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Home My WebLink AboutLUA-04-112CITY OF RENTON PLANNING / BUILDING / PUBLIC WORKS MEMORANDUM Date: December 17, 2004 To: City Clerk's Office From: Stacy M. Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Urban Center Design Overlay Regulations Amendments 2004 LUA (file) Number: LUA-04-112, ECF Cross-References: AKA's: Project Manager: Elizabeth Higgins Acceptance Date: September 21, 2004 Applicant: City of Renton -EDNSP Owner: City of Renton Contact: Elizabeth Higgins PID Number: N/A ERC Decision Date: October 5, 2004 ERC Appeal Date: October 25, 2004 Administrative Approval: Appeal Period Ends: Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: Urban Center Design Overlay Regulations have been revised to include additional design elements. The text of the Regulations has been revised and reorganized. The standards and guidelines apply to the area of Renton deSignated as Urban Center -North and Urban Center -Downtown (Downtown Core and South Renton). Location: City-wide Comments: Date: To: From: CITY OF RENTON MEMORANDUM October 27, 2004 Elizabeth Higgins, EDNSP Environmental Review Committee Subject: Urban Center Design Overlay Regulations Amendments 2004 LUA04-112, ECF This is to inform you that the appeal period has ended for the Environmental Review Committee's (ERC) Determination of Non-Significance for the above-referenced project. No appeals were filed on the ERC determination. This decision is final and the applicant must comply with all Conditions of Approval. STATE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PUBLICATION PUBLIC NOTICE Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising Representative of the King County J onrnal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on Monday, 10/11104 The full amount of the fee charged for said foregoing publication is the sum of $110.63 at the rate of $15.50 per inch for the first publication and NIA per inch for each..subsequent insertion. Lily Nguyen Legal Advertising Representative, King County Journal Subscribed and sworn to me this 11th day of October, 2004. \\\\\\\ 1111/ 1/1111 ", olEA II/ Tom A. Meagher ~" ~. ~~\ ..... !3Jy~//~ Notary Public for the State of Washington, Residing in Redmond, Wash@"oto&.. •• :~~\Qn €;~~'" '9 ~ , ...... ~-:.'~" ~,. . .,. Ad Number: 847186 P.O. Number: .. ~ "/l \ ARY $","" ~ Cost of publishing this notice includes an affidavit surcharge. ~ {O ~~. _ } Z § ~ \ Pu 8' \V : ,0 :::: '-cP·. \.10 •• ,.....",.::::-~ ~ -.. oa~ •• • C!1 ~ ~ '1 ... • •• ~AY 2.1 •• J.."~ ~~ ~'IS-........ ,'~' ~' "//II/. OF W p..CO \\\~ 111/11/ III \1\\\\\' NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON,WASEITNGTON The Environmental Review Committee has issued a Determination of Non-Significance for the fQIlowin6 project under the authority of the Renton Munidpal Code. Urban Center Design Overlay Regulations, Revised LUA04-112, ECF Location: City of Renton Urban Center. 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 addi- tional "intent statements," the addition of design categories, and regorganization of the regulations. Appeals of the environmental determination must be filed in writ- ing on or before 5:00 PM on October 25, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton City Council in the Council Chambers, City Hall, on October 25,2004 at 7:30 PM to con- sider the Revisions to the Urban Center Design Regulations. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the King County Journal October 11, 2004. #847186 l,I;'. ENVIRONMENTAL DET~.RMINATION IISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONIII'IENTAL ACTION PROJEC'T NAME: Urban Center Design Overtay RegulaUons, Revised PROJEc:-T NUMBER: LUA04-112, ECF LOCATION: City of Renton Urban Center DESCRIPTION: In order for Renton's Urban Center Design Overlay Reg ... latlons, adopted In 1999 and revised itn 2003, to become more effective, revisions are required to make then'1l applicable to all uses In the Urban Center. Wider application of the regulations requires cartaln other revlslon::s to the zoning text, Including addltlon.ctl -Intent statements, -the addition of design categories, and regorganlzatl,an of the regulations. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) 'J-iAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRON IVIENT. Appeals of the environmental determination must be flied In writing on or before 5:00 PM on October 25, 2004. Appeals m\,;llst be flied In writing together with the required $75,00 application fee vrith: Hearing Examiner, City of Renton, 10S5 South Grady Way, Renton, WA 98055. Appeals to the examiner are governed by City of Renton Municipal c::::.ode Section 4-8-110.8. Additional Information regarding the appeal process may be obtained from the Reirton City Clerk'. 0ffI .... (425) 430-6510. A PUBLIC::: HEARING WILL BE HELD BY THE RENTON CITY COUNCIL IN THE COUNCIL CHAMBERS, CITY HALL, ON OCTOBER 25,2004 AT 7:30 PM TO CONS,IDER THE REVISIONS TO THE URBAN CENTER DESIGN REGULATIONS. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. INTERESTED PARTIES ARE INVITED TO ATTEND THE PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF R.ENTON, DEVELOPMENT SERVICES DIVISION AT (425) 43()'7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION F'1~"se Include·~he'"rojecl NUMBER when calling for proper . file Identification. CERTIFICATION """""'" ........ " .. I~JI "" __ .... :\,.."' I" '''1.... ", .-~ _ ....... :Vf0~. ,,' .:-~~ •• :i..\SSION ~-•. -~ " i ~ ... ~~. '-I-;".'~ ~. ; /8 ~OTA~L~\"'f\~. ,,_ r rn. ~ ~ : -• ...ta m: :: ~ (/):. ,oUaL\c : : I.., A • -~ ... . '-Yo •• :-.. .. . I, ~-•• !i'.29-01 ...-~O.: I, .~-" ~ y , herebx.,.certify that 3 copies of tR~.,?;-WAS~\~~----· ab~ent were posted bY' :e in ~ conspicuous places on or nearby "\,,, .. ,,,, ............. the described property on .....J:\O:!04-JJ!..!IU~O!...~~ ______ -=-______ _ L-f?7~Jh~~ ~~ /~~Signed:~~~ ATTEST:~b~~~rn bewr~;: ~y pub~ i and. for th washingtonreS:'iding~p't4t'M , on the d:(Of day of_-A~~"--'~~'--__ MARILYN KA.'.MCHEFF MY APPOINTMENT EXPIRF~ ~_'l""~ I ENVIRONMENTAL DETERMINATION ISSUANCE OF ~ DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Urban Center Design Overlay Regulations, Revised PROJECT NUMBER: LUA()4-112, ECF LOCATION: City of Renton Urban Center DESCRIPTION: 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 regorganlzatlon of the regulations. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERG) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 25, 2004. Appeals must be filed In writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way,: Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) ~o-6510. A PUBLIC HEARING W CHAMBERS, CITY HALL, THE URBAN CENTER D APPEALED, THE APPEAL PARTIES ARE INVITED TO I i BE HELD BY THE RENTON CITY COUNCIL IN THE COUNCIL . OCTOBER 25,2004 AT 7:30 PM TO CONSIDER THE REVISIONS TO , REGULATIONS. IF THE ENVIRONMENTAL DETERMINATION IS BE HEARD AS PART OF THIS PUBLIC HEARING. INTERESTED THE PUBLIC HEARING. ' .~ FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT ,SERVICES DIVISION AT (425) 430-7200. . DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION -i.: '/ Agencies See Attached (Signature of Se'nder): ~ ~ ;7 STATE OF WASHINGTON ) COUNTY OF KING ) SS ) ................. ,"\\, .:---.... ~\. ~~ .. ~,;;." " I .: ~~ .. ·;i.\SS'oiV···.~~II, : .. ~ ~ .. -~~ : :'cJ l'lOV ~ .•• ':.n ~ :: ,.,~J... .,,~ -n ~ I certify that I know or have satisfactory evidence that Stacy Tucker ~ ~ ~ ,1:);.