Design Regulations applicable
to District `C' as detailed in RMC 4-3-100, except in the Employment Area — Valley south of
Interstate 405.
Big -box retail uses are not permitted in the NE 4'h Street Commercial Corridor, Puget
Commercial Corridor, and NE Sunset Blvd. Commercial Corridor within the Commercial
Arterial (CA) Zone.
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�. ORDINANCE NO. 512 4 IWA
SECTION VIII. Section 4-3-100, Urban Center Design Overlay Regulations, of
Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended to read as follows:
RMC 4-3-100 URBAN DESIGN REGULATIONS:
A. PURPOSE:
The purpose of this Section is to:
1. Establish design review regulations in accordance with policies established in the
Land Use and Community Design Elements of the Renton Comprehensive Plan in order to:
a. Maintain and protect property values,
b. Enhance the general appearance of the City,
C. Encourage creativity in building and site design,
d. Achieve predictability, balanced with flexibility, and
e. Consider the individual merits of proposals.
2. Create design standards and guidelines specific to District `A' (the Downtown
Core) that ensure design quality of structures and site development implementing the City of
Renton's Comprehensive Plan Vision for its Urban Center — Downtown. The Vision is of a
downtown that will continue to develop into an efficient and attractive urban city. The Vision of
the Downtown Core is of mixed -uses with high -density residential living supported by multi -
modal transit opportunities. Redevelopment will be based on the pattern and scale of established
streets and buildings.
3. Create design standards and guidelines specific to District `B' (the South Renton
Neighborhood) that ensure design quality of structures and site development implementing the
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�W ORDINANCE NO. 5124 ,
City's South Renton Neighborhood Plan. The South Renton Neighborhood Plan, for a
residential area located within the Urban Center — Downtown, maintains the existing, traditional
grid street plan and respects the scale of the neighborhood, while providing new housing at urban
densities. The South Renton Neighborhood Plan supports a residential area that is positioned to
capitalize on the employment and retail opportunities increasingly available in the nearby
Downtown Core.
4. Create design standards and guidelines specific to the Urban Center — North
(District `C') that ensure design quality of structures and site development that implements the
City of Renton's Comprehensive Plan Vision for its Urban Center — North. This Vision is of an
urban environment that concentrates uses in a "grid pattern" of streets and blocks. The Vision is
of a vibrant, economically vital neighborhood that encourages use throughout by pedestrians.
Create design standards and guidelines applicable to the use of "big -box retail" as
defined in RMC 4-11-180, Definitions.
6. Establish two categories of regulations: (a) "minimum standards" that must be
met, and (b) "guidelines" that, while not mandatory, are considered by the Development Services
Director in determining if the proposed action meets the intent of the design guidelines. In the
Urban Center Design Overlay area, specific minimum standards and guidelines may apply to all
three districts, or certain districts only (Districts `A', `13% or `C'), as indicated herein.
B. APPLICABILITY:
This Section shall apply to all development in the Urban Center — Downtown and
Urban Center — North. For the purposes of the Design Regulations, the Center Downtown is
District `A', South Renton is District `B', and the Urban Center - North is District `C'. Districts
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ORDINANCE NO. 5124
A-C are depicted on the Urban Center Design Overlay District Map, shown in subsection 4 of
this Section.
2. This Section shall also apply to big -box retail use where allowed in the
Commercial Arterial (CA), Light Industrial (IL), Medium Industrial (IM), and Heavy Industrial
(IH) zones, except when those zones are located in the Employment Area — Valley south of
Interstate 405. Big -box retail uses within these zones, except in the Employment Area — Valley,
must comply with design standards and guidelines specific to the Urban Center — North (District
`C'
3. Where conflicts may be construed between the RMC 4-3-100, Design Regulations
and other sections of the Renton Municipal Code, the Regulations of RMC 4-3-100 shall prevail.
4. Urban Center Design Overlay District Map:
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ORDINANCE NO. 5124
C. EXEMPTIONS:
The Design Regulations shall not apply to:
1. Interior Remodels: Interior remodels of existing buildings or structures provided
the alterations do not modify the building facade.
2. Aircraft manufacturing: Structures related to the existing use of aircraft
manufacturing in District `C'.
D. ADMINISTRATION:
1. Review Process: Applications subject to Design Regulations shall be processed
as a component of the governing land use process.
2. Authority: The Director of the Development Services Division shall have the
authority to approve, approve with conditions, or deny proposals based upon the provisions of
the Design Regulations. In rendering a decision, the Director will consider proposals on the
basis of individual merit, will consider the overall intent of the minimum standards and
guidelines, and will encourage creative design alternatives in order to achieve the purposes of the
Design Regulations.
E. 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
7
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ORDINANCE NO. 512 4
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.
street pattern.
a. Minimum Standards for Districts `A' and `B': Maintain existing grid
b. Minimum Standards for District `C':
i. Provide a network of public and/or private local streets in addition
to public arterials.
ii. Maintain a hierarchy of streets to provide organized circulation
that promotes use by multiple transportation modes and to avoid overburdening the roadway
system. The hierarchy shall consist of (from greatest in size to smallest):
(a) High Visibility Street. A highly visible arterial street that
warrants special design treatment to improve its appearance and maintain its transportation
function.
(b) Arterial Street. A street classified as a principal arterial on
the City's Arterial Street Plan.
(c) Pedestrian -Oriented Streets. Streets that are intended to
feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow
travel lanes, on -street parking, and wide sidewalks.
(d) Internal or Local Roads (public or private)
(e) Drive aisles
2. Building Location and Orientation:
w ORDINANCE NO. 5124 ."-,
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 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.
a. Minimum Standards for Districts `A' and `B': Orient buildings to the
street with clear connections to the sidewalk.
b. Minimum Standards for District `C':
Buildings on designated pedestrian -oriented streets shall feature
"pedestrian -oriented facades" and clear connections to the sidewalk (see illustration, RMC 4-3-
100.E.7.a). Such buildings shall be located adjacent to the sidewalk, except where pedestrian -
oriented space is located between the building and the sidewalk. Parking between the building
and pedestrian -oriented streets is prohibited.
ii. Buildings fronting on pedestrian -oriented streets shall contain
pedestrian -oriented uses.
iii. Non-residential buildings may be located directly adjacent to any
street as long as they feature a pedestrian -oriented fagade.
iv. Buildings containing street -level residential uses and single -
purpose residential buildings shall be set back from the sidewalk a minimum of ten (10) feet and
feature substanial landscaping between the sidewalk and the building (see illustration, RMC 4-3-
100.E.7.b).
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1440 ORDINANCE NO. 5124
V. If buildings do not feature pedestrian -oriented facades they shall
have substantial landscaping between the sidewalk and building. Such landscaping shall be at
least ten (10) feet in width as measured from the sidewalk (see illustration, RMC 4-3-100.E.7.c).
C. Guidelines Applicable to District `C':
i. Siting of a structure should take into consideration the continued
availability of natural light (both direct and reflected) and direct sun exposure to nearby
buildings and open space (except parking areas).
ii. Ground floor residential uses located near the street should be
raised above street level for residents' privacy.
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 the urban character
of the district.
a. Minimum Standard for Districts `A' and `B':
Entrance Location: A primary entrance of each building shall be located on the facade
facing a street. Such entrances shall be prominent, visible from the street, connected by a
walkway to the public sidewalk, and include human scale elements.
b. Minimum Standards for District `C:
i. On pedestrian -oriented streets, the primary entrance of.each
building shall be located on the facade facing the street.
ii. On non -pedestrian -oriented streets, entrances shall be prominent,
visible from surrounding streets, connected by a walkway to the public sidewalk, and include
human -scale elements.
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.. ORDINANCE NO. 512 4
Ili. All building entries adjacent to a street shall be clearly marked
with canopies, architectural elements, ornamental lighting, and/or landscaping. Entries from
parking lots should be subordinate to those related to the street for buildings with frontage on
designated pedestrian -oriented streets (see illustration, RMC 4-3-100.E.7.d).
iv. Weather protection at least four and one-half (4-1/2) feet wide and
proportional to the distance above ground level shall be provided over the primary entry of all
buildings and over any entry adjacent to a street.
V. Pedestrian pathways from public sidewalks to primary entrances,
or from parking lots to primary entrances shall be clearly delineated.
C. Guidelines Applicable to All Districts:
i. 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.
ii. 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.
iii. Secondary access (not fronting on a street) should have weather
protection at least four and one-half (4-1/2) feet wide over the entrance or other similar indicator
of access.
IV. Pedestrian access should be provided to the building from property
edges, adjacent lots, abutting street intersections, crosswalks, and transit stops.
V. Features such as entries, lobbies, and display windows should be
oriented to a street or pedestrian -oriented space; otherwise, screening or decorative features such
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140 ORDINANCE NO. 512 4
as trellises, artwork, murals, landscaping, or combinations thereof, should be incorporated into
the street -oriented facade.
d. Guidelines Applicable to District `A':
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.
ii. 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.
iii. 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 W.
e. Guidelines Applicable to District `B':
Front yards should provide transition space between the public street and the private
residence such as a porch, landscaped area, terrace, or similar feature.
f. Guidelines Applicable to District `C':
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.
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.
a. Minimum Standards for District `A':
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°*.. ORDINANCE NO. 5124_ wo
Careful siting and design treatment is 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:
i. 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 so that sunlight
reaches adjacent yards;
smaller increments; or
ii. Building proportions, including step -backs on upper levels;
iii. Building articulation to divide a larger architectural element into
iv. Roof lines, roof pitches, and roof shapes designed to reduce
apparent bulk and transition with existing development.
b. Minimum Standards for District `B':
i. Careful siting and design treatment is 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 provided
to promote a transition to surrounding uses:
(a) Setbacks at the side or rear of a building increased in order
to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or
(b) Building articulation provided to divide a larger
architectural element into smaller pieces; or
(c) Roof lines, roof pitches, and roof shapes designed to reduce
apparent bulk and transition with existing development.
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ORDINANCE NO. 5124
ii. In areas with older style, steeply -pitched, single-family homes,
similar roof styles are required to achieve more harmonious relationships between new and old
buildings.
C. Minimum Standards for District `C':
i. For properties along North 61h Street and Logan Avenue North
(between North 4th Street and North 6th Street), applicants shall demonstrate how their project
provides an appropriate transition to the long established, existing neighborhood south of North
6th Street known as the North Renton Neighborhood.
ii. 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.
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.
a. Minimum Standards for All Districts:
i. 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 4-3-100.E.7.e).
ii. Garbage, recycling collection, and utility areas shall be enclosed,
consistent with RMC 4-4-090, Refuse and Recyclables Standards and RMC 4-4-095, Screening
and Storage Height/Location Limitations.
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*.. ORDINANCE NO. 5124
ill. 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-
100.E.7.f).
iv. The use of chain link, plastic, or wire fencing is prohibited.
V. If the service area is adjacent to a street, pathway, or pedestrian -
oriented space, a landscaped planting strip, minimum three feet wide, shall be located on three
sides of such facility.
b. Guidelines Applicable to All Districts:
Service enclosure fences should be made of masonry, ornamental metal or wood, or some
combination of the three.
6. Gateways:
Intent: To distinguish Gateways as primary entrances to districts or to the City; provide
special design features and architectural elements at Gateways; and ensure that Gateways, while
they are distinctive within the context of the district, are compatible with the district in form and
scale.
a. Minimum Standards for District `C':
i. Developments located at district gateways shall be marked with
visually prominent features (see illustration, RMC 4-3-100.E.7.g).
ii. Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles (see illustration, RMC 4-3-100.E.7.h).
following:
iii. Visual prominence shall be distinguished by two or more of the
15
ORDINANCE NO. 5124 *so
(a) Public art
(b) Monuments
(c) Special landscape treatment
(d) Open space/plaza
(e) Identifying building form
(f) Special paving, unique pedestrian scale lighting, or bollards
(g) Prominent architectural features (trellis, arbor, pergola, or
gazebo)
(h) Signage, displaying neighborhood or district entry
identification (commercial signs are not allowed)
7. Illustrations
Pedestrian -oriented
facade
Pedestriano iented facades: j
Prinary building entry \ `
mu t be facing the street
transparent Window area a wndow
d'splay alma 75% of the ground floor
bet- the height of 2 to 8 feet
above the ground
weather protection at least 4''A feet wide
along at least 75% of the facade
a. Pedestrian -oriented facades (See RMC 4-3-100.E.2.b.i)
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� ORDINANCE NO. 512 4
Raised planters provide privacy
for residents while maintaining
views of the street from units
Trees
b. Street -level residential (See RMC 4-3-100.E.2.b.iv)
lk
Combination of evergreen and Building
deciduous shrubs and trees 71
f�9-,
-per-->
Raised planter
C. Buildings without pedestrian -oriented uses (See RMC 4-3-100.E.2.b.v)
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ORDINANCE NO. 5124
d. Building entries (See RMC 4-3-100.E.3.b.iii)
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e. Service elements located to minimize the impact on the pedestrian environment (See
RMC 4-3-100.E.5.a.i)
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g. Distinguishable building form appropriate for gateway locations (See RMC 4-3-
100.E.6.a.i)
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ORDINANCE NO. 512 4
h. Gateway landscaping, open space, pedestrian amenities and signage that identifies the
commercial area (See RMC 4-3-100.E.6.a.ii)
F. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center; 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.
a. Minimum Standards For Districts `A' and `B':
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.
b. Minimum Standards for District `C':
On designated pedestrian -oriented streets:
(a) Parking shall be at the side and/or rear of a building, with
the exception of on -street parallel parking. No more than sixty (60) feet of the street frontage
measured parallel to the curb shall be occupied by off-street parking and vehicular access.
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�-- ORDINANCE NO. 512 4 "NW,
(b) On -street parallel parking spaces located adjacent to the site
can be included in calculation of required parking. For parking ratios based on use and zone, see
RMC 4-4-080, Parking, Loading and Driveway Regulations.
of the street.
(c) On -street, parallel parking shall be required on both sides
ii. All parking lots located between a building and street or visible
from a street shall feature landscaping between the sidewalk and building; see RMC 4-4-080.17,
Parking Lot Design Standards.
iii. Surface parking lots: The applicant must successfully demonstrate
that the surface parking lot is designed to facilitate future structured parking and/or other infill
development. For example, an appropriate surface parking area would feature a one -thousand
and five -hundred (1,500) foot maximum perimeter area and a minimum dimension on one side
of two -hundred (200) feet, unless project proponent can demonstrate future alternative use of the
area would be physically possible. Exception: If there are size constraints inherent in the original
parcel (see illustration, RMC 4-3-100.F.5.a).
C. Guidelines Applicable to All Districts:
In areas of mixed -use development, shared parking is recommended.
d. Guidelines Applicable to District `C':
If a limited number of parking spaces are made available in front
of a building for passenger drop-off and pick-up, they should be parallel to the building fagade.
ii. When fronting on streets not designated as pedestrian -oriented,
parking lots should be located on the interior portions of blocks and screened from the
surrounding roadways by buildings, landscaping and/or gateway features as dictated by location.
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4W ORDINANCE NO. 5124 *40
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.
a. Minimum Standards for Districts `A' and `C':
i. Parking lot lighting shall not spill onto adjacent or abutting
properties (see illustration, RMC 4-3-100.F.5.b).
ii. All surface parking lots shall be landscaped to reduce their visual
impact (see RMC 4-4-080.F.7, Landscape Requirements).
b. Guidelines Applicable to All Districts:
i. Wherever possible, parking should be configured into small units,
connected by landscaped areas to provide on -site buffering from visual impacts.
ii. 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.
iii. Where multiple driveways cannot be avoided, provide landscaping
to separate and minimize their impact on the streetscape.
3. Structured Parking Garages:
Intent: To more efficiently use land needed for vehicle parking; encourage the use of
structured parking throughout the Urban Center; 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.
a. Minimum Standards for District `C':
i. Parking structures fronting designated pedestrian -oriented streets:
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"AMW ORDINANCE NO. 5124
(a) Parking structures shall provide space for ground -floor
commercial uses along street frontages at a minimum of seventy-five (75) percent of the frontage
width (see illustration, RMC 4-3-100.F.5.c).
(b) The entire facade must feature a pedestrian -oriented fagade.
ii. Parking structures fronting non -pedestrian -oriented streets:
(a) Parking structures fronting non -pedestrian -oriented streets
and not featuring a pedestrian -oriented fagade shall be setback at least six (6) feet from the
sidewalk and feature substantial landscaping. This includes a combination of evergreen and
deciduous trees, shrubs, and ground cover. This setback shall be increased to ten (10) feet
adjacent to high visibility streets.
(b) The Director may allow a reduced setback where
the applicant can successfully demonstrate that the landscaped area and/or other design
treatment meets the intent of these standards and guidelines. Possible treatments to
reduce the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
(i) Ornamental grillwork (other than vertical
bars);
(ii) Decorative artwork;
(iii) Display windows;
(iv) Brick, tile, or stone;
(v) Pre -cast decorative panels;
(vi) Vine -covered trellis;
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ORDINANCE NO. 5124 140
(vii) Raised landscaping beds with decorative materials;
,•IN
(viii) Other treatments that meet the intent of this
standard.
(c) Facades shall be articulated architecturally, so as to
maintain a human scale and to avoid a solid wall. Vehicular entrances to non-residential or
mixed -use parking structures shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials (see illustration, RMC 4-3-100.F.5.d).
b. Guidelines Applicable to All Districts:
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.
C. Guidelines Applicable to Districts `A' and `C':
i. Parking garage entries should not dominate the streetscape.
ii. The design of structured parking at finished grade under a building
should minimize the apparent width of garage entries.
iii. Parking within the building should be enclosed or screened
through any combination of walls, decorative grilles, or trellis work with landscaping.
iv. Parking garages should be designed to be complementary with
adjacent buildings. Use similar forms, materials, and/or details to enhance garages.
entries.
V. Residential garage parking should be secured with electronic
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ORDINANCE NO. 512 4 'Wall
vi. Parking structure service and storage functions should be located
away from the street edge and generally not be visible from the street or sidewalks.
d. Guidelines Applicable to District `B':
i. Attached personal parking garages at -grade should be
individualized and not enclose more than two cars per enclosed space. Such garages should be
architecturally integrated into the whole development.
ii. Multiple -user parking garages at -grade should be enclosed or
screened from view through any combination of walls, decorative grilles, or trellis work with
landscaping.
decorative doors.
iii. All garage parking in this district should be secured with
iv. Personal parking garages should be individualized whenever
possible with separate entries and architectural detailing in character with the lower density
district.
