HomeMy WebLinkAboutORD 5029Amends ORO Nos.1542. 1829.
4971,4991
CITY OF RENTON,WASHINGTON Amended by ORO 5100,5124
ORDINANCE NO.5029
AN ORDINANCE OF THE CITY OF RENTON,WASHINGTON,
AMENDING 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"
REVISING AIRPORT RELATED HEIGHT AND USE REGULATIONS
AND URBAN CENTER DESIGN OVERLAY REGULATIONS FOR
DEVELOPMENT IN THE URBAN CENTER-NORTH,AND
DECLARING AN EMERGENCY.
THE CITY COUNCIL OF THE CITY OF RENTON,WASHINGTON,DO ORDAIN
AS FOLLOWS:
SECTION I.Section 4-3-030,Airport Related Height and Use Regulations,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:
4-3-020
A.
AIRPORT RELATED HEIGHT AND USE RESTRICTIONS:
APPROACH,TRANSITION,AND TURNING ZONES ESTABLISHED:
In order to regulate the use of property in the vicinity of the airport,all of the land within
Safety Zones 1 through 6 of the Renton Airport shall be known as the Airport Influence Area,as
shown in Section E.
B.HEIGHT LIMITS:
Except as otherv,/ise provided in this Code,no structure or tree shall penetrate the Federal
Aviation Regulation Part 77 Objects Affecting Navigable Airspace,as shown in Section F.
C.USE RESTRICTIONS:
ORDINANCE NO.5029
Notwithstanding any other provisions of this Code,no use may be made of land within
Airport Safety Zones 1 through 4,as shown in Section E.in such a manner as to create electrical
interference with radio communication between the airport and aircraft,making it difficult for
fliers to distinguish between airport lights and others,result in glare in the eyes of fliers using the
airport,impair visibility in the vicinity thereof,or otherwise endanger the landing,taking off,or
maneuvering of aircraft.
D.HAZARD MARKING AND LIGHTING:
Any pennit or variance granted as provided in this Section and affecting Airport Safety
Zones 1 through 4,as shown in Section E of this section shall be so conditioned as to require the
owner of the structure or tree in question to install,operate and maintain thereon,at owner's
own expense,such markers and lights as may be necessary to give adequate notice to aircraft of
the presence of such airport hazard.
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ORDINANCE NO.5Q2~
E.Airport Influence Area Map
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ORDINANCE NO.5029
SECTION II.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 ofRcntan,
Washington"is hereby amended to read as follows:
RMC 4-3-100 URBAN CENTER DESIGN OVERLAY 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 Downtown Elements of the Renton Comprehensive Plan in order to:
3.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 or provide Design Standards and Guidelines specific to District 'A'(the
Downtown Core),as explained further in Section 4-3-100.B.2 and shown in Section 4-3-100.B.6,
which are intended to ensure design quality of structures and site development that implements
the City of Renton's Comprehensive Plan Vision for its Urban Center -Downtown.This Vision
is ofa 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.
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ORDINANCE NO.5029
3.Create Design Standards and Guidelines specific to District 'B'(the South Renton
Neighborhood)as explained.further in Section 4-3-100.B.3 and shown in Section 4-3-100.B.6,
which 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 Downtown Core.
4.Create Design Standards and Guidelines specific to the Urban Center -North
(District 'C')as explained further in Section 4-3-1 OO.BA and shown in Section 4-3-1 OO.B.6,
which are intended to 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.
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 detennining 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',<B'.or 'C'),as indicated herein.
B.APPLICABILITY:
1.This Section shall apply to all attached residential development,
commerciaVresidential mixed use,and retail development in the Residential Multi-Family-Urban
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ORDINANCE NO.5029
(RM-U),Residential Multi-Family Traditional (RM-T),Urban Center-North I (UCN-l),Urban
Center North 2 (UCN-2)and Center Downtown (CD)zones as depicted on the Urban Center
Design Overlay District Map shown in subsection B6 of this Section.