-~ J i signed this instrument and acknowledged it to be his/her/their free and volunta~o~ y?r 'fIM'?Jse~~ncf purposes mentioned in the instrument. I,,; o";;.:?'!.:9.1 ... ··~O _: I . ..... "'I WASH\~0 ...... _ ... - Dated: II 2-'11 Dr "l\"""" ............ ' ashington Notary (Print): __ -f:i;.f~,AffR;it'l'l'i:,i~:H1 Ki\~lv'h~e~NcrF::Ff;:----------------- My appOintment expires: i'ilYAPPOINTMENTEX.PiBES&29-01 Urban Center Design Overlay Regulations -Revised LUA04-112, ECF template -affidavit of service by mailing Dept. of Ecology· Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region· Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers· Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor· Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold· Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology . 3190 160th Ave SE Attn. SEPA Reviewer Bellevue, WA 98008 39015 -172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office· Muckleshoot Cultural Resources Program 4717 W Marginal Way SW . Seattle, WA 98106-1514 Attn: Ms Melissa Calvert 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division· Office of Archaeology & Historic Environmental Planning Supervisor Preservation· Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, W A 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, W A 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application .• Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing -.. __ ._----- -~.-.--..-:~--. ----.---.- Kathy Keolker-Wheeler, Mayor ------CTTY-)F-RENTON PlanningIBuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator October 7, 2004 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on October 5, 2004: . DETERMINATION OF NON-SIGNIFICANCE-MITIGATED PROJECT NAME: PROJECT NUMBER: Urban Center Design Overlay Regulations -Revised LUA04-112, ECF LOCATION: City of Renton Urban Center DESCRIPTION: 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 regorganizationof the regulations. - Appeals of the environmental determination must be filed in writing on or before 5:00 PM October 25, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner -----aregoverned-by-Gity of Renton Municipal-Gode Section-4-8--H O,B;--Additional information· regarding-the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-6576 For the Environmental Review Committee, 1¥h.WL~ Elizabeth Higgins Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation ~ --fE=nilNrclo=sut1l'lrel'!--~--------'-------------R E N T· -0 N 1055 South Grady Way -Renton, Washington 98055 * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE To: From: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief Jennifer Henning, Development Planning Renton Boeing Facility 1989 to 1990 Expansion -Addendum (Henning) LUA89-031, ECF The Applicant is proposing to install a package diesel-electric generator set on a concrete foundation on the west side of the Boeing 4-89 building. The purpose of this is to provide emergency electric power to the 4-89 building boiler house during an electrical supply outage. The generator would have the appearance of a rectangular box, having dimension of 165 inches x 47 inches x 85 inches. The stack would be 6 inches higher than the other portions of the generator. Diesel fuel would be supplied via a 10D-gallon day tank, adjacent to the generator. The addition of this generator requires a permit from the Puget Sound Quality Air Agency. Issuance of this permit is reliant upon successful completion of the SEPA Addenda process. Urban Center Design Overlay Regulations Amendments 2004 (Higgins) LUA04-112, ECF Urban Center Design Overlay Regulations have been revised to include additional design elements. The text of the Regulations has been revised and reorganized. The standards and guidelines apply to the area of Renton designated as Urban Center -North and Urban Center -Downtown (Downtown Core and South Renton). cc: K. Kooiker-Wheeler, Mayor J. Covington, Chief Administrative Officer A. Pietsch, EDNSP Administrator ® B. Wolters, EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council S. Meyer, P/B/PW Transportation Systems Director R. lind, Economic Development L. Warren, City Attorney ® STAFF REPORT City of Renton Department of Economic Development, Neighborhoods and Strategic Planning ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERe MEETING DATE: October 5,2004 Project Name: Urban Center Design Overlay Regulations, Revised Project Number: LUA 04-112 Project Manager: Elizabe~h Higgins, Senior Planner Project Description: 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 state ments," the addition of design categories, and reorganization of the regulations. Project Location: City of Renton Urban Center Exist. Bldg. Area gsf: N/A -Site Area: N/A _____ -::J H:IEDNSPIComp PianIAmendmentsl2004IDesign Guidelines (2004)lDesigll GuidelineslSEPAIERC staff report.do.L City of Renton EDNSP Department Envir ~ntal Review Committee Staff Report CITY OF RENTON URBAN CENTER DES1 .... {OVERLA Y REGULATIONS, REVISED LUA04-112, ECF REPORT AND DECISION OF OCTOBER 5, 2004 Page 2 of4 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON·SIGNIFICANCE X Issue DNS with 14 day Appeal Period. C. MITIGATION MEASURES DETERMINATION OF NON· SIGNIFICANCE· MITIGATED. Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. This is a "non-project" action and, as such, no mitigation is required. Each project subsequently proposed will be required to provide appropriate mitigation measures D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth/Geology Impacts: Revisions to the Urban Center Design Overlay Regulations do not alter the existing adopted regulations pertaining to earth sciences. Mitigation Measures: None required Nexus: N/A 2. Air Impacts: Revisions to the Urban Center Design Overlay Regulations do not alter the existing adopted regulations pertaining to air quality. Mitigation Measures: None required Nexus: N/A -, City of Renton EDNSP Department En vir ~ntal Review Committee Staff Report CITY OF RENTON URBANCENTERDES1 ... ~ OVERLAY REGULATIONS, REVISED LUA04-112, E·CF REPORT AND DECISION OF OCTOBER 5, 2004 Page 3 0,4 3. Surface Water/Ground Water Impacts: Revisions to the Urban Center Design Overlay Regulations do not alter the existing adopted regulations pertaining to surface water or ground water. Mitigation Measures: None required Nexus: N/A 4. Stormwater Impacts: Revisions to the Urban Center Design Overlay Regulations do not alter the existi II1g adopted regulations pertaining stormwater runoff or control. Mitigation Measures: None required Nexus: N/A 5. Vegetation Impacts: The proposed requirements of the Urban Center Design Overlay Regulations as they pertain to landscaping will result in a higher standard of vegetation maintenance and managenlent than exists with the existing standards. Mitigation Measures: None required Nexus: N/A 6. Transportation Impacts: The proposed requirements of the Urban Center Design Overlay Regulations as they pertain to street design and pedestrian orientation will result in a higher standard of transporta. tion management than exists with the existing standards. Mitigation Measures: None required Nexus: N/A 7. Fire Protection Impacts: No level of service changes are identified. There are no changes proposed in standards that would alter delivery of fire protection services. Mitigation Measures: None required Nexus: N/A City of Renton EDNSP Department Envir mtal Review Committee Staff Report CITY OF RENTON URBAN CENTER DES1\1.1 o VERLA Y REGULATIONS, REVISED LUA04-112, ECF REPORT AND DECISION OF OCTOBER 5, 2004 Page 