V. Large multi-user parking garages are discouraged in this lower
density district and, if provided, should be located below grade whenever possible.
vi. Service and storage functions should be located away from the
street edge and generally not be visible from the street or sidewalks.
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.
a. Minimum Standards for District `B':
25
ORDINANCE NO. 5124
Parking lots and garages shall be accessed from alleys when available.
b. Minimum Standards for District `C':
i. Parking garages shall be accessed at the rear of buildings or from
non -pedestrian -oriented streets when available.
streets.
ii. Surface parking driveways are prohibited on pedestrian -oriented
iii. Parking lot entrances, driveways, and other vehicular access points
on high visibility streets shall be restricted to one entrance and exit lane per five hundred (500)
linear feet as measured horizontally along the street.
C. Guidelines Applicable to District `A':
i. Parking lots and garages should be accessed from alleys or side
streets.
ii. 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.
d. Guidelines Applicable to Area `B':
i. Garage entryways and/or driveways accessible only from a street
should not impede pedestrian circulation along the sidewalk.
ii. Curb cuts should be minimized whenever possible through the use
of shared driveways.
5. Illustrations
►..
1#00, ORDINANCE NO. 5124
a ry=am of kftl a2Na'sYaek .-... -
WIKM mr¢Wisatwi¢
tY MA preavle• u.'
etmenaM b WettY Mtltgnwn
a. Parking and vehicular access in District "C" (See RMC 4-3-100.17.l.b.iii)
DO THIS
,I;, _DM rrRrs
DON'T DO THIS
b. Parking lot lighting (See RMC 4-3-100.F.2.a.i)
Parking garage on
�1rs j second floor
,N
Y",
Ground floor commercial space
with pedestrian -oriented facade
C. Parking structure fronting on pedestrian -oriented street with pedestrian -oriented uses and
facades along the ground floor (See RMC 4-3-100.F.3.a.i(a))
27
*1 ORDINANCE NO. 512 4 *40
Articulation of -------
facade components
to reduce scale
and add visual
interest
Decorative trellis -------
structure for vines
Raised planting-- -_.
bed adjacent to
sidewalk
d. Parking structure designed to enhance streetscape (See RMC 4-3-100.F.3.a.ii(c))
G. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center 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.
1. Pathways through Parking Lots:
Intent: To provide safe and attractive pedestrian connections to buildings, parking
garages, and parking lots.
a. Minimum Standards for District `C':
i. Clearly delineated pedestrian pathways and/or private streets shall
be provided throughout parking areas.
ORDINANCE NO, 512 4
ii. Within parking areas, pedestrian pathways shall be provided
perpendicular to the applicable building facade, at a maximum distance of one hundred and fifty
(150) feet apart (see illustration, RMC 4-3-100.G.4.a).
2. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and
convenience and enhance the pedestrian environment.
a. Minimum Standards for Districts A and C:
i. 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, RMC 4-3-
100.G.4.b).
ii. Sidewalks located between buildings and streets shall be
raised above the level of vehicular travel.
iii. Pedestrian pathways within parking lots or parking modules shall
be differentiated by material or texture from adjacent paving materials (see illustration, RMC 4-
3-100.G.4.c).
iv. Sidewalks and pathways along the fagades of buildings
shall be of sufficient width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed -use
and retail buildings one hundred (100) or more feet in width (measured along the facade) shall
provide sidewalks at least twelve (12) feet in width. The walkway shall include an eight (8) foot
minimum unobstructed walking surface and street trees (see illustration, RMC 4-3-100.G.4.d).
29
'%W ORDINANCE NO. 1124 1"0
(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 ten to twelve
(10-12) foot pathway, for example, can accommodate groups of persons walking four abreast,
or two couples passing one another. An eight (8) foot pathway will accommodate three
individuals walking abreast, whereas a smaller five to six (5-6) foot pathway will accommodate
two individuals.
V. Locate pathways with clear sight lines to increase safety.
Landscaping shall not obstruct visibility of walkway or sight lines to building entries.
vi. 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
b. Guidelines Applicable to All Districts:
Delineation of pathways may be through the use of
architectural features, such as trellises, railings, low seat walls, or similar treatment.
ii. Mid -block connections are desirable where a strong linkage
between uses can be established.
iii. Fences, with the exception of chain link fences, may be
allowed when appropriate to the situation.
C. Guidelines Applicable to District'C' Only:
30
ORDINANCE NO. 512 4
Through -block connections, should be made between buildings,
between streets, and to connect sidewalks with public spaces. Preferred location for through -
block connections is mid -block (see illustration, RMC 4-3-100.G.4.e).
ii. Between buildings of up to and including two (2) stories in height,
through -block connections should be at least six (6) feet in width.
iii. Between buildings three (3) stories in height or greater,
through -block connections should be at least twelve (12) feet in width.
iv. Transit stops should be located along designated transit routes a
maximum of one -quarter mile apart.
V. As an alternative to some of the required street trees, developments
may provide pedestrian -scaled light fixtures at appropriate spacing and no taller than fourteen
(14) feet in height. No less than one (1) tree or light fixture per sixty (60) lineal feet of the
required walkway should be provided.
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.
a. Minimum Standards for District `C':
i. On designated pedestrian -oriented streets, provide pedestrian
overhead weather protection in the form of awnings, marquees, canopies, or building overhangs.
These elements shall be a minimum of four and one-half (4-1/2) feet wide along at least 75% of
the length of the building fagade facing the designated pedestrian -oriented street, a maximum
31
ORDINANCE NO. 512 4
height of fifteen (15) feet above the ground elevation, and no lower than eight (8) feet above
ground level.
ii. Site furniture provided in public spaces 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.
iii. Site furniture and amentities shall not impede or block
pedestrian access to public spaces or building entrances.
b. Guidelines Applicable to District `C':
i. Transit shelters, bicycle racks, benches, trash receptacles,
and other street furniture should be provided.
ii. Street amenities such as outdoor group seating, kiosks,
fountains, and public art should be provided.
iii. Architectural elements that incorporate plants, such as
fagade-mounted planting boxes or trellises or ground -related or hanging containers are
encouraged, particularly at building entrances, in publicly accessible spaces, and at
fayades along pedestrian -oriented streets (see illustration, RMC 4-3-100.G.4.f).
4. Illustrations
Sou
nr��
g x'ff
h
e
Pedestrian
walkways
3k
32
ORDINANCE NO. 5124 IWAWI
a. Pedestrian walkways within parking lots (See RMC 4-3-100.G.1.a ii)
MM
b. Integrated pedestrian access system (pathways are shown in solid black lines) (See RMC
4-3-100.G.2.a.i)
C. Parking lot pedestrian interior walkway (RMC 4-3-100.G.2.a.iii)
33
M
ORDINANCE NO. 5124 140
9
Street trees and/or
pedestrian street
lamps every 30'
Weather
Sidewalks along retail building facade (RMC 4-3-100.G.2.a.iv(a))
Pedestrian Corridor
44111 rrrrrrrrrrrrrrr■
Pedestrian Corridor
�rrrrrrrrrrrrr
Through -block pedestrian connections (See RMC 4-3-100.G.2.c)
34
ORDINANCE NO. 512 4 r
Recessed entry Seasonal landscaping Transparent windows Weather protection
destrian
xiented
space
Seating
areas
=_es and
street
eatures
used to
define
iestrian
area
Varied
vement
iestrian
xiented
�ignage
f. Pedestrian amenities incorporated into development (See RMC 4-3-100.G.3.b.iii)
H. 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 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 or 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.
a. Minimum Standards for All Districts:
i. All pervious areas shall be landscaped (see 4-4-070, Landscaping).
35
ORDINANCE NO. 512 4
ii. Street trees are required and shall be located between the curb edge
and building, as determined by the City of Renton.
iii. 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, RMC 4-3-100.11.3.a).
iv. The proposed landscaping shall be consistent with the design intent
and program of the building, the site, and use.
V. The landscape plan shall demonstrate how the proposed
landscaping, through the use of plant material and non -vegetative elements, reinforces the
architecture or concept of the development.
vi. Surface parking areas shall be screened by landscaping in order to
reduce views of parked cars from streets (see RMC 4-4-080.F.7, Landscaping Requirements).
Such landscaping shall be at least ten (10) feet in width as measured from the sidewalk (see
illustration, RMC 4-3-100.H.3.b). Standards for planting shall be as follows:
(a) Trees at an average minimum rate of one (1) tree per thirty
(30) lineal feet of street frontage. Permitted tree species are those that reach a mature height of
at least thirty-five (35) feet. Minimum height or caliper at planting shall be eight (8) feet or two
(2) inch caliper (as measured four (4) feet from the top of the root ball) respectively.
(b) Shrubs at the minimum rate of one (1) per twenty (20)
square feet of landscaped area. Shrubs shall be at least twelve (12) inches tall at planting and
have a mature height between three (3) and four (4) feet.
36
%%W ORDINANCE NO. 5124 1-00�
(c) Groundcover shall be planted in sufficient quantities to
provide at least ninety (90) percent coverage of the landscaped area within three years of
installation.
(d) The applicant shall provide a maintenance assurance
device, prior to occupancy, for a period of not less than three (3) years and in sufficient amount
to ensure required landscape standards have been met by the third year following installation.
(e) Surface parking with more than fourteen (14) stalls
shall be landscaped as follows:
(i) Required amount:
Total Number of Spaces Minimum Required Landscape Are
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.
(ii) Provide trees, shrubs, and groundcover in the
required interior parking lot landscape areas.
(iii) Plant at least one (1) tree for every six parking
spaces. Permitted tree species are those that reach a mature height
of at least thirty-five (35) feet. Minimum height or caliper at
planting shall be eight (8) feet or two (2) inch caliper (as measured
four (4) feet from the top of the root ball) respectively.
37
ORDINANCE NO. 5124
(iv) Plant shrubs at a rate of five per 100 square feet of
landscape area. Shrubs shall be at least sixteen (16) inches tall at
planting and have a mature height between three (3) and four (4)
feet.
(v) Up to fifty (50) percent of shrubs may be deciduous.
(vi) Select and plant groundcover so as to provide
ninety (90) percent coverage within three years of planting,
provided that mulch is applied until plant coverage is complete.
(vii) Do not locate a parking stall more than fifty (50)
feet from a landscape area.
vii. Regular maintenance shall be provided to ensure that plant
materials are kept healthy and that dead or dying plant materials are replaced.
viii. Underground, automatic irrigation systems are required in
all landscape areas.
b. Guidelines Applicable to all Districts:
i. Landscaping should be used to soften and integrate the bulk of
buildings.
ii. Landscaping should be provided that appropriately provides either
screening of unwanted views or focuses attention to preferred views.
iii. Use of low maintenance, drought -resistant landscape material is
encouraged.
iv. Choice of materials should reflect the level of maintenance that
will be available.
.... ORDINANCE NO. 512 4
V. Seasonal landscaping and container plantings are encouraged,
particularly at building entries and in publicly accessible spaces.
vi. Window boxes, containers for plantings, hanging baskets, or other
planting feature elements should be made of weather resistant materials that can be reasonably
maintained.
vii. Landscaping should be used to screen parking lots from
adjacent or neighboring properties.
C. Guidelines Applicable to District `B':
i. Front yards should be visible from the street and visually
contribute to the streetscape.
ii. Decorative walls and fencing are encouraged when architecturally
integrated into the project.
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.
a. Minimum Standards for Districts `A' and `C':
i. Mixed -use residential and attached housing developments
of ten (10) or more dwelling units shall provide a minimum area of common space or
recreation area equal to fifty (50) square feet per unit. The common space area shall be
aggregated to provide usable area(s) for residents. The location, layout, and proposed
Im
' ORDINANCE NO. 5124 *00
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 one hundred (100) units.
(a) Courtyards, plazas, or multipurpose 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
(e) Children's play spaces.
iii. 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.
iv. 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, RMC 4-3-100.H.3.c).
V. Private decks, balconies, and private ground floor open space shall
not count toward the common space/recreation area requirement.
40
%No, ORDINANCE NO. 5124
vi. 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.
vii. All buildings and developments with over 30,000 square feet of
non-residental uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented
space (see illustration, RMC 4-3-100.H.3.d) according to the following formula:
1 % of the lot area + 1 % of the building area = Minimum amount of pedestrian -
oriented space
included:
viii. To qualify as pedestrian -oriented space, the following must be
(a) Visual and pedestrian access (including barrier -free access)
to the abutting structures from the public right-of-way or a nonvehicular courtyard,
paving,
(b) Paved walking surfaces of either concrete or approved unit
(c) On -site or building -mounted lighting providing at least four
(4) foot-candles (average) on the ground, and
(d) At least three feet of seating area (bench, ledge, etc) or one
individual seat per sixty (60) square feet of plaza area or open space.
ix. The following features are encouraged in pedestrian -oriented space
(see illustration, RMC 4-3-100.H.3.e) and may be required by the Director:
(a) Provide pedestrian -oriented uses on the building fagade
facing the pedestrian -oriented space.
41
�W ORDINANCE NO. 5124
(b) Spaces should be positioned in areas with significant
pedestrian traffic to provide interest and security — such as adjacent to a building entry.
(c) Provide pedestrian -oriented facades on some or all
buildings facing the space.
(d) Provide movable public seating.
X. The following are prohibited within 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.
xi. 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.
b. Minimum Standards for District `B':
Attached housing developments shall provide a minimum area of private usable
open space equal to one hundred fifty (150) square feet per unit of which one hundred
(100) square feet are contiguous. Such space may include porches, balconies, yards, and
decks.
C. Minimum Standards for District `C':
IR)
*w ORDINANCE NO. 512 4 w,
The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro -climatic conditions.
d. Guidelines Applicable to Districts `A' and `C':
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.
ii. 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.
iii. 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.
e. Guidelines Applicable to District `C':
Developments located at street intersection corners on designated pedestrian -oriented
streets are encouraged to provide pedestrian -oriented space adjacent to the street corner to
emphasize pedestrian activity (see illustration, RMC 4-3-I OO.H.3.f).
3. Illustrations
43
ORDINANCE NO. 5124 *400
a. Street tree installed with tree grate (See RMC 4-3-100.H.I.a.iii)
Parking, service, or
storage areas
10,
La'I 16— irnj
Buffer
One free per
3011neal feet
b. Parking lot landscaped buffer (See RMC 4-3-100.H.1.a.vi)
44
`'" ORDINANCE NO. 5124
C. Visible and accessible common area featuring landscaping and other amenities (See
RMC 4-3-100.H.2.a.iv)
Rexssea -" real
on yuaM as peeeahgn
a-.d space 4Ivey
meM regwe ,
c�ec a .:s:ae
pedesinM mj,,Ntl space \ ./
lorq, N mainE. inp ` L. .i x ertry aM aossroaEa —1 ��. -' � 1
d. Pedestrian -oriented space associated with a large-scale retail building (See RMC 4-3-
100.H.2.a.vii)
1%W ORDINANCE NO. 5124
e. Pedestrian -oriented spaces, visible from the street, including ample seating areas,
movable furniture, special paving, landscaping components and pedestrian -oriented uses (See
RMC 4-3-100.H.2.a.ix)
Corner building
.l .
c1
Comer entry
with increased
setback
Pedestrian -oriented space
f. Building setbacks increased at street corners along pedestrian -oriented streets to
encourage provisions for pedestrian -oriented spaces (See RMC 4-3-100.H.2.e).
I. 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
46
%No' ORDINANCE NO. 5124
for the Pacific Northwest climate. To discourage standardized 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.
a. Minimum Standards for District `A':
All building facades shall include modulation or articulation at intervals of no
more than forty (40) feet.
b. Minimum Standards for District `B':
All building facades shall include modulation or articulation at intervals of no
more than twenty (20) feet.
C. Minimum Standards for District `C':
i. All building facades shall include measures to reduce the apparent
scale of the building and add visual interest. Examples include modulation, articulation, defined
entrances, and display windows (see illustration, RMC 4-3-100.I.5.a).
ii. All buildings shall be articulated with one or more of the
following:
(a) Defined entry features;
(b) Window treatment;
(c) Bay windows and/or balconies;
(d) Roofline features; or
(e) Other features as approved by the Director.
47
*%W ORDINANCE NO. 5124
iii. Single purpose residential buildings shall feature building
modulation as follows (see illustration, RMC 4-3-100.I.5.b):
(a) The maximum width (as measured horizontally along the
building's exterior) without building modulation shall be forty (40) feet.
(b) The minimum width of modulation shall be fifteen (15)
feet.
(c) The minimum depth of modulation shall be the greater of
six (6) feet or not less than 0.2 multiplied by the height of the structure (finished grade to the top
of the wall).
d. Guidelines Applicable to Districts `A' and `B':
i. 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.
ii. Articulation, modulation, and their intervals should create a sense
of scale important to residential buildings.
iii. A variety of modulations and articulations should be employed to
add visual interest and to reduce the bulk and scale of large projects.
e. Guidelines Applicable to District `A':
Building modulations should be a minimum of two (2) feet in depth and four (4) feet in
width.
f. Guidelines Applicable to District `B':
i. Building modulations should be a minimum of two (2) feet deep,
sixteen (16) feet in height, and eight (8) feet in width.
ORDINANCE NO. 512 4 `aw
ii. Alternative methods to shape a building such as angled or curved
facade elements, off -set planes, wing walls, and terracing will be considered, provided that the
intent of this Section is met.
g. Guidelines Applicable to District `C':
i. Although streetfront buildings along designated pedestrian -
oriented streets should strive to create a uniform street edge, building facades should generally
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.
ii. Style: Buildings should be urban in character.
iii. Buildings greater than one hundred and sixty (160 feet) in length
should provide a variety of techniques to reduce the apparent bulk and scale of the facade or
provide an additional special design feature such as a clock tower, courtyard, fountain, or public
gathering place to add visual interest (see illustration, RMC 4-3-100.I.5.c).