2.Where specified as applicable to District 'A'as shown on the Urban Center
Design Overlay District Map in subsection B6 of this Section,provisions of this Section shall
apply to all attached residential development and comrnerciaVresidential mixed-use development
in the Residential Multi-Family Urban (RM-U)and the Center Downtown (CD)zones.
3.Where specified as applicable to District 'B',as shown on the Urban Center
Design Overlay District Map in subsection B6 of this Section,provisions of this Section shall
apply to all attached residential development in the Residential Multi-Family Traditional (RM-T)
zone.
4.Where specified as applicable to District 'C'as shown in the Urban Center
Design Overlay District Map in subsection B6 of this Section,provisions ofthis Section shall
apply to all residential,retail,mixed-use,and commercial development in the Urban Center-
North.
5.Exemptions for all Districts.These design review guidelines shall not apply to:
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 District 'C'.
6.Urban Center Design Overlay District Map:
7
Urban Center Design Overlay District Map
ORDINANCE NO.5029
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- - -City Limits
C.ADMINISTRATION:
1.Review Process:
ORDINANCE NO.5029
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 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 encourage
creative design alternatives in order to achieve the purposes ofthis Section.
3.Modification of Minimum Standards:In Districts 'A'and 'B'only,the
Development Services Director shall have the authority to modify the minimum standards of this
Section subject to the provisions ofRMC 4-9-250D,provided a development as a whole meets
the intent of the minimum standards and guidelines in subsections D,E,F,G,H,I,J,and K of
this Section.
Exceptions for Districts A and B :Modifications to the requirements in subsections
D.2.a(i)and D.3.a.(i)ofthis Section are limited to the following circwnstances:
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).
D.SITE DESIGN AND BUILDING LOCATION:
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ORDINANCE NO.5029
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 Standard for Districts 'A'and 'B':Maintain existing grid street
pattern.
b.Minimum Standards for District 'C':
I.Maximum grid module,block area,or landscaped parking module
shall be 125,000 square feet (maximum 1,500 feet module or block perimeter),with the
minimum dimension on one side of block 200 feet.
II.A network of public or private local streets shall be provided in
addition to arterial streets.
Ill.A hierarchy of streets shall be maintained,where appropriate,
consisting of (from greatest in size to smallest):
(al Arterial Street
(b)Pedestrian-Oriented Streets
(c)Internal or Local Roads (public or private)
Cd)Drive aisles
2.Building Location and Orientation
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ORDINANCE NO.5029
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.
a.Minimum Standard for Districts 'A'and 'B':Buildings shall be oriented
to the street with clear connections to the sidewalk.
b.Minimum Standards for District 'C':
1.Buildings located on streets designated as "pedestrian-oriented"
through the Conceptual Plan and Master Plan shall be oriented to the street with clear
connections to the sidewalk.
II.Buildings located either along arterial streets without the
"pedestrian-oriented"designation,or at the rear portions of lots,shall orient at least one side to
the arterial street and may orient the front of the building to the parking lot.In this instance,the
front of the building shall be oriented to a public area such as a sidewalk or plaza that is defined
by internal walkways,landscape conidors,or accessory uses such as kiosks.
c.Guideline Applicable to District 'C':Siting ofa 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).
3.Building Entries:
Int.ent: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.
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ORDINANCE NO.5029
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 streets identified as "pedestrian~oriented,"the primary entrance
of each building shall be located on the facade facing the street.
II.On streets not designated "pedestrian-oriented,"entrances shall be
prominent,visible from surrounding streets,connected by a walkway to the public sidewalk,and
include human-scale elements.
c.Guidelines Applicable to All Districts:
I.Pedestrian pathways from public sidewalks to primary entrances,
or from parking lots to primary entrances,should be accessible,conforming to federal and state
Americans with Disabilities Act requirements,and should be clearly delineated.