4 oJ4 8. Parks and Recreation Impacts: Adoption of the Revised Urban Center Design Overlay Regulations will result in additional open space for passive recreation in the Urban Center. These spaces, although accessible to the public, will be located on private property and maintained by the property owner or tenant. Mitigation Measures: None required Nexus: N/A 9. Land Use Impacts: The Revised Urban Center Design Overlay Regulations do not affect land use except in the nature of site planning. Mitigation Measures: None required Nexus: N/A E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM October 25, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE APPLICATION NUMBER: LUA04-112, ECF APPLICANT: City of Renton PROJECT NAME: Urban Center Design Overlay Regulations -Revised DESCRIPTION OF PROPOSAL: In order for Rente> n's Urban Center Design Overlay Regulations, adopoted in 1999 and revised in 2003, to become more effective, revisions are require d to make them applicable to all uses in the Urban Center. Wider appl ication of the regulations requires certain other revisions to the zoning text, including additional "intent statements," the addition of design ca1:egories, and reorganization of the regulations. LOCATION OF PROPOSAL: LEAD AGENCY: City of Renton Urban Center City of Renton Department of Plann ing/Building/Public Works Development Planning Section This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14-) days. Appeals of the environmental determination must be filed in writing on or before 5:00 PM October 25, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Dennis Culp, Administrator Community Services Department .~ Renton Fire Department October 11, 2004 October 5, 2004 DATE DAlE ..;,.+ . City of h. on Department of Planning / Building / Public horks ,ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 2004 APPLICATION NO: . LUA04-11 APPLICANT: Amendments 2004 SITE AREA: N1A LOCATION: Urban Center SUMMARY OF PROPOSAL: Urban Center Design Overlay Regulations have been The text of the Regulations has been revised and reorganized. The standards and as Urban Center -North and Urban Center -Downtown (Downtown Core and A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air '. Water Plants X ~ Land/Shoreline Use '- ., Animals Environmental Health Energy/ Natural Resources Of~.30'O.C, C. CODE-RELATED COMMENTS --........ - We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional inforrnatio is needed to property assess this proposal. Date City of Remon Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 0CA.r\ ~ ~ COMMENTS DUE: OCTOBER 4, 2004 APPLICATION NO: LUA04-112, ECF DATE CIRCULATED: SEPTEMBER 20, 2004 APPLICANT: Ci~ of Renton -EDNSP PROJECT MANAGER: Elizabeth Higgins PROJECT TITLE: Design Overlay Amendments 2004 PLAN REVIEW: 2YJn SITE AREA: NlA BUILDING AREA (gross): N/A LOCATION: Urban Center WORK ORDER NO: 77315 SUMMARY OF PROPOSAL: Urban Center Design Overlay Regulations have been revised to include additional design elements. The text of the Regulations has been revised and reorganized. The standards and guidelines apply to the area of Renton designated as Urban Center -North and Urban Center -Downtown (Downtown Core and South Renton). A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeNices Energy/ HistoridCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or """'" whe", 8ddi."""t;n~tion ;5 needed to properly ass.", !his proposal. to I I I Date] t{(i City of Renron Department of Planning / BLiilding / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~-re... COMMENTS DUE: OCTPSEa4,-:;2004 .. ...... " I"c:::) ,--.,. I :~l "\ ~ II" .~ II \\1/ l£. . \ r"'\1 \ I APPLICATION NO: LUA04-112, ECF DATE CIRCULATED: SE T§vTB :::. 20;D2d6'4 U v APPLICANT: City of Renton -EDNSP PROJECT MANAGER: Eli~~b~M Higgins 1\ ·11 PROJECT TITLE: Desion Overlay Amendments 2004 PLAN REVIEW: ; \ I t\ \ ! I ·1 SEP 20 2004 iL:V I SITE AREA: N1A BUILDING AREA (gross): f\ fA 1 -~ LOCATION: Urban Center WORK ORDER NO: 7731~ CITY OF REtHOfl t=lKr. ~)~-D .. \nl:·.l~~JT . . SUMMARY OF PROPOSAL: Urban Center DeSign Overlay Regulations have been revised to Include additional deSign elements . The text of the Regulations has been revised and reorganized. The standards and guidelines apply to the area of Renton designated as Urban Center -North and Urban Center -Downtown (Downtown Core and South Renton). A. ENVIRONMENTAL IMP ACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impac:1s Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14.000 Feet B. POLiCY-RELATEDCONMEN~;(/ / C. CODE-RELATED COMMENTS iJd ~~ , }Yl~'fl1ls with particular attention to those areas in which we have expertise and have identi . d areas of probable impact or needed to property assess this proposal. Date City of Re ... Jn Department of Planning / Building / Public hv.KS ENVIRONMEIVTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMEN"TS DUE: OCTOBER 4,2004 APPLICATION NO: LUA04-112, ECF DATE CIRCULATED: SEPTEMBER 20,2004 APPLICANT: Cit of Renton -EDNSP PROJECT MANAGER: PROJECT TITLE: PLAN REVIEW: SITE AREA: N/A BUILDING;, AREA LOCATION: Urban Center WORK ORDER NO: 77315 SUMMARY OF PROPOSA.L: Urban Center Design Overlay Regulations have been revised to include additional design elements. The text of the Regulations has been revised and reorganized. The standards and guidelines apply to the area of ~tCIDI~i9JII~t@lt)N as Urban Center -North and Urban Center -Downtown (Downtown Core and South Renton). A. ENVIRONMENTAL f JVlPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information EnvironT71ent Minor Major Information I~pacts Impacts Necessary Impacts Impacts Necessary Earth Housinq Air Aesthetics Water LightiGla re Plants Recreaticm Land/Shoreline Use Utilffies Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLlCY·RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where itional information is needed t ra ertyassess this proposal. Sign Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMEI\IT: 5 COMMENTS DUE: OCTOBER 4, 2004 APPLICATION NO: LUA04-112, ECF DATE CIRCULATED: SEPTEMBER 20,2004 APPLICANT: Cit of Rent<>n -EDNSP ins PROJECT TITLE: PLAN REVIEW: CITY OF RENTON 1"'11"' -R"r-~ 1'''''''''''IiV~L=-' SITE AREA: NlA BUILDING AREA LOCATION: Urban Center WORK ORDER NC>: 77315 SUMMARY OF PROPOSA..L: Urban Center Design Overlay Regulations have been revised to include additional @siQrrnJ¢t1il@tslSION The text of the Regulations has been revised and reorganized. The standards and guidelines apply to the area of Renton designated as Urban Center -North and Urban Center -Downtown (Downtown Core and South REnton). A. ENVIRONMENTAL IIIAPACT (e.g. Non-Code) COMMENTS Element of the Prc:mable Probable More Element of the Probable Probable More Environment MT.I1or Major Information Irrrpacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water LiahtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energyl Historic/Cultural Natural Resources Preservation Airport Environmer;, t 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have .expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Date' I City of Ren'lJn Department of Planning / Building / Public ltV ... ,,5 ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET COMMENTS DUE: OCTOBER 4, 2004 APPLICATION NO: LUA04-112. ECF DATE CIRCULATED: SEPTEMBER 20, 2004 APPLICANT: Cit of Renton -EDNSP PROJECT MANAGER: PROJECT TITLE: PLAN REVIEW: SITE AREA: N/A BUILDING AREA ross: N/A 20 2004 LOCATION: Urban Center I WORK ORDER NO: 77315 RIIiI DING DIVISION SUMMARY OF PROPOSAL: Urban Center Design Overlay Regulations have been revised to include additional design elements. The text of the Regulations has been revised and reorganized. The standards and guidelines apply to the area of Renton designated as Urban Center -North and Urban Center -Downtown (Downtown Core and South Renton). A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional' ormation is needed to properly assess this proposal. Date '/ DATE: SE!ptember 21, 2004 LAND USE NUMBER: LUA04-112, ECF PROJECT NAME: ~:rban Center Design Overlay Regulations Amendments 2004 PROJECT DESCRIPTION: ~ rban Center Design Overtay Regulations have been revised to Include additional design elements. The text CJof the Regulations has been revised and reorganized. The standards and guidelines appty to the area of Rentcon designated 88 Urban Center • North and Urban center • Downtown (Downtown Core and South Renton). PROJECT LOCATION: PERMIT APPUCATION DATE: NOTICE OF COMPLETE APPLICATIOlllo: Urban Center September 17 I 2004 September 20. 