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.
a. Minimum Standards for All Districts:
i. 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:
49
ORDINANCE NO. 5124
(a) It is a ground floor wall or portion of a ground floor wall
over six (6) feet in height, has a horizontal length greater than fifteen (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
four hundred (400) square feet or greater and does not include a window, door, building
modulation or other architectural detailing.
ii. Where blank walls are required or unavoidable, blank walls shall
be treated with one or more of the following (see illustration, RMC 4-3-100.I.5.d):
(a) A planting bed at least five feet in width containing trees,
shrubs, evergreen ground cover, or vines adjacent to the blank wall;
vines;
(b) Trellis or other vine supports with evergreen climbing
(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.
iii. Treatment of blank walls shall be proportional to the wall.
iv. Provide human -scaled elements such as a lighting fixture, trellis, or
other landscape feature along the fagade's ground floor.
V. Facades on designated pedestrian -oriented streets shall have at
least seventy-five (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.
50
` ORDINANCE NO. 512 4 lftxv
vi. Other fagade 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 windows shall be fifty (50) percent.
(b) Display windows shall be designed for frequent change of
merchandise, rather than permanent displays.
(c) Where windows or storefronts occur, they must principally
contain clear glazing.
(d) Tinted and dark glass, highly reflective (mirror -type) glass
and film are prohibited.
b. Guidelines Applicable to Districts `A' and `C':
i. The primary building entrance should be made visibly prominent
by incorporating a minimum of one (1) of the following architectural features from each category
listed (see illustration, RMC 4-3-100.I.5.e):
(a) Fagade features
(i)
Recess
(ii)
Overhang
(iii)
Canopy
(iv)
Trellis
(v)
Portico
(vi)
Porch
(vii)
Clerestory
(b) Doorway features
51
1*W ORDINANCE NO. 5124 *404
(i) Transom windows
(ii) Glass windows flanking door
(iii) Large entry doors
(iv) Ornamental lighting
(v) Lighted displays
(c) Detail features
(i) Decorative entry paving
(ii) Ornamental building name and address
(iii) Planted containers
(iv) Street furniture (benches, etc)
ii. Artwork or building ornamentation (such as mosaics, murals,
grillwork, sculptures, relief, etc.) should be used to provide ground -level detail.
iii. Elevated or terraced planting beds between the walkway and long
building walls are encouraged.
C. Guidelines Applicable to District `B':
Use of material variations such as colors, brick, shingles, stucco, horizontal wood siding,
is encouraged.
3. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with
an urban project and contribute to the visual continuity of the district.
a. Minimum Standards for Districts `A' and `C':
Buildings shall use at least one of the following elements to create varied and interesting
roof profiles (see illustration, RMC 4-3-100.I.5.f):
52
"%W ORDINANCE NO. 5124 '`W'
i. Extended parapets
ii. Feature elements projecting above parapets
iii. Projected cornices
iv. Pitched or sloped roofs
(a) Locate and screen roof -mounted mechanical equipment so
that the equipment is not visible within one hundred fifty (150) feet of the structure when viewed
from ground level.
(b) Screening features shall blend with the architectural
character of the building, consistent with RMC 4-4-095.E, Roof -Top Equipment.
(c) 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.
b. Guidelines Applicable to District `B':
i. Buildings containing predominantly residential uses should have
pitched roofs with a minimum slope of one to four (1:4). Such roofs should have dormers or
intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof.
ii. Roof colors should be dark.
C. Guidelines Applicable to District `C':
Building roof lines should be varied to add visual interest to the building.
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.
53
*W ORDINANCE NO. 5124 400,
a. Minimum Standards for all Districts:
i. 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.
ii. Materials, individually or in combination, shall have an attractive
texture, pattern, and quality of detailing for all visible fagades.
maintained.
iii. Materials shall be durable, high quality, and reasonably
b. Minimum Standards for Districts `A' and `C':
Buildings shall employ material variations such as colors, brick or metal banding,
patterns, or textural changes.
C. Guidelines Applicable to all Districts:
i. 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.
ii. 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.
iii. Concrete block walls should be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry
materials.
54
Itaw ORDINANCE NO. 512 4 '"W
iv. 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 (4) feet above.
C. Guideline Applicable to District `B':
Use of material variations such as colors, brick or metal banding or patterns, or textural
changes is encouraged.
5. Illustrations
a.
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Building modulation and articulation (See RMC 4-3-100.I. l.c.i)
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b. Single purpose residential building featuring building modulation to reduce the scale of
the building and add visual interest (See RMC 4-3-100.I.1.c.iii)
55
ORDINANCE NO. 5124
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d. Acceptable blank wall treatments (See RMC 4-3-100.I.2.a.ii)
56
*4w ORDINANCE NO. 5124 �
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Building facade features (See RMC 4-3-100.I.2.b.i)
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Pitched or sloped roofs
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57
*%W ORDINANCE NO. 512 4 *W�
f. Preferred roof forms (See RMC 4-3-100.I.3.a).
J. 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 create color
and interest.
1. Minimum Standards for District `C':
a. Signage shall be an integral part of the design approach to the building.
b. Corporate logos and signs shall be sized appropriately for their location.
C. Prohibited signs include (see illustration, RMC 4-3-100.J.3.a):
i. Pole signs.
ii. Roof signs.
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 are signs with only the individual letters back -lit.
d. In mixed -use and multi -use buildings, signage shall be coordinated with
the overall building design.
e. Free-standing ground -related monument signs, with the exception
of primary entry signs, shall be limited to five (5) feet above finished grade, including support
structure. All such signs shall include decorative landscaping (groundcover 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.
f. Entry signs shall be limited to the name of the larger development.
'"aw ORDINANCE NO. 5124 '"
2. Guidelines Applicable to District `C':
a. 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.
b. Front -lit, ground -mounted monument signs are the preferred type of
freestanding sign.
C. "Blade" type signs, proportional to the building fagade on which they are
mounted, are encouraged on pedestrian -oriented streets.
3. Illustrations
Typical "can signs" Internally lit letters
are not acceptable or graphics are acceptable
Plastic or-J Sheet I L- Only the individual
translucent metal letters are lit
sheet box
a. Acceptable and unacceptable signs (See RMC 4-3-100.J. Lc)
K. 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.
1. Minimum Standards for Districts `A' and `C':
59
ORDINANCE NO. 5124
a. Lighting shall conform to on -site exterior lighting regulations located in
RMC 4-4-075, Lighting, Exterior On -Site.
b. Lighting shall be provided on site to increase security, but shall not be
allowed to directly project off site.
C. Pedestrian -scale lighting shall be provided, for both safety and aesthetics,
along all streets, at primary and secondary building entrances, at building facades, and in
pedestrian -oriented spaces.
2. Guidelines Applicable to District `C':
a. Accent lighting should be provided at focal points such as gateways,
public art, and significant landscape features such as specimen trees.
b. Additional lighting to provide interest in the pedestrian environment may
include sconces on building facades, awnings with down -lighting, decorative street lighting, etc.
L. Modification of Minimum Standards:
l . The Director of the Development Services Division shall have the authority to
modify the minimum standards of the Design Regulations, subject to the provisions of RMC 4-9-
250.D, Modification Procedures, and the following requirements:
a. The project as a whole meets the intent of the minimum standards and
guidelines in subsections E, F, G, H, I, J, and K of the Design Regulations;
standard;
b. The requested modification meets the intent of the applicable design
C. The modification will not have a detrimental effect on nearby properties
and the City as a whole;
d. The deviation manifests high quality design; and
:i
ORDINANCE NO. 512 4
e. The modification will enhance the pedestrian environment on the abutting
and/or adjacent streets and/or pathways.
2. Exceptions for Districts A and B : Modifications to the requirements in
subsections E2a(i) and E3a(i) of this Section are limited to the following circumstances:
a. When the building is oriented to an interior courtyard, and the courtyard
has a prominent entry and walkway connecting directly to the public sidewalk; or
b. When a building includes an architectural feature that connects the
building entry to the public sidewalk; or
C. In complexes with several buildings, when the building is oriented to an
internal integrated walkway system with prominent connections to the public sidewalk(s).
M. VARIANCE (Reserved)
N. APPEALS:
For appeals of administrative decisions made pursuant to the Design Regulations, see
RMC 4-8-110, Appeals.
SECTION IX.
Section 4-11-010 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding two references, to read as follows:
Active recreation: See Recreation, Active
Arterial Street: See Street, Arterial
SECTION X. Section 4-11-020 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding a new definition, to read as follows:
61
ORDINANCE NO. 512 4
Buffer, Landscape: Landscaped area used to physically separate or screen one use or
property from another so as to visually shield or block views, noise, lights, or other potential
nuisances.
SECTION XI. Section 4-11-030 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding one new definition and two
references, to read as follows:
Collector Street: See Street, Collector
Common space area (common area, common open space, common space): Land that is
designed and intended for common use or enjoyment and may include such structures and
improvements as are necessary and appropriate.
Corner lot: See Lot Types; Lot, corner
SECTION XII. Section 4-11-040 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding three new definitions, to read as
follows:
Director: The Director of the Development Services Division of the Planning
Building/Public Works Department of the City of Renton or a designee.
Display window: A window in a building fagade intended for non -permanent display of
goods and merchandise.
Drop-off zone: A sidewalk area abutting a street intended for passengers to enter or exit
vehicles that are temporarily parked for that purpose.
62
ORDINANCE NO. 512 4 10000
SECTION XI11. Section 4-11-060 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding one new definition, to read as
follows:
Franchise retail architecture (or generic or corporate architecture): Consists of site
layout, buildings, and signs for businesses (usually large format, chain, or franchise retail
establishments) that are the same style, color, and material regardless of location. Typically, the
employees wear uniforms and the products or food are the same in every facility.
SECTION XIV. Section 4-11-080 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding two new definitions, to read as
follows:
High quality design: A development project that encourages pedestrian activity or adds
pedestrian interest and exhibits a degree of craftsmanship, building detailing, architectural
design, or quality of materials that are not typically found in standard construction. Responds to
site conditions through its orientation, circulation, and/or incorporation of special site features.
Buildings characterized by standard corporate identity elements (e.g. fast food establishments
with signature roofline or fagade features) or standard building plans (e.g. stock plans that are
unable to adapt to site conditions) are not typically considered high quality design.
Human scale: The perceived size of a building relative to a human being. A building is
considered to have good human scale if there is an expression of human activity or use that
indicates the building's size. For example, traditionally sized doors, windows, and balconies are
63
ORDINANCE NO. 5124 *40
elements that respond to the size of a human body, so these elements in a building indicate a
building's overall size.
SECTION XV. Section 4-11-090 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding one new definition, to read as
follows:
Integrated walkway circulation: Sidewalks and streets constructed and connected in
such a way as to provide an efficient and safe system for people moving through an area on foot.
SECTION XVI. Section 4-11-130 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding one new definition, to read as
follows:
Main Street: A style of urban commercial development featuring concentrated retail and
service uses along a street designed for use by both pedestrians and vehicles.
SECTION XVII. Section 4-11-140 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding one new definition, to read as
follows:
Natural light: Interior or exterior light from the sun.
SECTION XVIII. Section 4-11-160 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding four new definitions and two
references, to read as follows:
"'A' ORDINANCE NO. 512 4 VMW
Parking module: A parking area that meets maximum physical dimensions as
delineated in the Urban Center Design Overlay Regulations.
Passive recreation: See Recreation, Passive
Pedestrian -oriented facade: Ground floor facades featuring characteristics that make
them attractive to pedestrians, including transparent window area or window displays along the
ground floor facade, primary building entry, and overhead weather protection along at least
seventy-five percent (75%) of the fagade.
Pedestrian -oriented space: A publicly -accessible space that includes elements such as
visual and pedestrian access to abutting structures, paved walking surfaces of either concrete or
unit paving, on -site or building -mounted lighting, and public seating areas.
Pedestrian -oriented street: See Street, Pedestrian -oriented.
Pedestrian -oriented use: Businesses typically frequented by and conveniently located
for use by pedestrians.
SECTION XIX. Section 4-11-180 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding three new definitions, to read as
follows:
Recreation, Active: Leisure -time activities sometimes requiring equipment and taking
place at prescribed places, sites, or fields. Active recreation includes such activities as
swimming, boating, tennis, fishing, soccer, etc.
Recreation, Passive: Activities that involve relatively inactive or less energetic
activities, such as walking, sitting, reading, picnicking, and card, board, or table games.
65
*00 ORDINANCE NO. 5124 140
SECTION XX. Section 4-11-190 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding five new definitions, and one
reference, to read as follows:
Shared parking: Use of a parking area for more than one use.
Solar access: Sunlight exposure on land without impairment by other development.
Street amenities: See Street furniture
Street, Collector: A street classified as a collector street on the City of Renton Arterial
Street Plan.
Street, Pedestrian -oriented: An area with streets and sidewalks specifically designated
as such and intended for use by people walking; with special design and spatial treatment of
building frontages; built at human scale; with uses of interest to and functional for people on
foot; and designed to hold interest for pedestrians by encouraging walking, browsing, and taking
in the scene. "Pedestrian -oriented streets" are so designated in the Urban Center — North
(District Q.
Street furniture: Objects, such as outdoor seating, kiosks, bus shelters, tree grates, trash
receptacles, and fountains that have the potential for enlivening and giving variety to streets,
sidewalks, plazas, and other outdoor spaces open to, and used by, the public.
Street grid pattern, traditional: A system of platting, or of street design, that features
parallel and perpendicular streets and intersections of streets at right angles that form short
blocks.
�%w ORDINANCE NO. 512 4 low
SECTION XXI. The definition for "Street, Arterial" of Section 4-11-190 of Chapter
11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended, to read as follows:
Street, Arterial: Street intended for higher traffic volume and speed and classified as a
principal or minor arterial on the City of Renton Arterial Street Plan.
SECTION XXII. Section 4-11-200 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding a new definition, to read as follows:
Transportation system, multi -modal: A system of transportation consisting of various
types of conveyances, for example light rail train and bus, or ferry and automobile.
SECTION XXIII. Section 4-11-210 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding three new definitions, to read as
follows:
Urban character: Attributes such as high residential densities and use intensities in
multi -story buildings with small setbacks.
Urban edge and urban fringe: The interface between high -density residential / high
intensity uses and those that have lower density and intensity and are, therefore, more suburban.
The "urban fringe" is the area where the suburban densities and uses become noticeably less
intense and more rural.
Urban environment: The combination of buildings, structures, and streetscape that, due
to their nature, i.e. multi -storied, continuous fagade, zero side setbacks, form a neighborhood or
section of a city or urban place.
M
ORDINANCE NO. 5124 *40
SECTION XXIV. This ordinance shall be effective upon its passage,
approval, and 30 days after publication.
PASSED BY THE CITY COUNCIL this 7 th day of February , 2005.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 7th day of February , 2005.
Lawrence J. Warren, City Attorney
Date of Publication: 2 / 11 / 2 0 0 5 (summary)
ORD. 1162:1 / 10/05 :ma
Kathy olker-Wheeler, Mayor
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ATTACHMENTS'
4-2-070K COMMERCIAL ARTERIAL (CA)
Uses allowed in the CA Zone are as follows:
USES: TYPE:
RETAIL
dult retail use
P #43
i -box retail
P #72
rive-in/drive-through, retail
AC
ating and drinking establishments
P
orticultural nurseries
H
etail sales
P #34
etail sales, outdoor
P #30
avems
P
ehide sales, large
p
Vehicle sales, small
p
4-2-07ON CENTER OFFICE RESIDENTIAL (COR)
Uses allowed in the COR Zone are as follows:
USES: TYPE:
RETAIL
Eating and drinking establishments
P#27
orticultural nurseries
H
Retail sales
P #21
Bvems
P#21
4-2-0700 INDUSTRIAL LIGHT (IL)
Uses allowed in the IL Zone are as follows:
USES: TYPE:
RETAIL
duff retail use
P #43
i -box retail
P #72
rive-in/drive-through, retail
AC
ating and drinking establishments
p
orticultural nurseries
H
etail sales
P #34
etail sales, outdoor
P #30
ehide sales, large
P
ehide sales, small
p
c:lwindows\temp)design guidelines 070 tables.doc
ORD 5124
Attachment B
4-2-070P INDUSTRIAL MEDIUM)
M
Uses allowed in the IM Zone are as follows:
USES: TYPE:
RETAIL
dult retail use
P #43
I -box retail
P #72
rive-in/drive-through, retail
AC
ating and drinking establishments
P
orticultural nurseries
H
etail sales
P #34
etail sales, outdoor
P #30
ehicle sales, large
P
ehicle sales, small
P
4-2-070Q INDUSTRIAL HEAVY (IH)
Uses allowed in the IH Zone are as follows:
USES: TYPE:
RETAIL
dult retail use
P #43
ikg-box retail
P #72
rive-in/drive-through, retail
AC
ating and drinking establishments
p
orticultural nurseries
H
etail sales
P
etail sales, outdoor
P #30
ehide sales, large
P
Vehicle sales, small
p
c:lwindowsltempWesign guidelines 070 tables.doc
2
February 7, 2005 + " Renton City Council Minutes '-'r Page 45
The following ordinance was presented for second and final reading and
adoption:
Ordinance #5124
An ordinance was read amending Sections 4-2-060, 4-2-070, and 4-2-080, of
Planning: Big -Box Retail Uses
Chapter 2, Zoning Districts -Uses and Standards, and Section 4-3-100 of
Design Guidelines & Urban
Chapter 3, Environmental Regulations and Overlay Districts, and Chapter 11,
Center Design Overlay
Definitions, of Title IV (Development Regulations) of City Code by revising
Regulations
the Urban Center Design Overlay Regulations for development in the Urban
Center. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL
OPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES.
ARRIED.
NEW BUSINESS
MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL REFER ITS
Council: Filling Council
POLICY AND PROCEDURE ENTITLED "FILLING COUNCIL
Vacancies Policy (#800-10)
VACANCIES" (#800-10) TO THE COMMITTEE OF THE WHOLE.
CARRIED.
EXECUTIVE SESSION MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL RECESS
AND ADJOURNMENT INTO EXECUTIVE SESSION FOR 30 MINUTES TO DISCUSS
LITIGATION WITH NO OFFICIAL ACTION TO BE TAKEN AND THAT
THE COUNCIL MEETING BE ADJOURNED WHEN THE EXECUTIVE
SESSION IS ADJOURNED. CARRIED. Time: 9:07 p.m.