II.Multiple buildings on the same site should incorporate elements
such as plazas,walkways,and landscaping along pedestrian pathways to provide a directed view
to building entries.
111.Ground floor units should be directly accessible from the street.
IV.Secondary access (not fronting on a primary street)should have an
awning or canopy over the entrance or other similar indicator of access.
v.Pedestrian access shall be provided to the building from property
edges,adjacent lots,abutting street intersections,crosswalks,and transit stops.
d.Guidelines Applicable to Districts 'A'and 'C';
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ORDINANCE NO.5029
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'A',and for buildings with
frontage on designated pedestrian-oriented streets within District 'C'.
II.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.
111.Features such as entries,lobbies,and display windows should he
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.Guideline 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.
4.Transition to Surrounding Development:
Intent:To shape redevelopment projects so that the character and value of Renton's long-
established,existing neighborhoods is preserved.
a.Minimum Standards for District 'A':
1.Careful siting and design treatment is necessary to achieve a
compatible transition where new buildings differ from surrounding development in tenns of
building height,bulk and scale.At least one of the following design elements shall be considered
to promote a transition to surrounding uses:
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ORDlNANCENO.5029
(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)Rooflines,pitches,and shapes.
b.Minimum Standards for District 'B':
1,Careful siting and design treatment is necessary to achieve a
compatible transition where new buildings differ from surrounding development in tenns 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 (also see subsection I of this Section,Building Architectural Design);
or
(c)Roof lines,pitches,and shapes to reduce apparent bulk and
transition with existing development.
II.In areas with older style steeply pitched single family homes similar
roof styles are encouraged to achieve more hannonious relationships between new and old
buildings.
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ORDINANCE NO.5029
c.Minimum Standards for District 'C':
I.Consideration of the transition to the North Renton Neighborhood,
in accordance with Urban Center -North Comprehensive Plan policies is required along North
6th Street and along Logan A venue North between North 4th Street and North 6th Street.
11.Ensure consideration of existing industrial uses located south of
North 81h Street,east of Garden A venue North.
5.Setbacks
Intent:The purpose of setbacks is to provide a space that is an "edge"in which special
treatment may be applied in order to provide incremental transition between uses,between
buildings and sidewalks,parking areas and property lines,private property and public rights-of-
way.
a.Minimum Standards for District 'C':
l.On pedestrian-oriented streets,the maximum setback shall ensure
an active,urban,pedestrian environment.
11.Rear setbacks abutting streets shall provide significant landscaping
to reduce bulk and scale of buildings and to provide a pleasant vehicular environment.
111.Minimum setbacks for buildings on designated pedestrian-oriented
streets may be zero,if approved through the Conceptual Plan and Master Plan process,to allow
structures built to the edge of the street right-of-way to enhance the sense of a "main street."
b.Guidelines Applicable to District 'C':
1.Setbacks may feature street furniture to enhance pedestrian
experience,but may not be used for loading or unloading of vehicles,or other business functions,
such as parking or storage of waste containers.
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ORDINANCE NO.5029
11.At intersection comers of comer lots only,the setback may be
increased to a maximum of twenty (20)feet to allow plaza space.The design must reflect the
public-gathering aspect of such space.
III.Building entries may be recessed,thereby increasing the setback
area.
E.PARKING,ACCESS,AND PEDESTRIAN CIRCULATION:
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 envirorunent 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.
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':
1.No surface parking shall be located between a building and the
front property line or the street side yard of a comer lot.A drop-ofT zone at the street edge may
be pemlitted.
11.Locate service and loading areas away from pedestrian and high
visibility areas and screen from view.
b.Minimum Standards for District 'C';
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ORDINANCE NO.5029
1.On streets designated as "pedestrian-oriented":
(a)Parking shall be at the side and/or rear of a building,with
the exception of on-street parallel parking.
(b)Parallel parking spaces shall be included in calculation of
required parking.