2004 APPLICANTIPROJECT CONTACT PERSON: Elizabeth Higgins, Senior Planner, EDNSP Department Permlts/Revlew Requested: Environmental (SEPA) Review, City Council Adoption of Ordinance & Modlflcatfon of Renton Municipal Code Other Permits which may be required: N/A Requested Studies: NlA Location where application may be reviewed: Plannlng/BulldlngIPublic Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 PUBUC HEARING: Public hearing scheduled for October 25, 2004 before the City Council in Renton Council Chambers on the 7th floor of the new Renton City Hall located at 1055 SOuth Grady Way. Comments on the above application must be submitted In writing to Elizabeth Higgins, Senior Planner, EONSP Department. 1055 South GradyWay, R,enton, WA 98055, by 5:00 PM on October 4,2004. This matter is also scheduled for a public hearing on October 25. 2D04, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you have questions about th!is proposal, or wiSh to be made a party of record and receive additlonallnfonnation by mai~ please contact the project mar.:aager. Anyone who submits written comments will automatically become a party of record and will be notified of any decisbn on this project. CONTACT PERSON: Elizabeth Higgins, Tel: (425) 43()-6576 Email: ehlgglnsOcl.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALUNG FOR PROPER FILE IDENllFICATlON If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City 01 Rencton, Development Planning, 1055 SO. Grady Way, Renton, WA 96055. File NoJName: LUA04-112, ECF , Urban Center Design Ove~ay Regulations Amendments 2004 NAME: ____________________________________________ __ ADDRESS: ____________________________________________ ___ TELEPHONE NO.: _____________ ___ CERTIFICATION L lI."'" ''''-''l '\1. \ ........ :~\LYN k~"'1 --_\.'('J': -••••• :....,4,. I" f ~: .. ~~\SSfO,1;· ••• ~\ i :'CP ~O7: ~ ... ~ ~ --:: -4-9 ~~ -n ~ :; (J) : -.. ).. .,,: -n ~ ~ "'"': '<>& ..... [J] : ~ ~ 7, \ CUe .: ; " ..... "" ''-I ~ ·'V") .''-"t. o,:··:.?-07 .. ····o~.i ., .... -...... ~ - (J ::> (1 1\ !o/ASH\NG ....... -._1/ J /' ~ l'.,. .... I,cree()(t?(t:L~ , hereby certify that copies of the \..,."""",,,,,,, above document were posted by me in 3. conspicuous places on or nearby the described property on sept ;>\ 1 d-oD't _ 1 Signed~~~ A TT~ST: Subs~r~be~wom lJefore me, a Notary Public, in andfOrthe ~e of Washmgtonresldm~ ,onthe 1* dayof _____ - MARILYN KAMCHEFF MY APPOINTMENT EXPIRE~ /i.?Q-07 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) DATE: September 21, 2004 LAND USE NUMBER: LUA04-112, ECF PROJECT NAME: Urban Center Design Overlay Regulations Amendments 2004 PROJECT DESCRIPTION: Urban Center Design Overlay Regulations have been revised to in(:lude additional design elements. The text of the Regulations has been revised and reorganized. The standards and guidelines apply to the area of Renton designated as Urban Center -North and Urban Center -Downtown (Downtown Core and South Renton). PROJECT LOCATION: PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: Urban Center September 17, 2004 September 20,2004 APPLICANT/PROJECT CONTACT PERSON: Elizabeth Higgins, Senior Planner, EDNSP Department Permits/Review Requested: Environmental (SEPA) Review, City Council Adoption of Ordinance & Modification of Renton Municipal Code Other Permits which may be required: NlA Requested Studies: NlA Location where application may be reviewed: PlanninglBulidinglPublicWorks Department, Development Services Division, Sixth Floor Renton City Hali, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: Public hearing scheduled for October 25, 2004 before the City Council in Renton Council Chambers on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, EDNSP Department, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on October 4,2004. This matter is al~o scheduled for a public hearing on October 25,2004, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Elizabeth Higgins, Tel: (425) 430-6576 Email: ehiggins@ci.renton.wa.us I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File No.lName: LUA04-112. ECF / Urban Center Design Overlay Regulations Amendments 2004 NAME: __________________________________________________ _ ADDRESS: ______________________________________________ _ TELEPHONE NO.: ________________ _ Date: To: From: CITY OF RENTON MEMORANDUM September 20,2004 File Jennifer Henning, Planning/Building/Public Works Department Subject: Urban Center Design Overlay Regulations Amendments 2004 LUA04-112, ECF The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on October 5,2004. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me, at 430-7286 if you have any questions. ~ City of Renton LAND USE PERMIT PROPERTY OWNER(S) CITY OF RENTON NAME: ECON0I4I C DEVELOP~1ENT, NE I GHBORHOODS , 1I~ln C'TOIITC'f'Tf" 01 IItJ"IT'·If' r\!:,nll.DT~.·C'MT , .. ,~ ~-,.. ,- ADDRESS: H>55_S0UTH GRADY WAY CITY: RENTON, ~-JASHI NGTON ZIP: 98055~ :rELE~HONE NUMB~R: 425-430-6576 (E. HIGGINS . APPLICANT (if other'than owner) NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: ELIZABETH HIGGINS, SENIOR PLANNER EDNSP COMPANY (if applicable): CITY OF RENTON ADDRESS: SAME AS ABOVE CITY: ZIP: TELEPHONE NUMBER AND E-MAIL ADDRESS: 425-430-6576 ehiggins@c,i.renton.VJa.us:': ~. ./ J Q:\WEB\PW\DEYSERV\Forms\Planning\masterapp,doc08I29/03 PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: URBAN CENTER DESIGN OVERLAY REGULATIONS, REVISED .. PROJECT/ADDRESS(S)lLOCATION AND ZIP CODE: DmJNTmnf: RENTON, SOUTH RENTON SUBAREA, AND PORTIONS OF NORTH RENTON (SOUTH LAKE ~~ASHINGTON REDEVELOP~1ENT AREA) '. ~ KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): N/A EXISTING LAND USE(S): SEE ATTACHMENT " PROPOSED LAND USE(S): SEE ATTACHMENT ." .. EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: WRBAN CENTER PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION , '(if applicable): SAME , EXISTING ZONING:UC-Nl, UC-N2, CD, RM-U, RN-T PROPOSED ZONING (if applicable): SANE SITE AREA (in square feet): N/A .. SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): N/A PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): N/A NUMBER OF PROPOSED LOTS (if applicable): N/A NUMBER OF NEW DWELLING UNITS (if applicable): N/ A , I ECT INFORMATION (coni Jed) NUMBER OF EXISTING DWELLING UNITS (if applicable): A SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS [If applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN [If applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS [If applicable): N/ A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN [If applicable): N/ A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N/ A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT [If applicable): N A PROJECT VALUE: N/ A IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE [If applicable): N/ A [J AQUIFER PROTECTION AREA ONE [J AQUIFER PROTECTION AREA TWO [J FLOOD HAZARD AREA [J GEOLOGIC HAZARD [J HABITAT CONSERVATION [J SHORELINE STREAMS AND LAKES [J WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following infonnation included) SITUATE IN THE QUARTER OF SECTION -' TOWNSHIP -' RANGE-, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Namels) , declare that I am (please check one) _ the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of OwnerlRepresentative) (Signature of OwnerlRepresentative) Q:\WEB\PW\DEVSERWonns\Planning\masterapp.doc08I29/03 I certify that I know or have satisfactory evidence that ---".,........,.....".