Executive session was conducted. There was no action taken. The executive
session and the Council meeting �djouC:37 p.m.
&nlrt�4_
Bonnie I. Walton, CMC, City Clerk
Recorder: Michele Neumann
February 7, 2005
January 24, 2005 %ftol Renton City Council Minutes Page 31
Resolution #3733
A resolution was read authorizing the Mayor and City Clerk to execute
CAG: 03-160, 2005 Local
Amendment No. 2 to the Suburban City contract between King County and the
Hazardous Waste Management
City of Renton for the 2005 Local Hazardous Waste Management Program.
Program, King County Grant
MOVED BY BRIERE, SECONDED BY PALMER, COUNCIL ADOPT THE
RESOLUTION AS READ. CARRIED.
The following ordinance was presented for first reading and referred to the
Council meeting of 2/7/2005 for second and final reading:
Planning: Big -Box Retail Uses
An ordinance was read amending Sections 4-2-060, 4-2-070, and 4-2-080, of
Design Guidelines & Urban
Chapter 2, Zoning Districts - Uses and Standards, and Section 4-3-100 of
Center Design Overlay
Chapter 3, Environmental Regulations and Overlay Districts, and Chapter 11,
Regulations —�
Definitions, of Title IV (Development Regulations) of City Code by revising
'— �`
the Urban Center Design Overlay Regulations for development in the Urban
Center. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL REFER
THE ORDINANCE FOR SECOND AND FINAL READING ON 2/7/2005.
CARRIED.
NEW BUSINESS
MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL REFER THE
Solid Waste: Waste
ISSUES OF COMPUTER RECYCLING AND RECYCLABLE SORTING TO
Management -Rainier,
THE UTILITIES COMMITTEE. CARRIED.
Recycling Services
School District: Activities Councilwoman Nelson reviewed Renton School District announcements and
activities. Items included: the participation of Tiffany Parks Elementary
School fifth grade students in the Opera in Schools program; the donation of
profits from Lindbergh High School's Club Aery beach party dance to World
Vision to help the Indian Ocean tsunami victims; and the Renton Rotary Club
selections for Teachers of the Month.
ADJOURNMENT MOVED BY NELSON, SECONDED BY PALMER, COUNCIL ADJOURN.
CARRIED. Time: 10:35 p.m.
�C3o�t -Ij L ate&11 �
Bonnie I. Walton, CMC, City Clerk
Recorder: Michele Neumann
January 24, 2005
ti.+'
January 24, 2005 Renton City Council Minutes Page 30
Utilities Committee
Utilities Committee Chair Corman presented a report concurring in the
CAG: 03-168, Maplewood
recommendation of the Planning/Building/Public Works Department that
Water Treatment Facility
Council approve Addendum No. 2 to the consultant agreement CAG-03-168
Improvements, Economic and
with Economic and Engineering Services, Inc. in the amount of $116,510 for
Engineering Services
additional engineering services assistance for the construction of the
Maplewood Water Treatment Improvements project. MOVED BY CORMAN,
SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
Planning & Development
Planning and Development Committee Chair Clawson presented a report
Committee
regarding the big -box retail uses design guidelines and the Urban Center Design
Planning: Big -Box Retail Uses
Overlay Regulations. The Committee recommended concurrence in the staff
Design Guidelines & Urban
recommendation to approve the proposed revisions to the Urban Center Design
Center Design Overlay
Overlay Regulations incorporating revised standards for new development in
Regulations
71+
the Urban Center and big -box retail in all locations except the Valley. The
Committee further recommended that the ordinance regarding this matter be
presented for first reading. MOVED BY CLAWSON, SECONDED BY LAW,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See
page 31 for ordinance.)
Planning: Medical Institution
Planning and Development Committee Chair Clawson presented a report
Definition, City Code
regarding the exception to the City Code Title IV (Development Regulations)
Amendment
docket review process for a zoning code amendment of the "Medical
Institution" definition. The Committee recommended setting a public hearing
for this issue on 2/7/2005. The Committee further recommended that the draft
ordinance regarding this matter be referred to the City Attorney for preparation
of the final ordinance. MOVED BY CLAWSON, SECONDED BY LAW,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Release of Easement: Planning and Development Committee Chair Clawson presented a report
Lakeshore Landing Site, regarding the release of easements to be granted by Boeing for the Lakeshore
Boeing, RE-04-001 Landing site development project (RE-04-001). The Committee recommended
concurrence in the Planning/Building/Public Works Department
recommendation that Council approve a release for each of the easements with
the following King County recording numbers: 8811300191; 9607220167;
200011205003127;200011205003128;200011205003129;and
200011205003130.
The Committee further recommended concurrence in the recommendation of
the Planning/Building/Public Work Department that Council retain a portion of
the easement recorded under King County recording number 8805190541 and
approve the partial release of the remaining portion of this easement. The
documents recorded under King County recording numbers 9105231158 and
9106060988 (which replaced 9105231158) are not easements but agreements
and will be handled by staff in a separate action to Council. MOVED BY
CLAWSON, SECONDED BY LAW, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
RESOLUTIONS AND The following resolutions were presented for reading and adoption:
ORDINANCES
Resolution #3732 A resolution was read setting a public hearing date on 2/28/2005 to vacate
Vacation: Bremerton Ave NE, portions of Bremerton Ave. NE between NE 2nd St. and NE 3rd St. (Petitioner:
Liberty Ridge, VAC-04-007 Liberty Ridge LLC; VAC-04-007). MOVED BY CLAWSON, SECONDED
BY LAW, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED.
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEEE REPORT
January 24, 2005
Big -Box Retail / Urban Center Design Guidelines
(Referred April 19, 2004}B13 "Box
H Sept ;y ,?0o y- Ur64n Center
C I L
Date / a/- a00T
The Planning and Development Committee recommends concurrence in the staff
recommendation for approval of the proposed revisions to the Urban Center Design Overlay
Regulations incorporating revised standards for new development in the Urban Center and Big
Box retail in all locations except the Valley.
The Committee further recommends that the ordinance regarding this matter be presented for
first reading.
Dan Clawson, Chair
W�
Denis W. Law, Vice -Chair
W - %&J"&�
Marcie Palmer, Member
cc: Alex Pietsch, EDNSP Administrator
Gregg Zimmerman, PB/PW Administrator
Neil Watts, Development Services Director
Rebecca Lind, Planning Manager
Jennifer Henning, Principal Planner
Susan Fiala, Senior Planner
C'�Ylv1�w.,,�, t; > RECEIVED
JAN 2 0 2005
CITY OF R E N T O N Renton City Council
ECONOMIC DEVELOPMENT
NEIGHBORHOODS, AND STRATEGIC PLANNING
MEMORANDUM
DATE: January 20, 2005
TO: Dan Clawson, Chair
Planning and Development Committee
FROM: Alex Pietsch, Administrator �%Ak
CONTACT: Rebecca Lind, Planning Manager (6588)
SUBJECT: Big -Box Retail / Urban Center Design Guidelines
ISSUE:
In order for Renton's Urban Center Design Overlay Regulations, adopted in 1999 and
revised in 2003, to become more effective, revisions are required to make them
applicable to all uses in the Urban Center. Wider application of the regulations
requires certain other revisions to the zoning text, including additional "intent
statements," the addition of design categories, and reorganization of the regulations.
As a first step toward application of design regulations citywide, it is proposed that
current regulations also be revised to apply to big -box retail*. Because big -box retail
uses are allowed in other zones, in addition to Urban Center -North 1 and 2, it is further
proposed that the title of the regulations be changed from "Urban Center Design
Overlay Regulations" to "Design Regulations."
RECOMMENDATION:
Recommend approval of the proposed revisions to the Urban Center Design Overlay
Regulations adopted in 2003.
BACKGROUND SUMMARY:
In recent years, the City has become more active in working with developers to provide
high -quality design in Renton. Direction is given by means of standards and guidelines
in the Renton Municipal Code. In 1999, Renton adopted the Urban Center Design
* Defined in RMC 4-11-180 Definitions, as "An indoor retail or wholesale user who occupies no less than seventy-
five thousand (75,000) square feet of gross floor area, that typically requires high parking to building area ratios.
Big -box retail buildings are typically single -story structures, with a mass that stands more than thirty (30) feet tall.
Big -box retail/wholesale sales can include, but are not limited to, membership warehouse clubs that emphasize bulk
sales, discount stores, and outlet stores. This definition excludes vehicle sales, outdoor retail sales, and adult retail
uses."
H:\EDNSP\Council\lssue Papers -Agenda Bills-Ctte Reports\2005\Design Regs, issue paper 1.20.05.doc
s
ISSUE PAPER
Design Regulations
Planning and Development Committee
January 20, 2005
Page 2 of 3
Overlay Guidelines. These guidelines, however, only applied to multi -family residential
and mixed -use in Renton's downtown center.
In 2003, as part of the Boeing -initiated Comprehensive Plan Amendments, the Guidelines
were revised (Urban Center Design Overlay Regulations) to include all attached
residential development, commercial/residential mixed -use, and retail development in the
Urban Center*.
The Center Downtown and South Renton are designated in the Regulations as Districts
`A' and `B' respectively and the rezoned Boeing property (Urban Center — North) is
designated District `C'.
The Development Agreement between Boeing and the City vested future development to
the 2003 Urban Center Design Overlay Regulations, as long as development followed the
conceptual plan included in the Agreement. With the adoption of a revised conceptual
plan for the area, however, Center Oak Development made the commitment to design the
project to these revised regulations. A Planned Action was adopted with that
commitment in place. Therefore, future development by any development company
utilizing the adopted Planned Action will be required to adhere to these revised design
regulations. -
The proposed revision expands the Urban Center Design Overlay Regulations so that
they are applicable to all development in the Urban Center. The Regulations are intended
to provide standards for new projects or substantial redevelopment of existing projects.
The broader application of the Regulations necessitates certain revisions throughout the
document. The Regulations have also been revised to improve their effectiveness
through reorganization and the addition of details, definitions, and graphic illustrations to
improve clarity of intent.
Each design element includes intent statements that set the performance standard that
must be met by the proposed project. "Minimum Standards" of the design element are
required. "Guidelines Applicable" are optional, but are intended to provide guidance to
the project proponent, project reviewer, and the Director of Development Services when
determining if the intent of the design element will be met by the proposed project.
The regulations will also be used as a "stand-alone" document to assist potential
developers in understanding the City's Vision for redevelopment of Renton's Urban
Center. They will provide predictability to the review process by clearly outlining in
advance of design, what will be necessary to achieve project approval.
* Renton's Urban Center is divided into two Comprehensive Plan designations, the Urban Center — North (the South
Lake Washington Redevelopment Area) and the Urban Center — Downtown (including the South Renton Planning
Subarea).
ISSUE PAPER � '.r
Design Regulations
Planning and Development Committee
January 20, 2005
Page 3 of 3
The key elements of the regulations address the following:
• The nature and quality of pedestrian -oriented environments
• Corporate or franchise architectural design
• Design treatment for mixed -use residential buildings
• Urban integration of big -box retail structures
• Designation of District `C' Standards and Guidelines as applicable to big -
box retail in zones where big -box retail use is permitted in other zones,
except south of I-405 in the Employment Area -Valley
CONCLUSION:
Revisions to the Urban Center Overlay Design Regulations are proposed in order to
provide standards to be followed when new projects are proposed, or substantial
redevelopment of existing projects is being considered, in the Urban Center and for
big -box retail in all locations where it is permitted, except south of I-405 in the
Employment Area - Valley.
The Design Regulations are intended to provide developers with -the necessary
information to ensure their projects are welcomed by the community, while still meeting
the expedited project review and approval goals of the City.
cc: Kathy Keolker-Wheeler, Mayor
Jay Covington
Bonnie Walton
Gregg Zimmerman
Neil Watts
October 25, 2004 +�. Renton City Council Minutes `.go, Page 370
Planning: Urban Center
This being the date set and proper notices having been posted and published in
Design Overlay Regulations,
accordance with local and State laws, Mayor Keolker-Wheeler opened the
2004 Revisions
public hearing to consider the 2004 revisions to the Urban Center Design
Overlay Regulations.
Elizabeth Higgins, Senior Planner, explained that the overlay district guidelines
were originally adopted in 1999, and applied to the Downtown Core (District
A) and South Renton (District B). In December, 2003, the guidelines were
expanded to include the rezoned Boeing property, or South Lake Washington
redevelopment area (District Q. These guidelines have been revised again to
improve their effectiveness, as they did not include all the anticipated uses for
this area.
Ms. Higgins pointed out that the intent statements have changed since the
guidelines were originally adopted to encourage flexibility and creativity. As
long as the project can demonstrate that it meets the intent of each design
element, there is an opportunity to modify both the minimum standards and the
guidelines. She noted that the standards and guidelines vary from district to
district. Ms. Higgins stated that the primary purposes of the regulations are to
maintain and protect property values, enhance the general appearance of the
City, encourage creativity, achieve predictability balanced with flexibility, and
consider the individual merits of each proposal.
Continuing, Ms. Higgins reported that the elements of the design guidelines are
divided into the following categories:
• Site Design and Building Location
• Parking and Vehicular Circulation
• Pedestrian Environment
• Landscaping, Recreation and Common Space
• Building Architectural Design
• Signage
• Lighting
Ms. Higgins reviewed the goals of each category, such as making sure
businesses are visible from the street, creating pedestrian activity areas along
streets, avoiding dictating architectural design or styles, and enhancing the
development areas with lighting without creating a negative environment for
area residents.
Public comment was invited. There being none, it was MOVED BY BRIERS,
SECONDED BY CLAWSON, COUNCIL CLOSE THE PUBLIC HEARING.
CARRIED.
MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL ADOPT
THE 2004 REVISED URBAN CENTER DESIGN OVERLAY
REGULATIONS. CARRIED.
APPEAL Mayor Keolker-Wheeler announced that the Planning and Development
Planning & Development Committee report regarding the appeal of the Sunset Bluffs Preliminary Plat
Committee (PP-04-002) is being held; therefore no public comment on the matter can be
Appeal: Sunset Bluff taken.
Preliminary Plat, SR 900 LLC
M
Y
♦ Al R
)- +-
to1
CITY OF RENTON URBAN CENTER
DESIGN OVERLAY REGULATIONS REVISION
PUBLIC HEARING
COUNCIL CONSIDERATION OF PROPOSED REVISION TO REGULATIONS
RENTON MUNICIPAL CODE 4-3-100
October 25, 2004
In 2003, as part of the Boeing Renton Plant Site Comprehensive Plan Amendments, the Urban
Center Design Overlay District Guidelines, adopted in December 1999 and previously applicable
to the Center Downtown and South Renton (Districts `A' and `B' respectively), were expanded
to include the rezoned Boeing property (District `C'). The revised Guidelines were adopted in
December 2003. Those Guidelines have now been revised to improve their effectiveness. The
revision includes reorganization and the addition of details, definitions, and graphic illustrations
to improve clarity of intent.
The Guidelines are codified in the Renton Municipal Code, Title IV Development Standards,
therefore are enforceable regulations. They will also be available as a "stand-alone" document to
assist potential developers in understanding the City's Vision for redevelopment of Renton's
Urban Center. As regulations, the Guidelines implement the objectives and policies of the Urban
Center Comprehensive Plan designations. As a development tool, the Guidelines will provide
predictability to the review process by clearly outlining in advance of design, what will be
necessary to achieve project approval.
If the Council decides to adopt these proposed revisions, the following will occur:
Renton Municipal Code, Title IV Development Standards, will be revised; and,
2. Future projects within the Urban Center — North and Urban Center - Downtown, unless
vested to previously adopted regulations, must adhere to the revised Guidelines.
The recommendation to Council is that the 2004 Revised Urban Center Design Overlay
Regulations ("Design Guidelines") be adopted.
Council Hearing Handout.doc\
1.w
City of Renton
Urban Center Design Overlay
Regulations
"Design Guidelines"
Public Hearing
October 25, 2004
Economic Development, Neighborhoods, and
Strategic Planning Department
and MAKERS architecture + urban design
Urban Center Districts
• District A is the
Downtown Core
• District B is South
Renton
• District C is the South
Lake Washington
Redevelopment Area
(Boeing Renton Plant)
Urban Center Design Guidelines
• District B (South Renton) has minimum
standards that address a residential area
transitioning from single-family to low- to
medium -density multi -family.
• District C has standards and guidelines that
promote a pedestrian -friendly, mixed -use
area with residential/office/commercial
uses.
Design Guidelines
• The "Urban Center Design Overlay District
Guidelines" were adopted in 1999 for the
Downtown Core and South Renton areas.
• In 2003, Design Guidelines were adopted
for the South Lake Washington
redevelopment area. These were a
modification of the earlier guidelines and
were incorporated into the Development
Agreement with Boeing.
Urban Center Design Guidelines
• Each design element has intent statements.
• Proposed projects must meet the intent.
• Each design element has minimum
standards, which are mandatory and
widelines, which are recommended.
• Standards and guidelines are applied as
appropriate to each District.
Purpose:
• Maintain and protect
property values,
• Enhance the general
i + _
appearance of the City,
• Achieve predictability,
balanced with flexibility, y
and
• Consider the individual
merits of proposals.----
1
Primary Elements of the Design
Guidelines
I. Site Design and Building Location
11. Parking and Vehicular Circulation
III. Pedestrian Environment
N. Landscaping/Recreation/Common Space
V. Building Architectural Design
VI. Signage
V11. Lighting
II. Parking and Vehicular Access
Provide safe, convenient
access to the Urban Center.
Incorporate various modes of
transportation. J.
Ensure sufficient
parking, allow an active
pedestrian environment,
maintain contiguous
street frontages.
IV. Landscape/Recreation/
Common Space
Use landscaping to
provide visual relief in
areas of expansive
paving or structures, to
add to the aesthetic
enjoyment of the area, to
have common areas, that
are accessible to the
public, to lessen the
impacts of the urban
environment.
I. Site Design and Building Location
Businesses visible from
the street.
Pedestrian activity
Buildings located in relation to
streets and other buildings so that
the Vision of a high -density, urban«
environment can be realized.