(c)On-street,parallel parking shall be required on both sides
of streets designated as pedestrian-oriented.
II.On other arterials and internal or local roads:Parking lots shall 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.
HI.Surface parking lots shall be allowed within interior portions of
blocks to facilitate future infill development.Such parking areas shall conform to the grid
module of 1,500 feet maximum perimeter area,with a minimum dimension on one side of200
feet unless not feasible due to existing parcel size constraints.
c.Guideline Applicable to All Districts:In areas of mixed-use development,
shared parking is recommended.
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 shall be parallel to the building fal(ade.
11.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
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ORDINANCE NO.5029
shall be fully contained within "cut-outs"from the sidewalk and equivalent space shall be
created for sidewalk width from within the front property boundary.
2.Design of Surface Parking:
Intent:To ensure safety cfusers of parking areas,convenience to businesses,and reduce
the impact of parking lots whereever possible.
a.Minimum Standards for Districts 'A'and 'C':
I.Parking lot lighting shall not spill onto adjacent or abutting
properties.
11.Surface parking lots (District'A')or parking modules (District
'C')shall be screened with both evergreen and deciduous trees and shrubs or walls to reduce
visual impact.
b.Minimum Standard for District 'B':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:
1.Wherever possible,parking should be configured into small units,
connected by landscaped areas to provide on-site buffering from vehicle impacts.
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.
111.Where multiple driveways cannot be avoided,provide landscaping
to separate and minimize their impact on the streetscape.
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ORDINANCE NO.5029
lV.Where possible,drive aisles should be located parallel to building
facades.
3.Structured Parking Garages:
Intent: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 'C':
1.Parking structures on streets designated as pedestrian-oriented
shall provide space for ground-floor commercial uses along street frontages at a minimum of
fifty (50)percent of the frontage width.
II.Portions of ground-floor favades,not occupied by retail uses,shall
incorporate one or more of the following elements in the architectural design:
(a)Ornamental grillwork (other than vertical bars),
(b)Decorative artwork,
(c)Display windows,
(d)Brick,tile,or stone,
(,)Pre-cast decorative panels,l
(Q Wood paneling,
I
(g)Other treatments that meet the intent of this standard.
Ill.Facades shall be articulated architecturally,so as to maintain a
"human scale"and to avoid a solid wall.
IV.Vehicular entrances shall be articulated by arches,lintels,masonry
trim,or other architectural elements and/or materials.
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ORDINANCE NO.5029
b.Guideline 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.
Ill.Parking within the building should be enclosed or screened
through any combination of walls,decorative grilles,or trellis work with
landscaping.
IV.Garage facades should be landscaped to reduce visual impacts.
v.Parking garages should be designed to be architecturally
compatible with the other buildings.Use similar forms,materials,and
details to enhance garages.
VI.Garage parking should be secured with electronic entries.
VII.The street side of parking garages should incorporate one or more
of the following uses in street-facing facades:
(a)Retail or service commercial uses.
(b)Facilities or services for residents,such as recreation rooms
or building lobbies.
(c)Residential units that have access directly to the street.
VIII.Service and storage functions should be located away from the
street edge and generally not be visible from the street or sidewalks.
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ORDINANCE NO.5029
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.
Ill.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.
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
as pedestrian-oriented.
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ORDlNANCENO.5029
a.Minimum Standard for District 'B':Parking lots and garages shall be
accessed from alleys when available.
b.Minimum Standard for District 'C':Parking garages shall he accessed at
the rear of buildings or from non-pedestrian-oriented streets when available.
c.Guidelines Applicable to District 'A':
1.Parking lots and garages should be accessed from alleys or side
streets.
11.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':
l.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.