-_..,....-,..........,._~~ Signed this instrument and acknowledged it to be hislherltheir free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) ___________ _ My appointmentexpires:, ________ _ PROJECT NARRATIVE Revisions to Renton Municipal Code Title IV, Chapter 3, Section 100, "Urban Center Design Overlay Regulations" When originally adopted in 1999, the Urban Centers Overlay Design Guidelines, applied only to residential uses ("attached housing") in Renton's downtown center. In 2003 ~ the Guidelines were revised to include all attached residential development, commercial/residential mixed-use, and retail development in the Urban Center. The Urban Center has been recognized as such by the Puget Sound Regional Council, and meets the King County Countywide Planning Policies for Urban Centers. 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 current revision expands the Guidelines so that they are applicable to all development 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 The Urban Center Design Overlay Regulations (" Design Guidelines") are intended to provide standards for new projects, or substantial redevelopment of existing projects, in the-Urban Center _ 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 <>f the design element will be met by the proposed project. The G'llidelines 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. The Design Guidelines are intended to provide developers and property owners with the necessary information to ensure their projects are welco:Illed by the community, while still meeting the expedited project review and approval goals <)fthe City. 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 Urban Center Design Overla~ District Map ~y-~ Eoonomic Developma1~ Neighborhoods and Slra!cgic Planning (~Im"IAlcxPictscl1,~..... ---OtyLimits .J> ~ ~ G. Del R",ano "~ BOcIcborDlJ DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problerTls, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to ""hich you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questiolns may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEEr FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "propErty or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. H:IEONSPIComp Plan\Amendments\20Q410esign Guidelines (2004)IOesign GuidelineslSEPAIEC (Design Guidelines).doc09/17104 A. BACKGROUND 1. Name of proposed project, if applicable: Urban Center Design Overlay Regulations, Revised 2. Name of applicant: City of Renton 3. Address and phone number of applicant and contact person: 1055 South Grady Way; Renton, WA 98055; Contact: Elizabeth Higgins, Senior Planner 4. Date checklist prepared: September 16, 2004 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): N/A 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. N/A 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. City of Renton Comprehensive Plan Final EIS (Feb 1993); City of Renton Comprehensive Plan Supplemental EIS (Feb 1995); Boeing Renton Comprehensive Plan Amendment EIS (Oct 2003) 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. N/A 10. List any governmental approvals or permits that will be needed for your proposal, if known. N/A 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. See attachment 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. City of Renton Urban Center. H:\EONSP\Comp Plan\Amendments\2004\Oesign Guidelines (2004)\Oesign Guidelines\SEPA\EC (Oesign Guidelines).doc 2 B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other ______ _ N/A b. What is the steepest slope on the site (approximate percent slope?) N/A c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. N/A d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. N/A e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. N/A f. . Could erosion occur as a result of clearing, construction, or use? If so, generally describe. N/A g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? N/A h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: N/A 2. AIR a. What types of emissions to the air would result from the proposal (Le., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. N/A H:\EDNSP\Comp Plan\Amendments\2004\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 3 b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. N/A c. Proposed measures to reduce or control emissions or other impacts to air, if any: N/A 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. N/A 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. N/A 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. N/A 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. N/A 5) Does the proposal lie within a 1 ~O-year flood plain? If so, note location on the site plan. N/A 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. N/A b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. N/A 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the H:\EDNSP\Comp Plan\Amendments\2004\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 4 system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. N/A c. Water Runoff (including storm water): 1) Describe the source of runoff (including stprm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. N/A 2) Could waste material enter ground or surface waters? If so, generally describe. N/A d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: N/A 4. PLANTS a. Check or circle types of vegetation found on the site: N/A __ . deciduous tree: alder, maple, aspen, other __ evergreen tree: fir, cedar, pine, other shrubs __ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? N/A c. List threatened or endangered species known to be on or near the site. N/A d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: N/A 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: N/A Birds: hawk, heron, eagle, songbirds, other ________ _ Mammals: deer, bear, elk, beaver, other -:--________ _ Fish: bass, salmon, trout, herring, shellfish, other __ ..,--___ _ H:\EDNSP\Comp Plan\Amendments\2004\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 5 b. List any threatened or endangered species known to be on or near the site. N/A c. Is the site part of a migration route? If so, explain N/A d. Proposed measures to preserve or enhance wildlife, if any: N/A 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. N/A b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. N/A c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: N/A 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. N/A 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? N/A H:\EDNSP\Comp Plan\Amendments\2004\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 6 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. N/A 3) Proposed measures to reduce or control noise impacts, if any: Airport Compatible Land Use policies have been amended within the Land Use Element of the Comprehensive Plan. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? See attachment b. Has the site been used for agriculture? If so, describe. N/A c. Describe any structures on the site. N/A d. Will any structures be demolished? If so, what? N/A e. What is the current zoning classification of the site? See attachment f. What is the current comprehensive plan designation of the site? See attachment g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. N/A i. Approximately how many people would reside or work in the completed project? N/A j. Approximately how many people would the completed project displace? N/A k. Proposed measures to avoid or reduce displacement impacts, if any: H:\EDNSP\Comp Plan\Amendments\2004\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 7 N/A I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: N/A 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. N/A b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A c. Proposed measures to reduce or control housing impacts, if any: N/A 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. N/A b. What views in the immediate vicinity would be altered or obstructed? N/A c. Proposed measures to reduce or control aesthetic impacts, if any: The purpose of the proposed revisions to the Urban Center Design Overlay Guidelines is to reduce and control aesthetic impacts in the Urban Center. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? N/A b. Could light or glare from the finished project be a safety hazard or interfere with views? N/A c. What existing off-site sources of light or glare may affect your proposal? N/A H:\EDNSP\Comp Plan\Amendments\2004\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 8 d. Proposed measures to reduce or control light and frown impacts, if any: N/A 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? N/A b. Would the proposed project displace any existing recreational uses? If so, describe. N/A c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: N/A 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. N/A b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. N/A c. Proposed measures to reduce or control impacts, if any: N/A 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. N/A b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? N/A c. How many parking spaces would the completed project have? How many would the project eliminate? H:\EDNSP\Comp Plan\Amendments\20Q4\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 9 N/A d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? N/A e. Will the project use (or occur in the immedia~e vicinity of) water, rail, or air transportation? If so, generally describe. . N/A f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. N/A g. Proposed measures to reduce or control transportation impacts, if any: N/A 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. N/A b. Proposed measures to reduce or control direct impacts on public services, if any. N/A 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. N/A b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. N/A c. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. H:\EDNSP\Comp Plan\Amendments\2004\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 10 . Proponent: Pt,~Pr~~~ -....., Name Printed: ELIZABETH RIVER HIGGINS Date: September 17, 2004 H:\EDNSP\Comp Plan\Amendments\2004\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 11 D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions on policies, plans and ro rams. You do not need to fill out these sheets for ro'ect actions. Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? No increase in discharge, emissions, releases, or production of noise is anticipated. Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? It is not anticipated that the proposed Design Guidelines would impact wildlife or habitats within the City. Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? No depletion of energy or natural resources would directly result from the proposed revision to the Design Guidelines. Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect enVironmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? The proposed revisions to the Design Guidelines would not impact environmentally sensitive areas within the Urban Center, is such areas are present. Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? The proposed revised Design Guidelines are not anticipated to affect land or shoreline use, beyond aesthetic issues. H:\EDNSP\Comp Plan\Amendments\20Q4\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 12 Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? The proposed revised Design Guidelines would not result in an increase in transportation, public facility, or utility demands. Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. . No conflicts with local, state, or federal laws or requirements for protection of the environment are anticipated by proposed revisions to the Design Guidelines. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part . . Proponent: Plr ZA~ !'7~~.....: , Name Printed: ELIZABETH RIVER HIGGINS Date: September 17, 2004 ENVCHLST.DOC REVISED 6/98 H:\EDNSP\Comp Plan\Amendments\2004\Design Guidelines (2004)\Design Guidelines\SEPA\EC (Design Guidelines).doc 13 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\Draft Guidelines\Design Guidelines (PC)c_09-15-04_MAKERS.docLast printed 9/16/2004 11:23 AM 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. 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 '8' (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', '8', or 'C'), as indicated herein. 2 B. APPLICABILITY AND APPLICATION: Urban Center Design Overlay District Map ~y-~ Econon:>ic Devdopm<nt, Neighborhoods and StrIIIcgic Planning t ~ Am' ., Ale. Pietscll. <'cininis....... - - -City limits ~ ~ ~ G. Del Rosano ~ BOcIob= 200J Figure 1. Urban Center Design Overlay District Map: 3 2. Exemptions for all Districts: a. Interior Remodels: Interior rerTIodels of existing buildings or structures pro'Vided the alterations do not modify the build ing facade. b. Aircraft manufacturing: Structures related to the existing use of aircraft manufacturing in District ·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 Distri ct 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 VliII 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 1:0 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 shall have the authority to modify the minimum standards of the Urban Center Design Overlay Regulations, subject: to the provisions of RMC 4-9-2500 and the following requirements: a. The project as a whole mee-ts 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 sta ndard, 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 enha~ ce the pedestrian environment on the abutting and/or adjacent streets and/or pathways. 