III. Pedestrian Environment
Enhance the urban
character by creating
pedestrian networks,
provide strong links
from streets to entries.
Make the pedestrian environ
safer, more convenient,
comfortable, and pleasant to
walk through.
V. Building Architectural Design
To encourage building
design that is unique and
urban in character,
comfortable on a human
scale, and uses appropriate
building materials suitable to
the local climate. To
discourage the use of
standard franchise structures.
2
r.
VI. Signage
To provide a means of
identifying and
advertising businesses
and provide directional
assistance.
To encourage quality signage that contributes to
the character of the Urban Center.
VII. Lighting
To ensure safety and
security. To provide
adequate lighting
levels in pedestrian
areas and public
places. To increase
the visual
attractiveness of the
area at all times, day
and night.
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CITY OF RENTON
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 25th day of
October, 2004, at 7:30 p.m. as the date and time of a public hearing to be held in the
seventh floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, WA
98055, to consider the following:
2004 Revisions to the Urban Center Design Overlay Regulations (Design
Guidelines)
All interested parties are invited to attend the hearing and present written or oral
comments regarding the proposal. Renton City Hall is in compliance with the American
Disabilities Act, and interpretive services for the hearing impaired will be provided upon
prior notice. For information, call 425-430-6502.
Bonnie I. Walton
City Clerk
Published King County Journal
October 15, 2004
Account No. 50640
October 11, 2004 'r Renton City Council Minutes ---t Page 349
UNFINISHED BUSINESS Council President Persson presented a Committee of the Whole report
Committee of the Whole regarding Council Policy and Procedure #800-01. The Committee has reviewed
Policy: Council President & Policy and Procedure #800-01, Council President and Pro Tem, and
Pro Tem (#800-01) recommended revising Section 6.1 to change the date for opening the floor to
nominations for electing a Council president and president pro tem for the
following year from the first regularly -scheduled City Council meeting in
December to the first regularly -scheduled City Council meeting in November.
The purpose of this change is to allow more time for determining Council
committee members and meeting times for the following year. The Committee
also recommended that the Council President be authorized to sign the revised
policy to implement this change. MOVED BY PERSSON, SECONDED BY
CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT.
CARRIED.
CAG: 04-119, Monster Rd Council President Persson presented a Committee of the Whole report
Bridge Repair, Mowat recommending concurrence in the recommendation of staff to approve the
Construction Company, Fund transfer of $100,000 from the NE 3rd/4th St. Corridor Study project budget and
Transfer $60,000 from the Rainier Ave. Corridor Study project budget to the Monster
Rd. Bridge Repair project budget, for a total transfer of $160,000. The total
estimated cost for the Monster Rd. Bridge Repair project is $672,000, to
include construction, inspection services, staff time, and contingency to
complete the project.
The Committee further recommended that the contract for the Monster Rd.
Bridge Repair project (CAG-04-119) be awarded to the low bidder, Mowat
Construction Company, in the amount of $449,800, and that the Mayor and
City Clerk be authorized to sign the contract. MOVED BY PERSSON,
SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
Planning & Development I Planning and Development Committee Vice Chair Clawson presented a report
Committee
regarding revisions to the Urban Center Design Overlay Regulations. The
Planning: Urban Center
Committee recommended concurrence with the staff recommendation to set the
Design Overlay Regulations,
public hearing regarding this matter on 10/25/2004. MOVED BY CLAWSON,
2004 Revisions ^ } ►,
SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE
�' C1
REPORT. CARRIED.
Streets: Grocery Cart
Planning and Development Committee Vice Chair Clawson presented a report
Abandonment
regarding abandoned shopping carts. The Committee met over the past several
months to discuss abandoned shopping carts, and to review draft ordinance
language. The Committee recommended that the required public hearing for
the proposed ordinance regarding this matter be set on 11/15/2004. MOVED
BY CLAWSON, SECONDED BY LAW, COUNCIL CONCUR IN THE
COMMITTEE REPORT.*
City Attorney Warren clarified that the public hearing is not legally required.
Councilman Clawson stated his support for the public hearing.
*MOTION CARRIED.
Hearing Examiner: Concerns
Planning and Development Committee Vice Chair Clawson presented a report
re: Development Policies &
regarding the Hearing Examiner concerns pertaining to development policies
Implementation
and implementation. The Committee met to discuss this issue and
recommended that no action be taken at this time and the matter be closed.
MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL CONCUR IN
THE COMMITTEE REPORT. CARRIED.
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
October 11, 2004
A "' 17LOgfE0 BY
CiTV COUNCIL
Hate /0-fl ,200
Revision of the Urban Center Design Overlay Regulations
Rzkf-a� C,I).-,)-Lo,,y
The Planning and Development Committee recommends concurrence with the staff
recommendation to set the public hearing regarding this matter for October 25, 2004.
cc: Alex Pietsch, EDNSP Administrator
Gregg Zimmerman, P/B/PW Administrator
Neil Watts, Development Services Director
Rebecca Lind, Planning Manager
Jennifer Henning, Principal Planner
Susan Fiala, Senior Planner
C:\DOCUME-IVMEDZE-l\LOCALS-I\Temp\P&D Committee Report.doc
September 27, 2004 **V1 Renton City Council Minutes "- Page 325
CONSENT AGENDA
Items on the consent agenda are adopted by one motion which follows the
listing.
Council Meeting Minutes of
Approval of Council meeting minutes of September 20, 2004. Council concur.
September 20, 2004
Vacation: Alley, Burnett Ave
City Clerk submitted petition for street vacation for portion of alley located east
S & S 2nd St, McLendon
of Burnett Ave. S. and north of S. 2nd St.; petitioner Steven M. Friedman,
Hardware, VAC-04-004
Friedman Development, LLC, representing McLendon Hardware (VAC-04-
004). Refer to Planning/Building/Public Works Administrator; set public
hearing on 10/25/2004. (See page 326 for resolution setting the public
hearing.)
Planning: 2004 Comp Plan
Economic Development, Neighborhoods and Strategic Planning Department
Update Implementation,
recommended a public hearing be set on 10/11/2004 on the zoning and
Development Regulations
development standards amendments for implementing the 2004 Comprehensive
Amends
Plan update. Council concur.
Planning: Urban Center
Economic Development, Neighborhoods and Strategic Planning Department
Design Overlay Regulations,
recommended adoption of the 2004 revisions to the Urban Center Design
2004 Revisions ��k
Overlay Regulations. Refer to Planning and Development Committee.
Finance: Petty Cash Funds,
Finance and Information Services Department recommended updating
Total Limit Increase
Resolution 2614, which authorizes petty cash funds and early payment of
claims, by increasing the Citywide petty cash funds total limit from $20,000 to
$25,000. Refer to Finance Committee.
Plat: Laurelhurst, Bremerton
Hearing Examiner recommended approval, with conditions, of the Laurelhurst
Ave NE & Field Ave NE, PP-
Preliminary Plat; 136 single-family lots on 30.1 acres bounded by Bremerton
04-063
Ave. NE, Field Ave. NE, NE lst Pl., and NE 3rd St. (PP-04-063). Council
concur.
MOVED BY PERSSON, SECONDED BY CLAWSON, COUNCIL
APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED.
Added
The following e-mail was read into the record in opposition to the renaming of
CORRESPONDENCE
SW 41st St. to SW IKEA Way: Dave Nave, 2525 Dayton Ave. NE, Renton,
Citizen Comment: Various -
98056; David Jones, Westcoast Painting, LLC, 265 SW 41st St., PO Box 3509,
Rename SW 41st St to SW
Renton, 98055; John W. Bramblet, President/CEO, Newton Research Labs,
IKEA Way
Inc., 441 SW 41st St., Renton, 98055; Jeri E. Bates, Co -Owner, Code Four
Athletics, 401 SW 41st St., Renton, 98055; and Shelley Williams, Director of
Operations and Marketing, Dressler Stencil Company, 253 SW 41st St.,
Renton, 98055. Correspondents objected to the practice of renaming
community assets (such as streets) by governing bodies; the name -change -
related costs; and the free advertising for IKEA at the expense of affected
businesses.
Citizen Comment: Summers -
An e-mail was read from Robert Summers, 1003 S. 30th Ct., Renton, 98055,
Rename SW 41st St to SW
suggesting that the City review the effect that renaming a street, such as SW
IKEA Way
41st St. to SW IKEA Way, has on information technology such as navigation
systems and navigation -assistance websites.
UNFINISHED BUSINESS
Finance Committee Chair Corman presented a report recommending approval
Finance Committee
of Claim Vouchers 230368 - 230803 and two wire transfers totaling
Finance: Vouchers
$1,387,107.71; and approval of Payroll Vouchers 53436 - 53735, one wire
CIT'rOF RENTON COUNCIL AGENDA*MLL
AI #: a
Submitting Data:
Dept/Div/Board.. EDNSP (Strategic Planning)
Staff Contact...... Elizabeth Higgins @ 6576
Subject:
Revision of the Urban Center Design Overlay
Regulations adopted in 2003 and incorporated into
RMC 4-3-100.
Exhibits:
Draft Revised Urban Center Design Overlay
Regulations
Issue Paper
For Agenda of: September 27, 2004
Agenda Status
Consent .............. X
Public Hearing..
Correspondence..
Ordinance .............
Resolution ............
Old Business........
New Business.......
Study Sessions.....
Information.........
Recommended Action: Approvals:
Refer to Planning and Development Committee Legal Dept.........
Finance Dept......
Other ...............
Fiscal Impact: N/A
Expenditure Required... Transfer/Amendment.......
Amount Budgeted....... Revenue Generated.........
Total Project Budget City Share Total Project..
SUMMARY OF ACTION:
In 2003, as part of the Boeing Renton Plant Site Comprehensive Plan Amendments, the Urban Center Overlay
Design Guidelines, previously applicable to the Center Downtown and South Renton were expanded to include the
rezoned Boeing property. A Development Agreement between Boeing and the City vested future development to
those Guidelines, as long as development follows the conceptual plan included in the Agreement. Those
Guidelines have now been revised to improve their effectiveness. The update includes reorganization and the
addition of details, definitions, and graphic illustrations to improve clarity of intent. The Guidelines will be used
as a "stand-alone" document to assist potential developers in understanding the City's Vision for redevelopment of
Renton's Urban Center. The Guidelines will provide predictability to the review process by clearly outlining in
advance of design, what will be necessary to achieve project approval. The Design Guidelines will be
incorporated into Renton Municipal Code, Title IV Development Standards, thus becoming enforceable
regulations. Should a redevelopment plan be submitted for the Boeing Renton Plant site that varies substantially
from the agreed -upon conceptual plan, these Guidelines will apply.
STAFF RECOMMENDATION:
Council adopt revised Urban Center Design Overlay Regulations.
Rentonnet/agnbill/ bh
CITY OF RENTON
ECONOMIC DEVELOPMENT
NEIGHBORHOODS, AND STRATEGIC PLANNING
MEMORANDUM
DATE: September 21, 2004
TO: Don Persson, Council President
and Members of the City Council
VIA: .1G Mayor Keolker-Wheeler
FROM: Alex Pietsch, Administrator W
CONTACT: Rebecca Lind, Planning Manager (6588)
SUBJECT: Urban Center Design Overlay Regulations, 2004 Revisions
ISSUE: In order for Renton's Urban Center Design Overlay Regulations, adopted in
1999 and revised in 2003, to become more effective, revisions are required to make
them applicable to all uses in the Urban Center. Wider application of the regulations
requires certain other revisions to the zoning text, including additional "intent
statements," the addition of design categories, and reorganization of the regulations
RECOMMENDATION:
Recommend approval of the 2004 revisions to the Urban Center Design Overlay
Regulations
BACKGROUND SUMMARY:
The City of Renton, as part of its commitment to expediting development, has avoided
adopting architectural review of proposed projects. In addition, there has been no
nexus between development standards and the issue of aesthetics. Therefore the City
has not been able to require or request project proponents consider aesthetics when
designing projects. Issues such as scale of project, building materials, finishes,
rooflines, window treatments, and landscaping have generally been left to the discretion
of the developer. As a result, projects have been built with less aesthetic appeal than
what is desired in the City.
In 1999, Renton adopted the Urban Center Overlay Design Guidelines. These guidelines,
however, only applied to residential uses ("attached housing") in Renton's downtown
center.
H:\EDNSP\Comp Plan\Amendments\2004\Design Guidelines (2004)\Design Guidelines\Issue paper
Council 9.27.04.docLast printed 09/21/2004 9:20 AM
ISSUE PAPER '
Urban Center Design Overlay Regulations, 2004 Revision
Page 2 of 3
In 2003, as part of the Boeing -initiated Comprehensive Plan Amendments, the Guidelines
were revised to include all attached residential development, commercial/residential
mixed -use, and retail development in the Urban Center. Renton's Urban Center is
divided into the Urban Center — North (the South Lake Washington Redevelopment
Area) and the Urban Center — Downtown (including the South Renton Planning Subarea).
The Center Downtown and South Renton are designated in the Guidelines as Districts
`A' and `B' respectively and the rezoned Boeing property (Urban Center — North) is
designated District `C'.
The Development Agreement between Boeing and the City vested future development to
the 2003 Guidelines, as long as development follows the conceptual plan included in the
Agreement. Should a redevelopment plan be submitted for the Boeing Renton Plant site
that varies substantially from the agreed -upon conceptual plan, the 2004 Revised
Guidelines will apply.
The proposed 2004 revision expands the Urban Center Design Overlay Regulations so
that they are applicable to all development in the Urban Center. The Guidelines are
intended to provide standards for new projects, or substantial redevelopment of existing
projects, in the Urban Center. The broader application of the Guidelines necessitates
certain revisions throughout the document. The Guidelines have also been revised to
improve their effectiveness through reorganization and the addition of details, definitions,
and graphic illustrations to improve clarity of intent.
Each design element includes intent statements that set the performance standard that
must be met by the proposed project. "Minimum standards" of the design element are
required. "Guidelines Applicable," are optional, but are intended to provide guidance to
the project proponent, project reviewer, and the Director of Development Services when
determining if the intent of the design element will be met by the proposed project.
The Guidelines will also be used as a "stand-alone" document to assist potential
developers in understanding the City's Vision for redevelopment of Renton's Urban
Center. They will provide predictability to the review process by clearly outlining in
advance of design, what will be necessary to achieve project approval.
ISSUE PAPER `r-
Urban Center Design Overlay Regulations, 2004 Revision
Page 3 of 3
The key elements of the Design Guidelines address the following:
• The nature and quality of pedestrian -oriented environments
• Corporate or franchise architectural design
• Design treatment for mixed -use residential buildings
• Urban integration of big -box retail structures
CONCLUSION:
Revisions to the Urban Center Overlay Design Guidelines (Urban Center Design
Guidelines) are proposed in order to provide standards to be followed when new
projects are proposed, or substantial redevelopment of existing projects is being
considered, in the Urban Center.
The Design Guidelines are intended to provide developers with the necessary information
to ensure their projects are welcomed by the community, while still meeting the
expedited project review and approval goals of the City.
low
RMC 4-3-100 URBAN CENTER DESIGN OVERLAY REGULATIONS
MAKERS DRAFT September 15, 2004
CONTENTS
A. Purpose
B. Applicability
C. Administration
D. District Design Character
E. Site Design and Building Location
1. Site Design and Street Pattern
2. Building Location and Orientation
3. Building Entries
4. Transition to Surrounding Development
5. Service Element Location and Design
6. Gateways
F. Parking and Vehicular Access
1. Location of Parking
2. Design of Surface Parking
3. Structured Parking Garages
4. Vehicular Access
G. Pedestrian Environment
1. Pathways Through Parking Lots
2. Pedestrian Circulation
3. Pedestrian Amenities
H. Landscaping/Recreation/Common Space
1. Landscaping
2. Recreation Areas and Common Open Space
I. Building Architectural Design
1. Building Character and Massing
2. Ground Level Details
3. Building Roof Lines
4. Building Materials
J. Signage
K. Lighting
L. Appeals
S:\-project\04\0410-Renton N Dntn\Dratl Guidelines\Design Guidelines (PCk_09-15-04_MAKERS.docLast printed 9/16/2004
11:23 AM
M
M
A. PURPOSE:
The purpose of this Section is to:
1. Establish design review regulations in accordance with policies established in the Land
Use and Community Design Elements of the Renton Comprehensive Plan in order to:
a. Maintain and protect property values,
b. Enhance the general appearance of the City,
c. Encourage creativity in building and site design,
d. Achieve predictability, balanced with flexibility, and
Consider the individual merits of proposals.
2. Design Standards and Guidelines specific to District `A' (the Downtown Core) are
intended to ensure design quality of structures and site development that implement the City
of Renton's Comprehensive Plan Vision for its Urban Center — Downtown. This Vision is of a
downtown that will continue to develop into an efficient and attractive urban city. The Vision of
the Downtown Core is of mixed -use with high -density residential living supported by multi -
modal transit opportunities. Redevelopment will be based on the pattern and scale of
established streets and buildings.
3. Design Standards and Guidelines specific to District '13' (the South Renton
Neighborhood) are intended to ensure design quality of structures and site development that
implements the City's South Renton Neighborhood Plan. This Vision is of a residential area
located within the Urban Center - Downtown that maintains the existing, traditional grid street
plan and respects the scale of the neighborhood, while providing new housing at urban
densities. The Vision is of a neighborhood that is positioned to capitalize on the employment
and retail opportunities increasingly available in the nearby Downtown Core.
4. Design Standards and Guidelines specific to the Urban Center— North (District'C') are
intended to ensure design quality of structures and site development that implement the City
of Renton's Comprehensive Plan Vision for its Urban Center— North. This Vision is of an
urban environment that concentrates uses in a "grid pattern" of streets and blocks. The
Vision is of a vibrant, economically vital neighborhood that encourages use throughout by
pedestrians.
5. Establish two categories of regulations: (a) "minimum standards" that must be met, and
(b) "guidelines" that, while not mandatory, are considered by the Development Services
Director in determining if the proposed action meets the intent of the design guidelines. In
the Urban Center Design Overlay area, specific minimum standards and guidelines may
apply to all three districts, or certain districts only (Districts 'A', '13% or 'C'), as indicated herein.