F.PEDESTRIAN ENVIRONMENT:
Intent:To enhance the urban character of development in the Urban Center by creating
pedestrian networks,providing strong links from streets and drives to building entrances,making
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.Streets,Driveways,and Parking Lots
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ORDINANCE NO.5029
Intent To strengthen the urban,pedestrian envirorunent by reducing the number of curb
cuts and driveways crossing sidewalks from streets.To provide safe and attractive pedestrian
connections to buildings,parking garages,and parking lots and parking modules.
a.Minimum Standards for District 'C':
I.Clearly delineated pedestrian pathways and/or private streets shall
be provided throughout parking areas to create a minimum parking grid module.
II.In parking modules,where parking aisles are oriented parallel to
the building fa y3de containing the primary pedestrian entrance,marked pedestrian pathways
shall be provided perpendicular to said far.;:ade,at a maximum distance of 300 feet apart.
2.Pedestrian Circulation
lntent:To create a network oflinkages for pedestrians to improve safety and
convenience and enhance the pedestrian environment.
a.Minimum Standards for All Districts:
1.Developments shall include an integrated pedestrian circulation
system that connects buildings,open space,and parking areas with the adjacent street sidewalk
system.
II.Sidewalks shall be provided along all building fal(ades that contain
pedestrian entrances.
111.Sidewalks at buildings shall be raised above the level of vehicular
travel.
IV.Pedestrian pathways within parking lots or parking modules shall
be differentiated by material or texture from adjacent paving materials.
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ORDINANCE NO.5029
v.Sidewalks shall be of sufficient width to acconunodate anticipated
numbers of users.
VI.Long,blank building walls adjacent to sidewalks or pedestrian
pathways shall be prohibited.Building facades are to be punctuated by windows,recesses,
trellises,or other architectural details that result in an interesting and human-scale walking
environment.
VB.Pathways shall be located with clear sight lines to increase safety.
Landscaping shall not obstruct visibility of walkway or sight lines to building entries.
VIII.Sixty (60)percent of the pedestrian walkway shall provide an a11-
weather walking surface.
b.Minimum Standard for District 'C':
1.Pedestrian-oriented streetscape shall be provided along streets
designated as "pedestrian-oriented."
11.The use of fences may be allowed when approved as part of the
Site Plan Review process.Chain link fences are not allowed.
c.Guidelines Applicable to All Districts:
L Delineation of pathways may be through the use of architectural
features,such as trellises,railings,low seat walls,or similar treatment.
11.Mid-block cOIUlections are desirable where a strong linkage
between uses can be established.
d.Guidelines Applicable to District 'C'Only:
1.Through-block connections,should be made between buildings,
between streets,and to connect sidewalks with public spaces.
24
ORDINANCE NO.5029
II.Preferred location for through-block connections is mid-block.
Ill.Between buildings of up to and including two (2)stories in height,
through-block connections should be approximately six (6)feet in width.
IV,Between buildings three (3)stories in height or greater,the
recommended minimum average width of through-block connections is twelve (12)feet.
v.Transit stops should be located along designated transit routes a
maximum of 0.25 mile apart,or as defined by negotiations with approriate transit agencies.
3.Pedestrian Amenities
Intent:To create attractive spaces that unify the building and street environments in
transition areas 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 Wlder typical,seasonal
weather conditions.
3.Minimum Standards for District 'C':
I.All development fronting designated pedestrian-oriented streets
shall encourage pedestrian access amenities.
II.On streets designated as pedestrian-oriented,provide pedestrian
overhead weather protection in the form of awnings,marquees,canopies,or building overhangs.
These elements shall be a minimum ofthree (3)feet wide the length of the building fayade
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.
Ill.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 ofhme.
25
ORDINANCE NO.5029
IV.Site furniture and amentities shall not impede or block pedestrian
access to public spaces or building entrances.
b.Guidelines Applicable to District 'C':
l.Transit shelters,bicycle racks,benches,trash receptacles,and other
street furniture should be provided.
11.Street amenities such as outdoor group seating,kiosks,fountains,
and public art should be provided.
Ill.Architectural elements that incorporate plants,such as fayade-
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.