4. Exceptions for Districts A an dB: Modifications to the requirements in su bsections 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) 5 D. DISTRICT DESIGN CHARACTER: The following section illustrates how indivi<:jual districts could be developed consistent vvith the Comprehensive Plan vision for the particu !Iar area and comply with the design standard sand 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: 'he 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 exalTlple 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 conti gured to provide incremental intill developme nt opportunities consistent with the vision for District C. 6 10'landscaplng bUller between sidewalk and non-pedestrian-orlented facade -"', Roofline treatments to break down scale of large bulldings Centralized and viSible pedestrian-oriented space -" "-, Interior parking lot landscaping Future infin development site Mid-block pedestrian connections ~, Residential component of the building features modulation and articulation - Mixed-uS6 with teSidelltiat .. Pedestlian-oriented // space to &erve as a / focal point of activity -,' Pedestrian-otlenled facades = ./ -transparent windows / -weather protection features /' _ primary entries fadng the street ...J Curb bulbs to reduce Cl'osswalk distance /'/ and enhance pedestrian environment -' ,/,,/ /' ...- Speciallreatment of building corner Highlighted bUIlding entry. 15' landscaping bUller between sidewalk and non-pedestrian-oriented facade along a \ ~~./,o"'~# ..-High VISibility Street /' /// Service entrance screened from ./ /-sidewalk by landscaping Pathway along building facade at least 12' in width . ~--and includes street trees Parallel parking on major interior access roads Minimize access points from High ViSibility Streets 15' landscaping buffer between sidewalk and parking area along High Visibility Street Landscaped pathways through parking lots Building can be located adjacent to sidewalk if it features ---a pedestrian-oriented lacade \ 10' landscaped selback for \ \....... single-purpose residential uses Common open space lor residential usos \ Residential with some "--ground floor retail facing parking \-Parking garage entrance designed to minimize impact on pedestrian environment 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 pattem. 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) Internal or Local Roads (public or private) (e) Drive aisles 8 Figure 3. Hierarchy of streets in District c. 9 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 natura/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 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 weather protection at least 4 % feet wide along at least 75% of the facade Figure 4. Pedestrian-oriented facades. 10 Pedestrian-oriented facade Property line 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 far;ade. 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 substaniallandscaping between the sidewalk and the building. This setback shall be increased to fifteen (15) feet along high visibility streets (see Figure 2 map). Raised planters provide privacy for residents while maintaining views of the street fi'om units Tree 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). 11 ombination of evergreen and eciduous shrubs and trees Building 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 natura/light (both direct and ref/ected) 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 tofederal 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. iL 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 fa~de. 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, omamentallighting, or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings within District 'A'. 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 '8': 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 6th 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 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. d>Jt ~J~ f &: {ij~~~>r Figure 8. Service elements located to minimize the impact on pedestrian environment. 18 Concrete d Figure 9. Service enclosure example. b. Guidelines Applicable to All Districts: Roof enclosure to keep birds ou i. Service enclosure fences should be made of mason'ry, 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 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. Legend * Potential Gateway Element _ Existing Arterial Street _ _ Proposed New Arterial Street iiiiiiii High Visibility Street ~ Pedestrian-Oriented Street = Internal or Local Road • Figure 10. Gateway locations in District C. o North 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 (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) Sign age, displaying neighborhood or district entry identification (commercial signs are not allowed) Balconies Distinctive use of materials 00000 00000 Turret Canopy ~rnrn ~ Elevation Comer acce ntuatin 9 roof line Plan Note: Ensu re that building does not block viewing triangle at intersections Elevation Bay window Plan Figure 11. Distinguishable building form examples appropriate for gateway locations. 21 Figure 12. Gateway example special , open space, pedestrian amenities, and signage that identifies the commercial area or center. 22 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 a system of local access "streets" ParKing lots are sited towards the interior of the block to the extent possible ParKing lots are configured to allow future infill development No parking lots or driveways adjacent to a pedestrian-oriented street Parallel par1<i ng on local access "streets" 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 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 fa9ade. 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 'C': 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 'C': 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 fac;ade facing a pedestrian-oriented street must feature a pedestrian-oriented fayade. 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 fayade 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 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'S': 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 4. Vehicular Access: i i 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 '8': 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 '8': 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. 31 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 fa~de, at a maximum distance of one hundred and fifty (150) feet apart. Figure 17. Pedestrian walkways within parking lots. 32 j 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. Mid-block pathway connects uses and actMty centers PedestrialKlriented street with wide Pathways along building facades are at least 12' wide and indudes street trees sidewalks, and streettrel!s--../ Sidewalk along high visibility street Major local access "streets" are designed with sidewalks on at least one si de Interior pathways that link storefronts, parking areas, and residential uses Figure 18. Integrated pedestrian access system (pathways are shown in solid black lines). 33 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 fat;:ade of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the fat;:ade of mixed-use and retail buildings one hundred (100) or more feet in width (measured along the fat;:ade) 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 alternative 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 Street trees and/or pedestrian street lamps every 30'1 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. ~ ( Q) :::J Pedestrian Corridor 5i........ Pedestrian Corridor ................... ~ .................... . 8'. ( 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 maximurTl of 0.25 mile apart, or as defined by negotiations with approriate 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 fa98de 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 fa98de-mounted planting boxes or trellises or ground-related or hanging containers are encouraged, particularly at building entrances, in publicly accessible spaces, and at fa98des along pedestrian- oriented streets. 