2. Exemptions for all Districts:
a. Interior Remodels: Interior remodels of existing buildings or structures provided the
alterations do not modify the building facade.
b. Aircraft manufacturing: Structures related to the existing use of aircraft manufacturing
in Distdct'C'.
3. Definitions: For ease of use, all words that are italicized are defined in the "Urban
Center Design Overlay Regulations — Definitions" section.
C. ADMINISTRATION:
1. Review Process: Applications subject to Urban Center Design Overlay District
regulations shall be processed as a component of the governing land use process.
2. Authority: The Director of the Development Services Division shall have the authority to
approve, approve with conditions, or deny proposals based upon the provisions of the Urban
Center Design Overlay Regulations.
In rendering a decision, the Director will consider proposals on the basis of individual merit,
will consider the overall intent of the minimum standards and guidelines, and will encourage
creative design alternatives in order to achieve the purposes of the intent of the Urban Center
Design Overlay Regulations.
3. Modification of Minimum Standards: The Director of the Development Services
Division shalt have the authority to modify the minimum standards of the Urban Center
Design Overlay Regulations, subject to the provisions of RMC 4-9-250D and the following
requirements:
a. The project as a whole meets the intent of the minimum standards and guidelines in
subsections E, F, G, H, I, J, and K of the Urban Center Design Overlay Regulations,
b. The requested modification meets the intent of the applicable design standard,
c. The modification will not have a detrimental effect on nearby properties and the City
as a whole,
d. The deviation manifests high quality design, and
e. The modification will enhance the pedestrian environment on the abutting and/or
adjacent streets and/or pathways.
4. Exceptions for Districts A and B : Modifications to the requirements in subsections
E2a(i) and E3a(i) of this Section are limited to the following circumstances:
a. When the building is oriented to an interior courtyard, and the courtyard has a
prominent entry and walkway connecting directly to the public sidewalk; or
b. When a building includes an architectural feature that connects the building entry to
the public sidewalk; or
c. In complexes with several buildings, when the building is oriented to an internal
integrated walkway system with prominent connections to the public sidewalk(s). (Amd.
Ord. 4991, 12-9-2002)
D. DISTRICT DESIGN CHARACTER:
The following section illustrates how individual districts could be developed consistent with the
Comprehensive Plan vision for the particular area and comply with the design standards and
guidelines herein. While the illustrations are not intended to be a precise plan for the applicable
district, they provide creative and resourceful "examples" of how new development can be carried out.
1. District C — Urban Center — North: The illustration below describes one possible way of
redeveloping a portion of District C that would be consistent with the design standards
and guidelines. Specifically, the example shows:
a. How a project or series of projects fronting on more than one classification of street
can configure development to fit the requirements for pedestrian -oriented streets, high
visibility streets, and all other streets,
b. How big box development can be accommodated within a site,
c. How a system of interior access roads, driveways, and parking areas could be
configured on a site,
d. How a collection of buildings and uses can be connected by a series of sidewalks
and pathways,
e. How the open space and landscape screening standards and guidelines could be
met, and
f. How development could be configured to provide incremental infill development
opportunities consistent with the vision for District C.
lid
10' landscaping butter
between sidewalk and
non -pedestrian -oriented
facade
Rootane treatments
to break down scale
of large buildings --
Centralized and vlsfefe
pedestrian -oriented space ,
Interior parking
lot landscaping
Future trdiA
development s
site
Mid -block pedestrian 9 '
connections t r:
Residential component of �-
the building features t r"
modulation and
articulation-..._ r
Highlighted bui€d rig entry 15landscaping buffer between sidewalk and
non -pedestrian -oriented facade along a
High Visibility Street
Service entrance screened from
sidewalk by landscaping
j " Pathway along building
facade at least 12' in width
' and includes street trees
Big box retail pins { Parallel parld on major
some smager Q- --- interior acoess roads
scaled ratan
Y' lnimize access
pOln� from
y r - High Vislib"
Streets
{ iL j 15 Landscaping
i �✓
-, buffer between
a5 sidewalkand
Parking area
# r✓
along High
3 4tz. h
Visibility Street
A" w ..L_`r I,.. ` i iY, �,- through
M&xed-use si PeAdng lots
resfdenriat
Building can be
lF located adiacent to
�� ie Sti sidewadk if it features
p t a pedestrian -oriented facade ,
On -street parking, k
wide side%"ks, anti..
street trees 4i .10' Landscaping "or between
sidewalk and parking are
a
scaped setback for
Pedestrian-orientedRetaa7 1tPose residenw uses
space to serve as a
focal paid of activity -a ; \f Common open space
0 ; - for residential uses
Pedesdia-oreented facades =
- transparent windows �,y?`a Residential with some
weaaoer Protection features gmwW Aoar retal facing paykm9
primary entries facing the street -- '
" Parking garage entrance
Curb bulbs to reduce crosswalk datance , ' Special treatment designed to minimize impact
and erthalce pedestrian envtronmeM —' of boding owner on pedestrian envkontnerit
Figure 2. Illustrating a development configuration example that would be consistent with the
Design Guidelines and Standards for District C.
7
E. 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. To plan districts that are organized for efficiency while maintaining flexibility for
future development at high urban densities and intensities of use. To create and maintain a
safe, convenient network of streets of varying dimensions for vehicle circulation and to
provide service to businesses.
a. Minimum Standards for Districts 'A' and'B':
i. Maintain existing grid street pattern.
b. Minimum Standards for District'C':
i. A network of public and/or private local streets shall be provided in addition to public
arterials.
ii. Maintain a hierarchy of streets, where appropriate, to provide organized circulation
that promotes use by multiple transportation modes and to avoid overburdening the
roadway system. The heirarchy may consist of (from greatest in size to smallest):
(a) High Visibility Street. A highly visible arterial street that warrants special
design treatment to improve its appearance and maintain its transportation
function.
(b) Arterial Street. A street classified as a principal arterial on the City's Arterial
Street Plan.
(c) Pedestrian -Oriented Streets. Streets that are intended to feature a
concentration of pedestrian activity. Such streets feature slow moving traffic,
narrow travel lanes, on -street parking, and wide sidewalks.
(d) Intemal or Local Roads (public or private)
(e) Drive aisles
\wr
Figure 3. Hierarchy of streets in District C.
2. Building Location and Orientation:
Intent: To ensure visibility of businesses, to establish active, lively uses along sidewalks and
pedestrian pathways, to have buildings organized in such a way that pedestrian use of the
district is facilitated. To encourage siting of structures so that natural light and solar access
are available to other structures and open space. To enhance the visual character and
definition of streets within the district. To provide an appropriate transition between buildings,
parking areas, and other land uses and the street. To increase privacy for residential uses
located near the street.
a. Minimum Standards for Districts 'A' and'B':
i. Buildings shall be oriented to the street with clear connections to the
sidewalk.
b. Minimum Standards for District'C':
i. Buildings located on designated pedestrian -oriented streets shall feature
"pedestrian -oriented facades" and clear connections to the sidewalk. Such
buildings shall be located adjacent to the sidewalk, except where pedestrian -
oriented space is located between the building and the sidewalk. Parking
between the building and pedestrian -oriented streets is prohibited.
Pedestrian -oriented
facade
Property line
:man -oriented facades:
Primary building entry
must be facing the street
transparent window area or window,
display along 75% of the ground floor
between the height of 2 to 8 feet
above the ground
.x
weather protection at least 41% feet wide
along at least 75% of the facade
Figure 4. Pedestrian -oriented facades.
10
ii. Buildings fronting on pedestrian -oriented streets must contain pedestrian -
oriented uses.
iii. All non-residential buildings may be located directly adjacent to any street as
long as they feature a pedestrian -oriented fagade.
iv. Buildings containing street -level residential uses and single -purpose
residential buildings shall be set back from the sidewalk a minimum of ten (10)
feet and feature substanial landscaping between the sidewalk and the building.
This setback shall be increased to fifteen (15) feet along high visibility streets
(see Figure 2 map).
rivacy
units
Figure 5. Landscaped setbacks for residential buildings.
v. If buildings do not feature pedestrian -oriented facades they shall have
substantial landscaping between the sidewalk and building. Such landscaping
shall be at least ten (10) feet in width as measured from the sidewalk. This
setback shall be increased to fifteen (15) feet on high visibility streets (see Figure
6).
m
m
m of evergreen and
shrubs and trees -T
Building
',L — Raised planter
Figure 6. Substantial landscaping between the sidewalk and the building.
c. Guidelines Applicable to District `C':
i. Siting of a structure on a parcel should take into consideration the continued
availability of natural light (both direct and reflected) and direct sun exposure to
nearby buildings and open space (except parking areas).
ii. Ground floor residential uses located near the street should be raised above
street level for residents' privacy.
12
3. Building Entries:
Intent: To make building entrances convenient to locate and easy to access. To ensure that
building entries further the pedestrian nature of the fronting sidewalk and the urban character
of the district.
a. Minimum Standards for Districts 'A' and'B':
i. Entrance Location: A primary entrance of each building shall be located on the
facade facing a street. Such entrances shall be prominent, visible from the street,
connected by a walkway to the public sidewalk, and include human scale elements.
b. Minimum Standards for District'C':
i. On pedestrian -oriented streets, the primary entrance of each building shall be
located on the facade facing the street.
ii. On non -pedestrian -oriented streets, entrances shall be prominent, visible from
surrounding streets, connected by a walkway to the public sidewalk, and include
human -scale elements.
iii. All building entries adjacent to a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, and/or landscaping. Entries from parking
lots should be subordinate to those related to the street for buildings with frontage on
designated pedestrian -oriented streets.
iv. Weather protection at least four and one-half (4-1/2) feet wide and proportional to
the distance above ground level shall be provided over the primary entry of all
buildings and over any entry adjacent to a street.
v. Pedestrian pathways from public sidewalks to primary entrances, or from parking
lots to primary entrances, must be accessible, conforming to federal and state
Americans with Disabilities Act requirements, and shall be clearly delineated.
13
Figure 7. Roofline and other treatments used to define primary building entries.
c. Guidelines Applicable to All Districts:
i. 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.
ii. 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.
iii. Secondary access (not fronting on a street) should have weather protection at
least four and one-half (4-1/2) feet wide over the entrance or other similar indicator of
access.
iv. Pedestrian access should be provided to the building from property edges,
adjacent lots, abutting street intersections, crosswalks, and transit stops.
v. 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 fagade.
14
d. Guidelines Applicable to Districts `A':
i. 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.
ii. 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.
e. Guidelines Applicable to District `A':
i. 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 W.
f. Guidelines Applicable to District'B':
i. Front yards should provide transition space between the public street and the
private residence such as a porch, landscaped area, terrace, or similar feature.
g. Guidelines Applicable to District `C:
i. 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.
15
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.
a. Minimum Standards for District `A':
i. Careful siting and design treatment is 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;
(b) Building proportions, including step -backs on upper levels;
(c) Building articulation to divide a larger architectural element into smaller
pieces; or
(d) Roof lines, pitches, and shapes to reduce apparent bulk and transition with
existing development.
b. Minimum Standards for District'B':
i. Careful siting and design treatment is 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;
(b) Building articulation to divide a larger architectural element into smaller
pieces; or
(c) Roof lines, pitches, and shapes to reduce apparent bulk and transition with
existing development.
16
ii. In areas with older style, steeply -pitched, single-family homes, similar roof styles
are encouraged to achieve more harmonious relationships between new and old
buildings.
c. Minimum Standards for District'C':
i. For properties along North 6"' Street and Logan Avenue North (between North 4"'
Street and North 6"' Street), applicants shall demonstrate how their project provides
an appropriate transition to the long established, existing neighborhood south of
North 6"' Street known as the North Renton Neighborhood.
ii. For properties located south of North 8 h Street, east of Garden Avenue North, applicants
must demonstrate how their project appropriately considers existing industrial uses, where
applicable.
17
5. Service Element Location and Design:
Intent: To screen the potential negative impacts of service elements (ie waste receptacles,
loading docks).
a. Minimum Standards for All Districts:
i. Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent uses. Service elements should generally be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
ii. Garbage, recycling collection, and utility areas shall be enclosed on all sides and
the roof and screened around their perimeter by a wall or fence at least seven feet
high, concealed on the top and should have self -closing doors. If the area is adjacent
to a street, pathway, or pedestrian -oriented space, a landscaped planting strip,
minimum three feet wide, shall be located on three sides of such facility.
DUMPSI
LOCATE
REAR O
SITE
Figure 8. Service elements located to minimize the impact on pedestrian environment.
18
Lam
toof enclosure
o keep birds OL
Figure 9. Service enclosure example.
b. Guidelines Applicable to All Districts:
i. Service enclosure fences should be made of masonry, ornamental metal or
wood, or some combination of the three. The use of chain link, plastic, or wire
fencing is prohibited.
ii. Roof -mounted mechanical equipment should be located so as not to be visible
from the street, public open space, parking areas, or from the ground level of
adjacent properties. Screening features should blend with the architectural character
of the building.
19
M
M
6. Gateways:
Intent: To distinguish Gateways as primary entrances to districts or to the City. To provide
special design features and architectural elements at Gateways. To ensure that Gateways,
while they are distinctive within the context of the district, are compatible with the district in
form and scale.
a. Minimum Standards for District `C':
i. Developments located at district gateways shall be marked with visually
prominent features.
Figure 10. Gateway locations in District C.
ii. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles.
iii. Visual prominence shall be distinguished by two or more of the following:
(a) Public art
(b) Monuments
20
,%NW' -.W..
(c) Special landscape treatment
(d) Open space/plaza
(e) Identifying building form
(0 Special paving, unique pedestrian scale lighting, or bollards
(g) Prominent architectural features (trellis, arbor, pergola, or gazebo)
(h) Signage, displaying neighborhood or district entry identification (commercial signs are not
allowed)
ii1
Ili
■■■I•17
�rnr;rouo,nri Ir
u u n n
n rr rr rr
r�� IIIIIIII IIIIIIIIII=����=
■
nn
-nn
uu
00000
I
000
Mfg-, Jill
Turret
Q]
m Elevation
Comer accentuating
roof line
Plan
Note: Ensure that
building does not
block viewing
triangle at
intersections
Elevation
Bay window
1
Plan
Figure 11. Distinguishable building form examples appropriate for gateway locations.
21
�w 40
ian
amenities, and signage that identifies the commercial area or center.
22
0%
d
F. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center. To incorporate various modes of
transportation, including public mass transit, in order to reduce traffic volumes and other impacts from
vehicles. To ensure sufficient parking is provided, while encouraging creativity in reducing the
impacts of parking areas. To allow an active pedestrian environment by maintaining contiguous street
frontages, without parking lot siting along sidewalks and building facades. To minimize the visual
impact of parking lots. To use access streets and parking to maintain an urban edge to the district.
Parking lots are accessed by car (s ib. tt PI. .
a system of local access "streets" Div: ` Parallel parking
on local access
> r- "streets"
Parking lots are sited ` �` ; Minimize access
towards the interior of the block ht
points from
to the extent possible �= '' High Visibility
f ��:^ 1 Streets
\ k I
Parking lots are
configured to allow
future infill
development
No parking lots or
driveways adjacent to a
pedestrian -oriented street
Mid -block connections enhance
access and provide a good
framework for future infill development
Parking garage entrance
designed to minimize impact
- on pedestrian environment
Figure 13. Illustrating parking and vehicular access standards and guidelines for District C.
23
1. Location of Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots
primarily in back of buildings.
a. Minimum Standards For Districts `A' and 'B':
i. No surface parking shall be located in a required front yard between a building
and the front property line or the street side yard and front yard of a comer lot. A
drop-off zone at the street edge may be permitted.
ii. Locate service and loading areas away from pedestrian and high visibility areas
and screen from view.
b. Minimum Standards for District `C':
i. On designated pedestrian -oriented streets:
(a) Parking shall be at the side and/or rear of a building, with the exception of
on -street parallel parking. No more than sixty (60) feet of the street frontage
measured parallel to the curb shall be occupied by off-street parking and
vehicular access.
(b) On -street parallel parking spaces located adjacent to the site can be included
in calculation of required parking.
(c) On -street, parallel parking shall be required on both sides of the street.
ii. All parking lots, driveways, and service areas located between a building and the
street or visible from a street shall feature substantial landscaping between the
sidewalk and applicable use.
iii. Surface parking lots: The applicant must successfully demonstrate that the
surface parking lot is designed to facilitate future structured parking and/or other infill
development. For example, an appropriate surface parking area would feature a
one -thousand and five -hundred (1,500) foot maximum perimeter area and a minimum
dimension on one side of two -hundred (200) feet, unless project proponent can
demonstrate future alternative use of the area would be physically possible.
Exception is if there are size constraints inherent in the original parcel.
c. Guidelines Applicable to All Districts:
i. In areas of mixed -use development, shared parking is recommended.
24
*4W11 .Doe
d. Guidelines Applicable to District `C':
i. If a limited number of parking spaces are made available in front of a building for
passenger drop-off and pick-up, they should be parallel to the building facade.
ii. If passenger drop-off and pick-up spaces are made available in front of buildings
on streets that do not have parallel parking, such drop-off and pick-up spaces should
be fully contained within "cut-outs" from the sidewalk and equivalent space should be
created for sidewalk width from within the front property boundary.
iii. On other arterials and internal or local roads: Parking lots should be located on
the interior portions of blocks and screened from the surrounding roadways by
buildings as the first preference and by landscaping and/or gateway features as
dictated by location.
25
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.
a. Minimum Standards for Districts 'A' and V:
i. Parking lot lighting shall not spill onto adjacent or abutting properties.
DO THIS
DON'T DO THIS
Figure 14. Parking lot lighting standards.
ii. Surface parking lots shall be landscaped to reduce their visual impact.
b. Minimum Standards for District'B':
i. Parking lot lighting fixtures shall be screened so that illumination light sources are
not directly visible from adjacent or abutting properties.
c. Guidelines Applicable to All Districts:
i. Wherever possible, parking should be configured into small units, connected by
landscaped areas to provide on -site buffering from visual impacts.
26
ii. Access to parking modules should be provided by public or private local streets
with sidewalks on both sides where possible as a first choice rather than internal
drive aisles.
iii. Where multiple driveways cannot be avoided, provide landscaping to separate
and minimize their impact on the streetscape.