G.LANDSCAPINGIRECREAnON/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;and 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 architectural theme or concept of the
area;to provide visual and climatic relief in areas of expansive paving or structures;to
26
ORDINANCE NO.5029
channelize and define logical areas of pedestrian and vehicular circulation;and 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.
IlL Landscaping,through the use of plant material and non-vegetative
elements,shall be planned and provided as required in order to reinforce the architectural theme
or concept of the development.
IV.Surface parking areas shall be screened by landscaping in order to
reduce views of parked cars from arterials,buildings,and publicly accesible open space.
v.Regular maintenance shall be provided to ensure that plant
materials are kept healthy and that dead or dying plant materials are replaced.
VI.Underground,automatic irrigation systems are required in all
landscape areas.
Vtl.Parking and loading areas shall be screened with a mix of
deciduous and evergreen landscaping,both within and along their perimeters.
b.Guidelines Applicable to all Districts:
I.The landscape architectural plan should be consistent with the
design intent of the building,site,and use.
11.Landscaping should be used to soften and integrate the bulk of
buildings.
27
ORDINANCE NO.5029
Ill.Plant condition at maturity should be considered.
iv.Landscaping should be provided that appropriately provides either
screening of unwanted views or focuses attention to preferred views.
v.Use aflow maintenance,drought-resistant landscape material is
encouraged.
VI.Choice of materials should reflect the level of maintenance that
will be available.
VII.Seasonal landscaping and container plantings are encouraged,
particularly at building entries and in publicly accessible spaces.
VllI.Window boxes,containers for plantings,hanging baskets,or other
planting feature elements should be made of weather resistant materials that can be reasonably
maintained.
c.Guidelines Applicable to District 'B':
i.Front yards should be visible from the street and visually
contribute to the streetscape.
11.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.To create usable,accessible,and inviting open space that is
accessible to the public.
a.Minimum Standards for Districts 'A'and 'C':
28
ORDINANCE NO.5029
1.Mixed-use residential and attached housing developments often
(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 Development Services Director.The required
COmmon open space may be satisfied with one or more of the following elements:
(a)Courtyards,plazas,or multipurpose green-spaces;
(b)Upper level common decks,patios,terraces,or roof
gardens;
(c)Pedestrian conidors 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.
Ill.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 landscaping and
fencing sufficient to create a fully usable area accessible to all residents of the development.
29
ORDINANCE NO.5029
IV.Decks,balconies and private ground floor open space shall not
count toward the conunon space/recreation area requirement.
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.
b.Minimum Standard 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 Standard for District 'C':Intersections at designated
pedestrian-oriented streets shall be designed as urban plazas for increased community activity.
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.
111.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':
30
ORDINANCE NO.5029
i.Sidewalk standards may be increased to create plaza areas for
public gathering places.
II.Urban plazas,intended as conununity gathering places,should
feature such elements as special paving textures and colors,pedestrian seating areas,landscape
features,retail kiosks,and other architectural features to create a unique character for each plaza.
H.GATEWAYS:
1.Intent:To establish Gateway areas,as indicated on "Gateways Location Map"in
the Comprehensive Plan.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 in Conn and
scale.
3.Minimum Standards for District 'C':
I.Developments located at district gateways shall be marked with
visually prominent features.
II.Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles.
Ill.Visual prominence shall be distinguished by two or more of the
following:
(aJ Public art
(b)Monuments
(c)Special landscape treatment
(dJ Open space/plaza
(eJ Identifying building fonn
31
ORDINANCE NO.5029
(f)Special paving,unique pedestrian scale lighting.or bollards
Prominent architectural features (trellis,arbor,pergola,or gazebo)
Signage,displaying neighborhood or district entry identification (commercial signs are not
allowed)
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 franchise retail architecture.
I.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 Standard for District 'A':All building facades shall include
modulation or articulation at intervals of no more than forty (40)feet.
b.Minimum Standard 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':
l.All building facades shall include modulation,articulation,defined
entrances,and display windows.