37 Recessed entry Seasonal landscaping Transparent windows Weather protection Pedesbian oriented space Seating area Figure 22. Pedestrian amenities incorporated into the development. 38 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 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 althe 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. Parking, service, or storage areas 10' 7rLandSt:'8pinir Buffer J', ,., One tree per 30 lineal feet 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 15 to 50 51 to 99 100 or more Minimum Required Landscape Area* 15 square feet/parking space 25 square feet/parking space 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. I 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 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 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 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 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. All 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 Centralized and ";sible pedestl1a~ted space located at major building entry and crossroads . '" ---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 fa~de 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 (j) Adjacent unscreened parking lots. (k) Adjacent chain link fences. (I) 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 '8': 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. ", "", =~~i~~ " I~C::~~""," ) <:::::::7' '<:::::7' Figure 28. Building setbacks increased at street corners 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 ~ ~( ~ i INTERVAL i INTERVAL i 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. Wildows and building surfaces add -.isual interest and give the building a human scale 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 iii. Buildings greater than one hundred a nd sixty (160 feet) in length should provide a variety of techniques to reduce the apparent bulk and scale of the far;ade or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering place to add visual interest. Maximum facade length allowed More than "I 60' Facade is too long tI) w z :J w e ::l " ~iliiiiiiiiii~ Courtvalll or ,.,clscapld .... 160' or less 160' or less Meets guideline Meets guideline Figure 31. Reducing the scale of long I> uildings. 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 s ides of a building within near or distant public view have visual interest. a. Minimum Standards for All Districts: i. Untre ated blank walls visible from public streets, sideW'alks, or interior pedestrian pathways are prohibited. A wall (including building fayades and retaining walls) is considered a blank W'all 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, buildin g modulation or other architectural detaili ng. ii. Whe ... e blank walls are required or unavoidable, blank walls shall be treated with one or more of t:he 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 walkvvay 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 detai ling that meets the intent of this standard. (d) Artwork, such as bas relief sculpture, mural, or si rnilar. (e) Seating area with special paving and seasonal pi anting. 52 Min. 5' wide planting and materials to over 50% of wall ithin 3 years Trellis with vines or other plants 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 fa9ade'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 fa9ade (as measured on a true elevation facing the designated pedestrian-oriented street) comprised of transparent windows and/or doors. vi. Other fa98de 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) Fa98de features • Recess • Overhang • Canopy • Trellis 53 • Portico • Porch • Clerestory 4'-e" min. RECESS OVERHANG .n ,nn" TRELUS PORTICO PORCH Figure 33. Fac;ade 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 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 "e': 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 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 colorof roof mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. 55 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 fa9CIdes. iii.Materials 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 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 t:he building. b. Corporate logos and signs shall be sized appropriately for their location. c. Prohibited signs include: 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. Typical "can signs" are not acceptable Plastic or Sheet translucent metal sheet box Internally lit letters or graphics are accel»table Only the individl..lal letters are lit Figure 35. Acceptable and unacceptable signs. 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 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 ma-terials and lighting techniques are encouraged. b. Front-lit, groun<:j-mounted monument signs are the preferred type of freestanding sign. c. "Blade" type signs, proportional to the building fa~de on which they are mounted, are encouraged on pedestrian-oriented streets. 59 K. LIGHTING: I ntent: 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 t:he visual attractiveness of the area at all times of the day and night. .... 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 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 fac;ades 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 lTiIodulation or other architectural detailing; or (b) Any portion of a ground floor wall naving 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 iIluisances. 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 pLl blic 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 1:han either Master Plan or Site Plan review was intended for, so that continuity of the overall development is maintained. S:\-project\04\041O-Renton N Dntn\Draft Guidelines\Glossary for Design Guidelines_MAKERS-09-07- 04.docLast printed 91712004 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/Publi9 Works Department of the City of Renton. Display window - A window in a building far;ade 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 far;ade features) or standard building plans (e.g. stock plans that are unable to adapt to site conditions) are not typically considered high quality design. Page 2 of6 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: Page 3 of6 (a) Transparent window area or window displays along a minimum of seventy-five (75) percent of the ground "floor fac;ade 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 fac;ade width. Pedestrian-oriented space-To qualify as "ped estrian-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 fac;ade facing the "pedestrian-oriented space." (f) Spaces should be positioned in areas vVith 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. m Adjacent unscreened parking lots. (k) Adjacent chain link fences. (I) 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 t>y people walking; with special design and spatial treatment of building fre> ntages; 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 s'o designated in the Urban Center- North (DistrictC). . Page 40f6 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 sealing, 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 fac;ades 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. Page 5 of6 > • 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 fac;ade, zero side setbacks, form a distinct neighborhood or section of a city or urban place. Page 6 of6