27
3. Structured Parking Garages:
Intent: To more efficiently use land needed for vehicle parking. To encourage the use of
structured parking throughout the Urban Center. To physically and visually integrate parking
garages with other uses and to reduce the overall impact of parking garages when they are
located in proximity to the designated pedestrian environment.
a. Minimum Standards for District V:
i. Parking structures on designated pedestrian -oriented streets shall provide space
for ground -floor commercial uses along street frontages at a minimum of seventy-five
(75) percent of the frontage width. The entire facade facing a pedestrian -oriented
street must feature a pedestrian -oriented facade.
Parking
garage on
�( second floor
Ground floor commercial space
With pedestrian -oriented facade
Figure 15. Parking structure located adjacent to pedestrian -oriented streets with
pedestrian -oriented uses and facades along the ground floor.
ii. Parking structures adjacent to non -pedestrian -oriented streets and not featuring
a pedestrian -oriented facade shall be setback at least ten (10) feet from the sidewalk
and feature substantial landscaping. This includes a combination of evergreen and
deciduous trees, shrubs, and ground cover. This setback shall be increased to
fifteen (15) feet adjacent to high visibility streets. The Director may allow a reduced
setback where the applicant can successfully demonstrate that the landscaped area
and/or other design treatment meets the intent of these standards and guidelines.
Possible treatments to reduce the setback include landscaping components plus one
or more of the following integrated with the architectural design of the building:
28
(a) Ornamental grillwork (other than vertical bars),
(b) Decorative artwork,
(c) Display windows,
(d) Brick, tile, or stone,
(e) Pre -cast decorative panels,
(f) Vine -covered trellis,
(g) Raised landscaping beds with decorative materials,
(h) Other treatments that meet the intent of this standard.
Articulation of -
facade components
to reduce scale
and add visual
interest
Decorative trellis -
structure for vines
Raised planting --- _.....,
bed adjacent to
sidewalk
Figure 16. Parking structure design treatment used to enhance the streetscape.
iii. Facades shall be articulated architecturally, so as to maintain a human scale and
to avoid a solid wall. Vehicular entrances to non-residential or mixed -use parking
structures shall be articulated by arches, lintels, masonry trim, or other architectural
elements and/or materials.
b. Guidelines Applicable to All Districts:
i. 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.
29
c. Guidelines Applicable to Districts `A' and `C':
i. Parking garage entries should not dominate the streetscape.
ii. The design of structured parking at finished grade under a building should
minimize the apparent width of garage entries.
iii. Parking within the building should be enclosed or screened through any
combination of walls, decorative grilles, or trellis work with landscaping.
iv. Parking garages should be designed to be complementary with adjacent
buildings. Use similar forms, materials, and/or details to enhance garages.
v. Residential garage parking should be secured with electronic entries.
vi. Parking structure service and storage functions should be located away from the
street edge and generally not be visible from the street or sidewalks.
d. Guidelines Applicable to District `6':
i. Attached personal parking garages at -grade should be individualized and not
enclose more than two cars per enclosed space. Such garages should be
architecturally integrated into the whole development.
ii. Multiple -user parking garages at -grade should be enclosed or screened from
view through any combination of walls, decorative grilles, or trellis work with
landscaping.
iii. All garage parking in this district should be secured with decorative doors.
iv. Personal parking garages should be individualized whenever possible with
separate entries and architectural detailing in character with the lower density district.
v. Large multi-user parking garages are discouraged in this lower density district
and, if provided, should be located below grade whenever possible.
vi. Service and storage functions should be located away from the street edge and
generally not be visible from the street or sidewalks.
30
.00
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.
a. Minimum Standards for District 'B':
i. Parking lots and garages shall be accessed from alleys when available.
b. Minimum Standards for District 'C':
i. Parking garages shall be accessed at the rear of buildings or from non -
pedestrian -oriented streets when available.
ii. Surface parking driveways are prohibited on pedestrian -oriented streets, unless
there are no alternatives.
iii. Parking lot entrances, driveways, and other vehicular access points on high
visibility streets shall be restricted to one entrance and exit lane per five hundred
(500) linear feet as measured horizontially along the street.
c. Guidelines Applicable to District 'A':
i. Parking lots and garages should be accessed from alleys or side streets.
ii. 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.
d. Guidelines Applicable to Area'B':
i. Garage entryways and/or driveways accessible only from a street should not
impede pedestrian circulation along the sidewalk.
ii. Curb cuts should be minimized whenever possible through the use of shared
driveways.
U1
G. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center by creating
pedestrian networks and by providing strong links from streets and drives to building
entrances. To 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. To promote the use of multi -modal and public transportation systems in order to
reduce other vehicular traffic.
1. Pathways through Parking Lots:
Intent: To provide safe and attractive pedestrian connections to buildings, parking garages,
and parking lots.
a. Minimum Standards for District'C':
i. Clearly delineated pedestrian pathways and/or private streets shall be provided
throughout parking areas.
ii. Pedestrian pathways shall be provided perpendicular to the applicable building
facade, at a maximum distance of one hundred and fifty (150) feet apart.
Figure 17. Pedestrian walkways within parking lots.
32
2. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience
and enhance the pedestrian environment.
a. Minimum Standards for Districts A and C:
i. 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 unless the Director determines such connections are
unnecessary.
Pathways along building
facades are at least 12' wide I r
and includes street trees }`
-f
Parking lot pathway
Mid -block pathway
connects uses and k
activity centers « .
=f
r sa
s y'}
3a
Pedestrian -oriented
street with wide
sidewalks, and street
Sidewalk along
high visibility street
v �`r
� s r
sits
Major local access
.,streets" are designed
with sidewalks
— on at least one side
Interior pathways that link
storefronts, parting areas,
— and residential uses
Figure 18. Integrated pedestrian access system (pathways are shown in solid black
lines).
33
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M
ii. Sidewalks located between buildings and streets shall be raised above the level
of vehicular travel.
iii. Pedestrian pathways within parking lots or parking modules shall be
differentiated by material or texture from adjacent paving materials.
Figure 19. Parking lot pathway example.
iv. Sidewalks and pathways along the facade of buildings shall be of sufficient width
to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facade of mixed -use and retail buildings
one hundred (100) or more feet in width (measured along the facade) shall
provide sidewalks at least twelve (12) feet in width. The walkway shall include an
eight- (8) foot miniumum unobstructed walking surface and street trees placed no
more than thirty (30) feet on -center. As an altemative to some of the required
street trees, developments may provide pedestrian -scaled light fixtures (as
approved by the Director) at the same spacing and no taller than fourteen (14)
feet in height. However, no less than one (1) tree per sixty (60) lineal feet of the
required walkway shall be required. To increase business visibility and
accessibility, the Director will allow breaks in the required tree coverage adjacent
to major building entries.
34
..r.>
Street trees and/or
pedestrian street
lamps every 30'
unobstructed
width
12' min
Figure 20. Sidewalk requirements along the facades of retail buildings.
(b) For all other interior pathways, the applicant shall successfully demonstrate
that the proposed walkway is of sufficient width to accommodate the anticipated
number of users. A ten to twelve (10-12) foot pathway, for example, can
accommodate groups of persons walking four abreast, or two couples passing
one another. An eight (8) foot pathway will accommodate three individuals
walking abreast, whereas a smaller five to six (5-6) foot pathway will
accommodate two individuals.
v. Locate pathways with clear sight lines to increase safety. Landscaping shall not
obstruct visibility of walkway or sight lines to building entries.
vi. All pedestrian walkways shall provide an all-weather walking surface unless the
applicant can demonstrate that the proposed surface is appropriate for anticipated
number of users and complementary to the design of the development
vii. Fences, with the exception of chain link fences, may be allowed when
appropriate to the situation.
35
b. Guidelines Applicable to All Districts:
i. Delineation of pathways may be through the use of architectural features, such
as trellises, railings, low seat walls, or similar treatment.
ii. Mid -block connections are desirable where a strong linkage between uses can
be established.
c. Guidelines Applicable to District'C' Only:
i. Through -block connections, should be made between buildings, between streets,
and to connect sidewalks with public spaces. Preferred location for through -block
connections is mid -block.
�0
0C
V
/ m
Pedestrian Corridor
�■N■EN■EE■E■INSEN
LI
a
Pedestrian Corridor
■■ERE■NNONN■
I�
Figure 21. Potential through -block connections within District C.
ii. Between buildings of up to and including two (2) stories in height, through -block
connections should be at least six (6) feet in width.
iii. Between buildings three (3) stories in height or greater, through -block
connections should average at least twelve (12) feet in width.
iv. Transit stops should be located along designated transit routes a maximum of
0.25 mile apart, or as defined by negotiations with approdate transit agencies.
36
3. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments that are
inviting and comfortable for pedestrians. To provide publicly accessible areas that function for
a variety of activities, at all times of the year, and under typical, seasonal weather conditions.
a. Minimum Standards for District'C':
i. On designated pedestrian -oriented streets, provide pedestrian overhead weather
protection in the form of awnings, marquees, canopies, or building overhangs. These
elements shall be a minimum of four and one-half (4-1/2) feet wide along at least 75% of
the length of the building facade facing the designated pedestrian -oriented street, a
maximum height of fifteen (15) feet above the ground elevation, and no lower than eight
(8) feet above ground level.
ii. Site furniture provided in public spaces 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.
iii. Site furniture and amentities shall not impede or block pedestrian access to public
spaces or building entrances.
b. Guidelines Applicable to District'C':
i. Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture
should be provided, where appropriate.
ii. Street amenities such as outdoor group seating, kiosks, fountains, and public art
should be provided, where appropriate, along the sidewalk.
iii. Architectural elements that incorporate plants, such as facade -mounted planting
boxes or trellises or ground -related or hanging containers are encouraged, particularly at
building entrances, in publicly accessible spaces, and at facades along pedestrian -
oriented streets.
37
Figure 22. Pedestrian amenities incorporated into the development.
38
14N1
H. LANDSCAPING/RECREATION/COMMON SPACE:
Intent: Landscaping is intended to provide visual relief in areas of expansive paving or structures. To
define logical areas of pedestrian and vehicular circulation. To add to the aesthetic enjoyment of the
area by the community. It is intended that districts have areas suitable for both passive and active
recreation by residents, workers, and visitors and that these areas should be provided in sufficient
amounts and in convenient locations. Open space and common areas, accessible to the public, are
necessary elements of each district in order to ameliorate impacts of the urban environment. To
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 or concept of the area. To provide visual
and climatic relief in areas of expansive paving or structures. To channelize and define logical areas
of pedestrian and vehicular circulation. To add to the aesthetic enjoyment of the area by the
community.
a. Minimum Standards for All Districts:
i. Street trees shall be located between the curb edge and building, as specified by
the City of Renton.
ii. On designated pedestrian -oriented streets, street trees shall be installed with tree
grates. For all other streets, street tree treatment shall be as specified by the City of
Renton.
Figure 23. Street trees installed with tree grates.
iii. The applicant shall demonstrate how the proposed landscaping, through the use
of plant material and non -vegetative elements, reinforces the architecture or concept
39
n
of the development. The proposed landscaping should be consistent with the design
intent and program of the building, the site, and use.
iv. Proposed plant size and condition at maturity shall be considered.
v. Surface parking areas shall be screened by landscaping in order to reduce views
of parked cars from streets. Such landscaping shall be at least ten (10) feet in width
as measured from the sidewalk. This setback shall be increased to fifteen (15) feet
on high visibility streets. Standards for planting shall be as follows:
(a) Trees at an average minimum rate of one (1) tree per thirty (30) lineal feet of
street frontage. Permitted tree species are those that reach a mature height of at
least thirty-five (35) feet. Minimum height or caliper at planting shall be eight (8)
feet or two (2) inch caliper (as measured four (4) feet from the top of the root ball)
respectively.
(b) Shrubs at the minimum rate of one (1) per twenty (20) square feet of
landscaped area. Shrubs shall be at least sixteen (16) inches tall at planting and
have a mature height between three (3) and four (4) feet.
(c) Groundcover shall be planted in sufficient quantities to provide at least ninety
(90) percent coverage of the landscaped area within three years of installation.
(d) The applicant shall provide a landscape bond, prior to occupancy, for a
period of not less than three (3) years and in sufficient amount to ensure required
landscape standards have been met by the third year following installation.
One tree per
30 lineal feet
Parking, service, or
storage areas
11
Landscaping"
Buffer
Figure 24. Required landscaping buffer to parking lots.
40
vi. Surface parking with more than fourteen (14) stalls shall be landscaped as
follows:
Total Number of Parking 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.
(a) Provide trees, shrubs, and groundcover in the required interior parking lot
landscape areas.
(b) Plant at least one (1) tree for every six parking spaces. Permitted tree
species are those that reach a mature height of at least thirty-five (35) feet.
Minimum height or caliper at planting shall be eight (8) feet or two (2) inch caliper
(as measured four (4) feet from the top of the root ball) respectively.
(c) Plant shrubs at a rate of five per 100 square feet of landscape area. Shrubs
shall be at least sixteen (16) inches tall at planting and have a mature height
between three (3) and four (4) feet.
(d) Up to fifty (50) percent of shrubs may be deciduous.
(e) Select and plant groundcover so as to provide ninety (90) percent coverage
within three years of planting, provided that mulch is applied until plant coverage
is complete.
(f) Do not locate a parking stall more than fifty (50) feet from a landscape area.
vii. Regular maintenance shall be provided to ensure that plant materials are kept
healthy and that dead or dying plant materials are replaced.
viii. Underground, automatic irrigation systems are required in all landscape areas.
b. Guidelines Applicable to all Districts:
i. Landscaping should be used to soften and integrate the bulk of buildings.
ii. Landscaping should be provided that appropriately provides either screening of
unwanted views or focuses attention to preferred views.
iii. Use of low maintenance, drought -resistant landscape material is encouraged.
iv. Choice of materials should reflect the level of maintenance that will be available.
41
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M
v. Seasonal landscaping and container plantings are encouraged, particularly at
building entries and in publicly accessible spaces.
vi. Window boxes, containers for plantings, hanging baskets, or other planting
feature elements should be made of weather resistant materials that can be
reasonably maintained.
vii. Landscaping should be used to screen parking lots from adjacent or neighboring
properties.
c. Guidelines Applicable to District `B':
i. Front yards should be visible from the street and visually contribute to the
streetscape.
ii. Decorative walls and fencing are encouraged when architecturally integrated into
the project.
42
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. To create usable, accessible, and inviting open space that is
accessible to the public. To promote pedestrian activity on pedestrian -oriented streets —
particularly at street comers.
a. Minimum Standards for Districts 'A' and `C':
i. Mixed -use residential and attached housing developments of ten (10) or more
dwelling units shall provide a minimum area of common space or recreation area
equal to fifty (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 may 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 one hundred (100) units.
(a) Courtyards, plazas, or multipurpose greenspaces;
(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 provided as an asset to the development, rather than an afterthought simply
made to meet the requirement. The use of such decks as the primary source of
common open space necessary to meet the requirement is appropriate only for
smaller infill sites;
(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
(e) Children's play spaces.
ii. 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.
iii. 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 courtyards, plazas or passive use areas containing
43
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n
landscaping and fencing sufficient to create a fully usable area accessible to all
residents of the development.
iv. Private decks, balconies, and private ground floor open space shall not count
toward the common space/recreation area requirement.
Figure 25. A visible and accessible residential common area containing landscaping
and other amenities.
v. 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.
vi. Ali buildings and developments with over 30,000 square feet of non-residental
uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented
space according to the following formula:
1 % of the lot area + 1 % of the building area = Minimum amount of pedestrian -
oriented space
44
Figure 26. Examples of pedestrian -oriented space associated with a large scale
retail building.
vii. 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 nonvehicular courtyard.
(b) Paved walking surfaces of either concrete or approved unit paving.
(c) On -site or building -mounted lighting providing at least four (4) foot-candles
(average) on the ground.
(d) At least three feet of seating area (bench, ledge, etc) or one individual seat
per sixty (60) square feet of plaza area or open space.
The following features are encouraged in pedestrian -oriented space and may be
required by the Director.
(e) Provide pedestrian -oriented uses on the building facade facing the
pedestrian -oriented space.
(f) Spaces should be positioned in areas with significant pedestrian traffic to
provide interest and security — such as adjacent to a building entry.
(g) Provide pedestrian -oriented facades on some or all buildings facing the
space.
(h) Provide movable public seating.
The following are prohibited within pedestrian -oriented space:
(i) Asphalt or gravel pavement.
45
0) Adjacent unscreened parking lots.
(k) Adjacent chain link fences.
(1) Adjacent blank walls.
(m) Adjacent dumpsters or service areas.
(n) Outdoor storage or retail sales (shopping carts, potting soil bags, firewood,
etc.) that do not contribute to the pedestrian environment.
Figure 27. Pedestrian -oriented spaces, visible from the street, including ample
seating areas, movable furniture, special paving, landscaping components, and
adjacent pedestrian -oriented uses.
viii. The minimum required walkway areas shall not count as pedestrian -oriented
space. However, where walkways are widened beyond minimum requirements, the
widened area may count as pedestrian -oriented space if the Director determines
such space meets the definition of pedestrian -oriented space.
b. Minimum Standards for District `B':
i. Attached housing developments shall provide a minimum area of private usable
open space equal to one hundred fifty (150) square feet per unit of which one
hundred (100) square feet are contiguous. Such space may include porches,
balconies, yards, and decks.
c. Minimum Standards for District'C':
i. The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro -climatic conditions.
46
d. Guidelines Applicable to Districts 'A' and `C':
i. 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.
ii. 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.
iii. 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.
e. Guidelines Applicable to District `C':
i. Developments located at street intersection comers at designated pedestrian -oriented
streets are encouraged to provide pedestrian -oriented space adjacent to the street corner to
emphasize pedestrian activity.
Comer entr
with inc rea:
setback
Figure 28. Building setbacks increased at street comers along pedestrian -oriented streets to encourage
provisions for pedestrian -oriented spaces.
47
*✓
I. 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 standardized 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.
To ensure that all sides of a building that can be seen by the public are visually interesting.
a. Minimum Standards for District 'A': All building facades shall include modulation or
articulation at intervals of no more than forty (40) feet.
b. Minimum Standards for District'B': All building facades shall include modulation or
articulation at intervals of no more than twenty (20) feet.
c. Minimum Standards for District'C':
i. All building facades shall include measures to reduce the apparent scale of the building
and add visual interest. Examples include modulation, articulation, defined entrances, and
display windows.
ii. All buildings shall be articulated with one or more of the following:
(a) Defined entry features.