II.The building must have clear windows with visibility into and out
of the building.
111.Display windows shall be designed for frequent change of
merchandise rather than permanent displays.
32
ORDINANCE NO.5029
IV.The minimum amount offayade area devoted to windows shall be
thirty-five (35)percent,except in big-box retail.
Y.Windows shall be fully transparent,although screening may be
applied to provide shade and energy efficiency.The minimum amount of light transmittance
shall he fifty (50)percent.
VI.Reflective glass or film is prohibited.
VII.Where windows or storefronts occur,they must principally contain
clear glazing.
Vili.Tinted and dark glass,highly reflective (mirror-type)glass and film
are prohibited.
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.
11.Articulation,modulation,and their intervals should create a sense
of scale important to residential buildings.
Ill.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:
(a)Guidelines Applicable to District 'A':Building
modulations should be a minimum of two feet (2')in depth and four feet (4')in width.
33
j029ORDINANCENO._
(b)Guidelines Applicable to District 'B':
•Building modulations should be a minimum of two feet
(2')in depth.sixteen feet (16')in height,and eight feet (8')in width.
•Ahernative 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.
(c)Guidelines Applicable to District 'C':
•Although streetfront buildings along designated
pedestrian streets should strive to create a uniform street edge,building facades should generally
be modulated and/or articulated with architectwal elements to reduce the apparent size of new
buildings,break up long blank walls,add visual interest,and enhance the character of the
neighborhood.
•Style:Buildings should be urban in character.
•Materials:Building materials should be attractive,
durable and consistent with an urban project.Appropriate examples would include brick,
integrally colored concrete masonry,pre-finished metal,stone,steel,glass,and cast-in-place
concrete.
•Windows or storefronts:Wherever buildings face a
designated pedestrian-oriented street,at least fifty (50)percent ofthe linear frontage of the
ground floor f~e (as measured on a true elevation facing said street)should be comprised of
windows or storefronts.
34
ORDINANCE NO.5029
•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:
Facade features:Recess,Overhang,Canopy,Trellis,Portico,Porch,Clerestory.
DoolWay features:Transom windows,Glass windows flanking door,Large entry doors,
Omamentallighting,Lighted displays
Detail features:Decorative entry paving,Ornamental building name and address,Planted
containers,Street furniture (benches,etc)
•Building facades facing designated pedestrian-oriented
streets and all building entrances should visually and architecturally express ground-level
activities that contribute to the pedestrian environment.
•Building facades facing designated pedestrian-oriented
streets and all building entrances should provide visibility into buildings and from buildings out
to the sidewalks.
2.Ground-level Details:
Intent:To ensure that pedestrian environments and buildings on designated pedestrian-
oriented streets are visually interesting and reinforce the intended human-scale character of the
pedestrian envirorunent.To ensure that all sides of a building within near or distant public view
have visual interest.
a.Minimum Standards for All Districts:
I.Unless blank walls are required or unavoidable,blank walls shall
be avoided.A wall (including building fayades and retaining walls)are considered blank walls
if:
35
ORDINANCE NO.5029
(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
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 architectural detailing.
II.Where blank walls are required or unavoidable,blank walls shall
be treated with one or more of the following:
(a)Vegetation,including trees,shrubs,evergreen ground
cover,or vines adjacent to the blank wall.
(b)Trellis or other vine supports with evergreen climbing
vmes.
(c)Architectural detailing such as reveals,contrasting
materials,or other special detailing that meets the intent of this standard.
(d)Artwork,upon approval of the Director of Development
Services,such as bas relief sculpture,mural,or similar.
(e)Seating area with special paving and seasonal planting.
111.Treatment of blank walls shall be proportional to the wall.
IV.Articulation of buildings shall be provided with features such as
balcony,bay window, porch,patio,deck,or clearly defined entry.
v.Human-scaled elements shall be provided,such as a lighting
fixture,trellis,or other landscape feature.
VI.Architectural features shall be provided,such as indentations,
overhangs,projections,cornices,bays,canopies,or awnings.
36
ORDINANCE NO.5029
b.Minimum Standards for Districts 'A'and 'C':
I.Use of material variations such as colors,brick or metal banding or
patterns,or textural changes.
ii.Use of recessed building entries,plazas or courtyards,or seating
and planting areas.
c.Guidelines Applicable to Districts 'A'and 'C':
i.Buildings greater tban one hundred sixty (160)feet in length
should provide a variety ofteclmiques to reduce the apparent hulk and scale of the ~de or
provide an additional special design feature such as a clock tower,fountain.or public gathering
place to add visual interest.
ii.Artwork or building ornamentation (such as mosaics,murals,
grillwork,sculptures,has relie~etc.)should be used to provide ground-level detail.
d.Guideline 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 roofforms provide distinctive profiles and interest consistent with
an urban project and contribute to the visual continuity ofthe District.
a.Minimum Standards for Districts 'A'and 'C':
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
37
ORDINANCE NO.5029
(d)Pitched or sloped roofs
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.The color of roof mounted mechanical equipment shall match the
color of exposed portions of the Toofto minimize visual impacts when equipment is visible from
higher elevations.
a.Guidelines Applicable to District 'B':
I.Buildings containing predominantly residential uses should have
pitched roofs with a minimum slope of I :4.Such roofs should have dormers or intersecting roof
[onus that break up the massiveness of a continuous,uninterrupted sloping roof.
ll.Roof colors should be dark.
b.Guideline Applicable to District 'C':Building roof lines should be varied
by emphasizing prominent cornice or fascia,or be broken or articulated to add visual interest to
the building.
3.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.
a.Minimum Standards for all Districts:
I.All building exterior finishes should add visual interest and detail.
II.Materials,individually or in combination,shall have an attractive
texture,pattern,or quality of detailing for all visible fa~ades.
38
ORDINANCE NO.5029
111.Materials shall be durable,high quality,and reasonably
maintained.
b.Guidelines Applicable to all Districts:
I.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.
II.Concrete block walls should be enhanced with integral color,
textured blocks and colored mortar,decorative bond pattern andlor incorporate other masoruy
materials.
Ill.Stucco and similar troweled finishes should be used in
combination with other more highly textured finishes or accents.
J.SIGNAGE
Intent:To provide a means of identifying and advertising businesses;providing
directional assistance;and creating 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.No pole signs shall be allowed in the District.
d.No roof signs shall be allowed in the District.
e.In mixed-use and multi-use buildings,signage shall be coordinated with
the overall building design.
f.Free-standing ground-related monument signs shall be limited to five (5)
feet,including support structure.
39
ORDINANCE NO.5029
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.
c."Blade"type signs,proportional to the building fayade on which they are
mounted,may be used on pedestrian-oriented streets.
K.LIGHTING
Intent:To ensure safety and security throughout the District.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 District at all times
of the day and night.
1.Minimum Standards for District 'C':
a.Lighting shall confonn to on-site exterior lighting regulations located in
RMC 4-4-075.
b.Lighting shall be provided on site to increase security,but shall be
designed so as not to intrude 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 at
pedestrian-oriented plazas and open 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.
40
ORDINANCE NO.5029
b.May include additional lighting to provide interest in the pedestrian
environment,including 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 ..
SECTION III.There is hereby declared an emergency and this ordinance shall
take effect December 1,2003.
PASSED BY THE CITY COUNCIL this 24th day of November ,2003.
Bonnie 1.Walton,City Clerk
APPROVED BY THE MAYOR this 24th day of--=.N=o'-"v..=e=ffi=b..=e.=..r ,2003.
~~3-w~,
Lawrence J.Warren,City Attorney
Date of Publication:11/28/2003 (summary)
ORD.1083:11119103:ma
41