(b) Window treatment.
(c) Bay windows and/or balconies.
(d) Roofline features.
(e) Other features as approved by the Director.
48
INTERVAL i INTERVAL
Figure 29. Building articulation.
iii. Single purpose residential buildings shall feature building modulation as follows.
(a) The maximum width (as measured horizontally along the building's exterior) without
building modulation shall be forty (40) feet.
(b) The minimum depth of modulation shall be the greater of six (6) feet or not less than
0.2 multiplied by the height of the structure (finished grade to the top of the wall). The
minimum width of modulation shall be fifteen (15) feet.
Articulated rootine - in this case a
traditional cornice
Windows and building surfaces
add visual interest and give the
building a human scale
9uildng Is `modulated'
(goes in and out to relieve the
monotony of the wide wad
Figure 30. Single purpose residential building featuring building modulation to reduce the
scale of the building and add visual interest.
49
d. Guidelines Applicable to Districts 'A' and'B':
i. 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.
ii. Articulation, modulation, and their intervals should create a sense of scale
important to residential buildings.
iii. A variety of modulations and articulations should be employed to add visual
interest and to reduce the bulk and scale of large projects.
iv. The following Guidelines for each district provide suggested methods of building
modulation that should be used such that the combination of features meets the
intent of this provision:
e. Guidelines Applicable to District'A':
i. Building modulations should be a minimum of two (2) feet in depth and four (4)
feet in width.
f. Guidelines Applicable to District'B':
i. Building modulations should be a minimum of two (2) feet in depth, sixteen (16) feet in
height, and eight (8) feet in width.
ii. Alternative methods to shape a building such as angled or curved facade elements, off-
set planes, wing walls, and terracing will be considered, provided that the intent of this
Section is met.
g. Guidelines Applicable to District'C':
i. Although streetfront buildings along designated pedestrian -oriented streets
should strive to create a uniform street edge, building facades should generally 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.
ii. Style: Buildings should be urban in character.
50
lm
..r
iii. Buildings greater than one hundred and sixty (160 feet) in length should provide
a variety of techniques to reduce the apparent bulk and scale of the facade or provide
an additional special design feature such as a clock tower, courtyard, fountain, or
public gathering place to add visual interest.
0
W
z
J
W
f�
More than 160'
Facade is too long
160' or less
Meets guideline I I Meets guideline
Figure 31. Reducing the scale of long buildings.
51
2. Ground -level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human -
scale character of the pedestrian environment. To ensure that all sides of a building within
near or distant public view have visual interest.
a. Minimum Standards for All Districts:
I. 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:
(a) It is a ground floor wall or portion of a ground floor wall over six (6) feet in height has
a horizontal length greater than fifteen (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 four hundred (400) square
feet or greater does not include a window, door, building modulation or other architectural
detailing.
ii. Where blank walls are required or unavoidable, blank walls shall be treated with one or
more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground
cover, or vines adjacent to the blank wall. Elevated or terraced planting beds between the
walkway and the building are encouraged.
(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.
(e) Seating area with special paving and seasonal planting.
52
'
n s years
Trellis with vines or
other plants
Artwork
Figure 32. Acceptable blank wall treatments.
iii. Treatment of blank walls shall be proportional to the wall.
iv. Provide human -scaled elements such as a lighting fixture, trellis, or other landscape
feature along the fagade's ground floor.
v. Facades on designated pedestrian -oriented streets shall have at least seventy-five (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.
vi. 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 windows shall be fifty (50) percent.
(b) Display windows shall be designed for frequent change of merchandise, rather than
permanent displays.
(c) Where windows or storefronts occur, they must principally contain clear glazing.
(d) Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited.
b. Guidelines Applicable to Districts 'A' and 'C':
i. The primary building entrance should be made visibly prominent by incorporating
a minimum of one (1) of the following architectural features from each category listed:
(a) Facade features
• Recess
• Overhang
• Canopy
• Trellis
53
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M
• Portico
• Porch
• Clerestory
4'-8" min.
i
.5
E`
bo
RECESS OVERHANG CANOPY
TRELLIS PORTICO PORCH
Figure 33. Facade features.
(b) Doorway features
• Transom windows
• Glass windows flanking door
• Large entry doors
• Ornamental lighting
• Lighted displays
(c) Detail features
• Decorative entry paving
• Ornamental building name and address
• Planted containers
• Street furniture (benches, etc)
ii. Artwork or building ornamentation (such as mosaics, murals, grillwork,
sculptures, relief, etc.) should be used to provide ground -level detail.
c. Guidelines Applicable to District'B':
i. Use of material variations such as colors, brick, shingles, stucco, horizontal wood siding,
is encouraged.
54
*.Moe
3. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an
urban project and contribute to the visual continuity of the district.
a. Minimum Standards for Districts `A' and V:
i. Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets
(b) Feature elements projecting above parapets
(c) Projected cornices
(d) Pitched or sloped roofs
Feature elements projecting
cornices Pitched or slowed roofs
fill
.,n i9i
1.
Figure 34. Desirable roof forms.
ii. Rooftop equipment screening shall use materials that are architecturally
compatible with the building. Locate and screen roof -mounted mechanical
equipment so that the equipment is not visible within one hundred fifty (150) feet of
the structure when viewed from ground level.
iii. 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.
b. Guidelines Applicable to District `B':
i. Buildings containing predominantly residential uses should have pitched roofs
with a minimum slope of one to four (1:4). Such roofs should have dormers or
intersecting roof forms that break up the massiveness of a continuous, uninterrupted
sloping roof.
ii. Roof colors should be dark.
c. Guidelines Applicable to District `C':
i. Building roof lines should be varied to add visual interest to the building.
56
4. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time. To
encourage the use of materials that reduce the visual bulk of large buildings. To encourage
the use of materials that add visual interest to the neighborhood.
a. Minimum Standards for all Districts:
i. All sides of buildings visible from a street, pathway, parking area, or open space
shall be finished (same building materials, detailing, and color scheme on all sides).
Applicants may propose other finish treatments as long as they meet the intent of the
standards and guidelines.
ii. Materials, individually or in combination, shall have an attractive texture, pattern,
or quality of detailing for all visible fagades.
iii.Matedals shall be durable, high quality, and reasonably maintained.
b. Minimum Standards for Districts 'A' and `C':
i. Buildings shall employ material variations such as colors, brick or metal banding or
patterns, or textural changes.
c. Guidelines Applicable to all Districts:
i. 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.
ii. Use of material variations such as colors, brick or metal banding or patterns, or
textural changes is encouraged.
iii. 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.
iv. Concrete block walls should be enhanced with integral color, textured blocks and
colored mortar, decorative bond pattern and/or incorporate other masonry materials.
v. 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 (4) feet above.
57
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J. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses. To provide directional
assistance. To encourage signs that are both clear and of appropriate scale for the project. To
encourage quality signage that contributes to the character of the Urban Center. To create color and
interest.
1. Minimum Standards for District'C':
a. Signage shall be an integral part of the design approach to the building.
b. Corporate logos and signs shall be sized appropriately for their location.
c. Prohibited signs include:
Pole signs.
ii. Roof signs.
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 are signs with only the individual letters back -lit.
Typical "can signs" Internally lit letters
are not acceptable or graphics are acceptable
Plastic V1 Sheet (_
translucent metal
sheet box
Figure 35. Acceptable and unacceptable signs.
Only the individual
letters are lit
d. In mixed -use and multi -use buildings, signage shall be coordinated with the overall building
design.
e. Free-standing ground -related monument signs, with the exception of primary entry signs,
shall be limited to five (5) feet above finished grade, including support structure. All such signs
shall include decorative landscaping (groundcover 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.
f. Entry signs shall be limited to the name of the larger development.
58
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2. Guidelines Applicable to District `C':
a. 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.
b. Front -lit, ground -mounted monument signs are the preferred type of freestanding sign.
c. "Blade" type signs, proportional to the building facade on which they are mounted, are
encouraged on pedestrian -oriented streets.
I
M
M
K. LIGHTING:
Intent: To ensure safety and security. To provide adequate lighting levels in pedestrian areas such
as plazas, pedestrian walkways, parking areas, building entries, and other public places. To increase
the visual attractiveness of the area at all times of the day and night.
1. Minimum Standards for Districts 'A' and 'C':
a. Lighting shall conform to on -site exterior lighting regulations located in RMC 4-4-075.
b. Lighting shall be provided on site to increase security, but shall not be allowed to directly
project off site.
c. Pedestrian -scale lighting shall be provided, for both safety and aesthetics, along all streets,
at primary and secondary building entrances, at building facades, and in pedestrian -oriented
spaces.
2. Guidelines Applicable to District `C':
a. Consider accent lighting at focal points such as gateways, public art, and landscape features
such as specimen trees.
b. Additional lighting to provide interest in the pedestrian environment may include sconces on
building facades, awnings with down -lighting, decorative street lighting, etc.
L. APPEALS:
For appeals of administrative decisions made pursuant to the Urban Center Design Overlay
District Regulations, see RMC 4-8-110. (Ord. 4821, 12-20-1999; Amd. Ord. 4971, 6-10-2002)
60
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Urban Center Design Overlay Regulations — Definitions
MAKERS DRAFT September 7, 2004
Active recreation— Leisure -time activities by individuals, or of a formal nature
and performed with others, sometimes requiring equipment and taking place
at prescribed places, sites, or fields. Active recreation includes such activities
as swimming, boating, tennis, fishing, soccer, etc.
Arterial Street (see Street, Arterial)
Big box retail— Buildings containing at least one individual retail use that is more
than 75,000 square feet in gross floor area.
Blank wall - A wall (including building facades and retaining walls) is considered
a blank wall if:
(a) A ground floor wall or portion of a ground floor wall over six (6) feet in
height has a horizontal length greater than fifteen (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 four hundred
(400) square feet or greater does not include a window, door, building
modulation or other architectural detailing
Buffer, landscape — Landscaped area used to physically separate or screen one
use or property from another so as to visually shield or block incompatible
views, noise, lights, or other potential nuisances.
Collector Street (see Street, Collector)
Common space area (common area, common open space, common space) —
Land within or related to a commercial or residential development, not
individually owned or dedicated for public use, that is designed and intended
for the common use or enjoyment of visitors or residents of the development
and may include such complementary structures and improvements as are
necessary and appropriate.
Conceptual Plan — A development tool designed to provide a comprehensive
overview of proposed uses, site layout, infrastructure concepts, phasing and
amenities. A Conceptual Plan approval establishes conditions with which all
concurrent and subsequent land use approvals within its geographic area
must comply, unless the Conceptual Plan itself is amended. It also provides
long-term guidance for a larger area than either Master Plan or Site Plan
review was intended for, so that continuity of the overall development is
maintained.
SA-project\04\0410-Renton N Dntn\Draft Guidelines\Glossary for Design Guidelines_MAKERS-09-07-
04.docLast printed 9/7/2004 2:23 PM
Corner lot — A lot or parcel of land abutting two or more streets at their
intersection or two parts of the same street forming an interior angle of less
than 135 degrees.
Cut-out — A street configuration that features an area for vehicles to pull out of
the travel lane of the street, usually to provide a safe means of exiting the
vehicle.
Director — The Director of the Development Services Division of the Planning
/Building/Public Works Department of the City of Renton.
Display window — A window in a building fagade intended for non -permanent
display of goods and merchandise.
Drive aisle — A private roadway providing access to surface parking areas,
structured parking garages, or to public streets. May also provide circulation
within surface parking areas and structured parking garages.
Drop-off zone — A sidewalk area abutting a street intended for passengers to
enter or exit vehicles that are temporarily parked for that purpose.
Franchise retail architecture (or generic or corporate architecture) - Consists
of site layout, buildings, and signs for businesses (usually large format, chain,
or franchise retail establishments) that are the same style, color, and material
regardless of location. Typically, the employees wear uniforms and the
products or food are the same in every facility.
High quality design— A development project that features the following
characteristics:
(a) The built environment encourages pedestrian activity or adds pedestrian
interest.
(b) Exhibits a degree of craftsmanship, building detailing, architectural
design, or quality of materials that are not typically found in standard
construction. In order to meet this standard, an applicant must
demonstrate to the Director's satisfaction that the project's design offers a
significant improvement over what otherwise could have been built under
minimum standards and guidelines.
(c) Responds to site conditions through its orientation, circulation, and/or
incorporation of special site features, or other means as approved by the
Director.
Buildings characterized by standard corporate identity elements (e.g. fast
food establishments with signature roofline or fagade features) or standard
building plans (e.g. stock plans that are unable to adapt to site conditions) are
not typically considered high quality design.
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*4.. IMA+`
Human scale— The perceived size of a building relative to a human being. A
building is considered to have good human scale if there is an expression of
human activity or use that indicates the building's size. For example,
traditionally sized doors, windows, and balconies are elements that respond
to the size of a human body, so these elements in a building indicate a
building's overall size.
Integrated walkway circulation— Sidewalks and streets constructed and
connected in such a way as to provide an efficient and safe system for people
moving through an area on foot.
Internal road (see Road, internal)
Intersection corner — Property located where two or more roadways cross at
grade.
Local road (see Road, local)
Main Street — A style of urban commercial development featuring concentrated
retail and service uses along a street designed for use by both pedestrians
and vehicles.
Master Plan — A plan that shows how proposed development will comply with
the development standards in the applicable zoning. It also is intended to
show compatibility of development within the Master Plan, and compatibility of
anticipated uses in areas adjacent to and abutting the Master Plan area. It
provides long-term guidance for a smaller area than a Conceptual Plan, but a
larger area than a detailed Site Plan.
Natural light — Interior or exterior light from the sun.
Parking module — A parking area that meets maximum physical dimensions as
delineated in the Urban Center Design Overlay Regulations. Use of parking
modules reduces large expanses of surface parking that has been typical of
suburban mall development. Parking modules are an urban form that can be
a transitional use until redeveloped into a more intensive use, such as
structured parking or other use building.
Passive recreation — Activities that involve relatively inactive or less energetic
activities, such as walking, sitting, reading, picnicking, and card, board, or
table games. Passive recreation areas have special design characteristics.
Pedestrian -oriented facade— Ground floor facades that contain the following
characteristics:
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CM
(a) Transparent window area or window displays along a minimum of
seventy-five (75) percent of the ground floor facade between a height of
two (2) feet to eight (8) feet above the ground.
(b) The primary building entry must be on this facade.
(c) Weather protection at least four and one-half (4-1/2) feet in width along at
least seventy-five (75) percent of the facade width.
Pedestrian -oriented space— 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 nonvehicular
courtyard.
(b) Paved walking surfaces of either concrete or approved unit paving.
(c) On -site or building -mounted lighting providing at least four foot-
candles (average) on the ground.
(d) At least three feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open
space.
The following features are encouraged in "pedestrian -oriented space" and
may be required by the Director:
(e) Provide "pedestrian -oriented uses" on the building facade facing
the "pedestrian -oriented space."
(f) Spaces should be positioned in areas with significant pedestrian
traffic to provide interest and security — such as adjacent to a
building entry.
(g) Provide "pedestrian -oriented facades" on some or all buildings
facing the space.
(h) Provide movable public seating.
The following features are prohibited within "pedestrian -oriented space":
(i) Asphalt or gravel pavement.
Q) Adjacent unscreened parking lots.
(k) Adjacent chain link fences.
(1) Adjacent "blank walls."
(m) Adjacent dumpsters or service areas.
(n) Outdoor storage or retail sales (shopping carts, potting soil bags,
firewood, etc.) that do not contribute to the pedestrian
environment.
Pedestrian -oriented street — An area with streets and sidewalks specifically
designated as such and intended for use by people walking; with special
design and spatial treatment of building frontages; built at human scale; with
uses of interest to and functional for people on foot; and designed to hold
interest for pedestrians by encouraging walking, browsing, and taking in the
scene. "Pedestrian -oriented streets" are so designated in the Urban Center —
North (District C).
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N...
Pedestrian -oriented use— Include the following uses:
(a) Eating and drinking establishments.
(b) Retail sales.
(c) Taverns/wine bars.
(d) Cultural facilities.
(e) Movie theaters.
(f) Recreational facilities, indoor.
(g) Hotel.
Reflected light — Interior or exterior light that is reflected from the primary
source.
Road, internal or local - A street designed to provide vehicular access to
abutting property and to discourage through traffic.
Shared parking — Joint use of a parking area for more than one use. If shared
parking is used to meet parking requirements, a recorded Joint Use
Agreement may be required.
Solar access — A property owner's right to have the sunlight shine on land.
Usually enforced through building height limitations and setback
requirements. May require sun/shadow analysis to determine if solar access
may be impaired by proposed development.
Street amenities (see Street furniture)
Street, Arterial — A street classified as a principal or minor arterial on the City of
Renton Arterial Street Plan.
Street, Collector — A street classified as a collector street on the City of Renton
Arterial Street Plan.
Street furniture — Objects, such as outdoor seating, kiosks, bus shelters, tree
grates, trash receptacles, and fountains that have the potential for enlivening
and giving variety to streets, sidewalks, plazas, and other outdoor spaces
open to, and used by, the public.
Street grid pattern, traditional — A system of platting, or of street design, that
features parallel and perpendicular streets and intersections of streets at right
angles that form short blocks. May also have reduced building setbacks from
the street edge so that building facades are close to the sidewalk.
Transportation system, multi -modal — A system of transportation consisting of
various types of conveyances, for example light rail train and bus, or ferry and
automobile.
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Urban character — Characteristics that are associated with an area of a city
where residential densities and use intensities are high because buildings are
multi -story, setbacks are small, and residences are multi -family and/or
attached.
Urban edge and urban fringe — The "urban edge" is the interface between high -
density residential / high intensity uses and those that have lower density and
intensity and are, therefore, more suburban. The "urban fringe" is the area
where the suburban densities and uses become noticeably less intense and
more rural.
Urban environment — The combination of buildings, structures, and streetscape
that, due to their nature, ie multi -storied, continuous fagade, zero side
setbacks, form a distinct neighborhood or section of a city or urban place.
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