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HomeMy WebLinkAboutSC_Design_District_D_Checklist_191113_v1 Page 1 of 26 PLANNING DIVISION DESIGN DISTRICT “D” CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: Ensure compliance with design review regulations located in the Renton Municipal Code 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. INSTRUCTIONS FOR APPLICANTS: This design district checklist asks you to describe some basic information about your proposal. The City will use this checklist to determine whether the your proposal complies with the Urban Design Regulations in the Renton Municipal Code (RMC 4-3-100). Answer the questions briefly, with the most precise information known, or give the best description you can. There are two categories that have been established: (a) “minimum standards” that must be met, and (b) “guidelines” that, while not mandatory, are considered by the Planning Director in determining if the proposed action meets the intent of the design guidelines. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Note: Response from Broderick Architects indicated in blue italic text after the associated requirement. A. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, Page 2 of 26 convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. Minimum Standard: Provide a network of public and/or private local streets in addition to public arterials. Does not apply. No new streets are in the project scope. Minimum Standard: Maintain a hierarchy of streets to provide organized circulation that promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function. Does not apply. (b) Arterial Street. A street classified as a principal arterial on the City’s Arterial Street Plan. A new 8’ sidewalk and 8’ landscaping strips provided in the right- of-way per city standards. (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. Does not apply. (d) Internal or local roads (public or private). Does not apply. 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. Minimum Standard: Orient buildings to the street with clear connections to the sidewalk. The building is oriented to Duvall Ave NE with direct access to the city sidewalks. Minimum Standard: The front entry of a building shall not be oriented to a drive aisle, but instead a public or private street or landscaped pedestrian-only courtyard. The front entry is located along Duvall Ave NE with a landscaped entry court. Guideline: Ground floor residential uses located near the street should be raised above street level for residents’ privacy. Does not apply. 3. Building Entries: Page 3 of 26 Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Minimum Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. The main entry is predominantly located facing Duvall Ave NE near the corner with NE 17th St. The entry is accessed by connecting walks that lead to a courtyard with seating bench and low walls configured for seating. The lower roof and columns add a human scaled element to the entry. Minimum Standard: Multiple buildings on the same site shall provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. Does not apply. Minimum Standard: Ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. Does not apply. Minimum Standard: Secondary access (not fronting on a street) shall have weather protection at least 4-1/2 feet wide over the entrance or other similar indicator of access. Secondary access to the entry lobby is from the partially covered parking area. Minimum Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. Pedestrian access is from walks leading to the main entry and pedestrians can also enter from the partially covered parking area. Guideline Standard: 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. Does not apply. Guideline Standard: Features such as entries, lobbies, and display windows should be oriented to a street; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street-oriented facade. The entry lobby is located inside the main entry. The glass entry doors with sidelites is flanked with seating walls, columns, and landscaping. Page 4 of 26 Guideline Standard: Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entries from parking lots should be subordinate to those related to the street for buildings within District ‘A’. The main entry is distinctive, notable for it’s roof, columns, lighting, CMU seating walls, etc…. 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton’s long- established, existing neighborhoods are preserved. Minimum Standard: Careful siting and design treatment are necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: a. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; Does not apply. b. Building proportions, including step-backs on upper levels; The building modulations add interest and keep the building in scale with nearby residences. c. Building articulation to divide a larger architectural element into smaller increments; Modulations, roof forms, and lower floor areas behind the CMU walls (w/ stone-like decorative pattern) mix into the berms and landscaping. Because the building appears set into the landscape the height of the building is greatly diminished. or d. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Roof forms and pitches are similar to adjacent residences. Roof well hides mechanical equipment but also makes the roof appear smaller than it might have been if the main roof surfaces met in the middle of the building. The smaller looking roof forms are more in scale with the adjacent residential uses. 5. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Minimum Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). The waste/recycling enclosure is located adjacent to the driveway and does not impede on the parking or pedestrian movement. The location was also chosen to be far from adjacent residences and to provide access for collection trucks that cannot enter the partially covered parking Page 5 of 26 area due to their height. The enclosure is screened by a 3’ wide landscaping strip along the sidewalk, and a low CMU wall screens (w/ stone-like decorative pattern) the area in front of the doors. Minimum Standard: Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. The location was also chosen to be far from adjacent residences and meets the screening requirements. See also other portions of this section (Section 5). Minimum Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors (see illustration, RMC 4-3-100E7f). The waste/recycling enclosure is surrounded with CMU walls on 4 sides, matching the appearance of the base of the building. It has self-closing doors and a roof. The enclosure is also surrounded by landscaped berms and matches the appearance and mixes into the base of the building. A low CMU wall in front of the doors provides additional screening. Minimum Standard: The use of chain link, plastic, or wire fencing is prohibited. CMU walls, with a unique random pattern of natural and ground face block, are used in lieu of prohibited fencing types. Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian- oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. The enclosure is screened by a 3’ wide landscaping strip along the sidewalk, and a low CMU wall screens the area in front of the doors. Guideline: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. CMU walls, with a unique random pattern of natural and ground face block, are used in lieu of prohibited fencing types. The pattern is completely integral with landscaping walls and walls used at the base of the building. 6. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they Page 6 of 26 are distinctive within the context of the district, are compatible with the district in form and scale. Minimum Standard: Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection RMC 4-3-100.E7g). The site is located at entry point to the commercial area for traffic headed south along Duvall Ave NE. The temple-like building entry element with gable end roof forms and columns are a predominant feature. The curving walks, CMU seating walls, bench, landscaping, and entry court add to the visual strength of the entry. Minimum Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection RMC 4-3-100.E7h). The previous response addresses the vehicular perspective. The pedestrian environment is human scaled. Note the entry with it’s lower roof and CMU walls with their random pattern of natural and ground face brick have a stone like appearance, lap siding, smaller roof elements, seating walls and benches, and landscaping that includes trees, shrubs, and grasses. Minimum Standard: Visual prominence shall be distinguished by two or more of the following: a. Public art; b. Monuments; c. Special landscape treatment; Landscaping reinforces the visual strength of the design. d. Open space/plaza; Small entry courtyard, curving entry walks, seating walls & bench, landscaping. e. Identifying building form; The entry “temple.” f. Special paving, unique pedestrian scale lighting, or bollards; Wall sconces, down lights at the entry. g. Prominent architectural features (trellis, arbor, pergola, or gazebo); CMU walls screen walls topped with trellises. h. Signage, displaying neighborhood or district entry identification (commercial signs are not allowed). B. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Location of Parking: Page 7 of 26 Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Minimum Standard: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. Parking is located under the building and screened by a combination of landscaped berms, CMU screen walls (w/ stone-like decorative pattern), and trellises. Guideline: In areas of mixed use development, shared parking is recommended. Does not apply. 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. Minimum Standard: Parking lot lighting shall not spill onto adjacent or abutting properties (see illustration, subsection RMC 4-3-100.F5b). Parking lot lighting is downlighting located in the ceiling under the building. Minimum Standard: All surface parking lots shall be landscaped to reduce their visual impact (see RMC 4-4-080F7, Landscape Requirements). Does not apply. Applies to residential zones. Guideline: Wherever possible, parking should be configured into small units, connected by landscaped areas to provide on-site buffering from visual impacts. Does not apply, parking is screened, only a small number of stalls provided, partially under structure, and surrounded with CMU walls with same stone-like decorative pattern as the building walls. Guideline: Access to parking modules should be provided by public or private local streets with sidewalks on both sides where possible, rather than internal drive aisles. Does not apply. Parking lot is too small to need modules. Guideline: Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their impact on the streetscape. Does not apply. Only one driveway proposed. 3. Structured Parking Garages: Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center and the Center Village; physically and visually integrate Page 8 of 26 parking garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pedestrian environment. Minimum Standard: Parking Structures Fronting Designated Pedestrian-Oriented Streets: (a) Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of 75% of the frontage width (see illustration, subsection RMC 4-3-100.F5c). Does not apply. (b) The entire facade must feature a pedestrian-oriented facade. Parking areas are pedestrian-friendly combination of CMU walls (w/ stone-like decorative pattern), trellises, and landscaped berms. Minimum Standard: Parking Structures Fronting Non-Pedestrian-Oriented Streets: (a) Parking structures fronting non-pedestrian-oriented streets and not featuring a pedestrian-oriented facade shall be set back at least 6 feet from the sidewalk and feature substantial landscaping. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to 10 feet adjacent to high visibility streets. Does not apply. (b) The Director may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (1) Ornamental grillwork (other than vertical bars); (2) Decorative artwork; (3) Display windows; Large windows add transparency. They are located as close to the actual or implied grade as possible. (4) Brick, tile, or stone; (5) Pre-cast decorative panels; (6) Vine-covered trellis; Trellises provided on the east and west side of the parking area. (7) Raised landscaping beds with decorative materials; or (8) Other treatments that meet the intent of this standard. CMU walls with a random pattern of natural and ground faced block has a stone-like look. (See photo on building elevations sheet.) These CMU blocks are used extensively and provide a seamless connection between retaining walls, building walls and screening walls. (c) Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection RMC 4-3-100.F5d). The building features CMU walls at the base (which as mentioned previously, integrate into the landscaping and screening). Upper walls feature lap siding, corner trims, and trim Page 9 of 26 bands. Roofs above have large overhangs and have downspouts that match the trim color which help break up longer facades. Minimum Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of 75 percent of the frontage width (see illustration, subsection RMC 4-3-100.F5c). Screened parking behind a combination of landscaped berms, cmu walls (w/ stone-like decorative pattern), and trellises take up much of the street frontages. Where walkways are directly adjacent to the building, the building complies with the 75% requirement. Minimum Standard: The entire facade must feature a pedestrian-oriented facade. The façade is pedestrian oriented with either the combination of landscaped berms, CMU walls (w/ stone-like decorative pattern), trellises, and at the entry area an inviting storefront door with sidelites. Additionally, above the bermed wall large windows make the upper floor offices transparent and welcoming. Minimum Standard: Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (see illustration, subsection RMC 4-3-100.F5d). Facades are articulated as previously described. The parking area entrance is set back and delinated by the face of the building overhead and the CMU walls (w/ stone-like random pattern). Guideline: Parking garage entries should be designed and sited to complement, not subordinate, the pedestrian entry. If possible, locate the parking entry away from the primary street, to either the side or rear of the building. The parking area entrance is from the side of the building from NE 17th St. Guideline: Parking garage entries should not dominate the streetscape. The parking entry is not predominant. Guideline: The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. The parking area entry is 24 feet wide, the narrowest the city allows for a 2-way drive aisle. CMU walls (w/ stone-like decorative pattern) is installed on both sides of the drive. Guideline: Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. Parking is Page 10 of 26 screened by a combination of landscaped berms, CMU walls (w/ stone-like decorative pattern), and trellises. Guideline: Parking garages should be designed to be complementary with adjacent buildings. Use similar forms, materials, and/or details to enhance garages. The screen/retaining/and building walls surrounding the parking area have the same CMU (w/ stone-like decorative pattern) for a unified look. Guideline: Parking service and storage functions should be located away from the street edge and generally not be visible from the street or sidewalks. Storage is all located within the building or otherwise enclosed. 4. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian-oriented streets. Guideline: Parking lots and garages should be accessed from alleys or side streets. Parking is accessed from NE 17th St, a side street. Guideline: Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on-site or to adjoining properties. Where possible, minimize the number of driveways and curb cuts. A single driveway is provided and doesn’t incumber pedestrian circulation. C. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. Minimum Standard: Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. Pedestrian access from the parking areas to the building lobby is stripped and doubles as the pedestrian zone for the ADA van stall. Page 11 of 26 Minimum Standard: Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of 150 feet apart (see illustration, subsection RMC 4-3-100.G4a). Does not apply. 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Minimum Standard: Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration, subsection RMC 4-3-100.G4b). Does not apply. Minimum Standard: Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. Does not apply. Sidewalks within the project scope are separated from vehicular areas. Minimum Standard: Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials (see illustration, subsection RMC 4-3-100.G4c). Pedestrian access from the parking areas to the building lobby is stripped and doubles as the pedestrian zone for the ADA van stall. Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface and street trees (see illustration, subsection RMC-4-3-100.G4d). Does not apply for this building type. (b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. See Landscape Plans. (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. A 10 - 12 foot pathway, for example, can accommodate groups of persons walking four abreast, or two couples passing one another. An 8 foot pathway will accommodate three individuals walking abreast, whereas a smaller 5 – 6 foot pathway will accommodate two individuals. Small numbers of people are expected, hence narrower pathways approaching the building. Page 12 of 26 Minimum Standard: Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. Low landscaping provided at featured planting areas. Minimum Standard: All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Pathways are brushed concrete with expansion joints. Guideline: Delineation of pathways may be through the use of architectural features, such as trellises, railings, low seat walls, or similar treatment. Low seat walls, bench and landscaping delineate pathways. Guideline: Mid-block connections are desirable where a strong linkage between uses can be established. Does not apply. Guideline: Decorative fences, with the exception of chain link fences, may be allowed when appropriate to the situation. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Minimum Standard: Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. The entry “temple” has a 4.5’ deep roof overhang and meets the above mentioned height requirements. Minimum Standard: 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. The proposed bench (no backrest) will be made of weather-resistant wood-look composites and/or concrete. Minimum Standard: Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. See site plan. Page 13 of 26 Guideline: Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided. Ok Guideline: Street amenities such as outdoor group seating, kiosks, fountains, and public art should be provided. Seating walls and bench configured for small group seating. Guideline: Architectural elements that incorporate plants, such as facade-mounted planting boxes or trellises or ground-related or hanging containers are encouraged, particularly at building entrances, in publicly accessible spaces, and at facades along pedestrian-oriented streets (see illustration, subsection RMC 4-3-100.G4f). Trellises and landscaped berms provided. See plans and elevations. D. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. Minimum Standard: All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping). Provided. See Landscape Plan. Minimum Standard: Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. Provided. See Landscape Plan. Minimum Standard: On designated pedestrian-oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection RMC 4-3-100.H3a). Street trees located in planting strips. Minimum Standard: The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. Provided. See Landscape Plan. Page 14 of 26 Minimum Standard: The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and nonvegetative elements, reinforces the architecture or concept of the development. Provided. See Landscape Plan. Minimum Standard: Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-080F7, Landscape Requirements). Such landscaping shall be at least 10 feet in width as measured from the sidewalk (see illustration, subsection RMC 4-3-100.H3b). Provided. See Landscape Plan. Minimum Standard: Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. Provided. See Landscape Plan. Minimum Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped area. Shrubs shall be at least 12 inches tall at planting and have a mature height between three and four feet. Provided. See Landscape Plan. Minimum Standard: Ground cover shall be planted in sufficient quantities to provide at least 90 percent coverage of the landscaped area within three years of installation. Provided. See Landscape Plan. Minimum Standard: The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. Ok. Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as follows: This section does not apply as 13 stalls proposed. (1) Required Amount: Total Number of Spaces Minimum Required Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space * Landscape area calculations above and planting requirements below exclude perimeter parking lot landscaping areas. Page 15 of 26 (2) Provide trees, shrubs, and ground cover in the required interior parking lot landscape areas. (3) Plant at least one tree for every six parking spaces. Permitted tree species are those that reach a mature height of at least 35 feet . Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. (4) Plant shrubs at a rate of five per 100 square feet of landscape area. Shrubs shall be at least 16 inches tall at planting and have a mature height between three and four feet. (5) Up to 50 percent of shrubs may be deciduous. (6) Select and plant ground cover so as to provide 90 percent coverage within three years of planting; provided, that mulch is applied until plant coverage is complete. (7) Do not locate a parking stall more than 50 feet from a landscape area. Minimum Standard: Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. Ok. Minimum Standard: Underground, automatic irrigation systems are required in all landscape areas. To be provided. Irrigation plan to be included with building permit submittal. Guideline: Landscaping should be used to soften and integrate the bulk of buildings. Landscaped berms do exactly that. Guideline: Landscaping should be provided that appropriately provides either screening of unwanted views or focuses attention to preferred views. Provided. See Landscape Plan. Guideline: Use of low maintenance, drought-resistant landscape material is encouraged. Provided. See Landscape Plan. Page 16 of 26 Guideline: Choice of materials should reflect the level of maintenance that will be available. Provided. See Landscape Plan. Guideline: Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces. Provided. See Landscape Plan. Guideline: Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather-resistant materials that can be reasonably maintained. Does not apply. All planting in grade, not in planter boxes, etc. Guideline: Landscaping should be used to screen parking lots from adjacent or neighboring properties. Provided. See Landscape Plan. 2. Recreation Areas and Common Open Space: Does not Apply, this section for residential and mixed use areas. Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian-oriented streets particularly at street corners. Minimum Standard: Mixed use residential and attached housing developments of ten or more dwelling units shall provide a minimum area of common space or recreation area equal to 50 square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Director. The required common open space shall be satisfied with one or more of the elements listed below. The Director may require more than one of the following elements for developments having more than 100 units. (a) Courtyards, plazas, or multi-purpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children’s play spaces. Minimum Standard: In mixed use residential and attached residential projects, required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward Page 17 of 26 the common space requirement or be located in dedicated outdoor recreation or common use areas. Does not apply. Minimum Standard: In mixed use residential and attached residential projects required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development (see illustration, subsection RMC 4-3-100.H3c). Does not apply. Minimum Standard: Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. Does not apply. Minimum Standard: In mixed use residential and attached residential projects, other required landscaping and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. Does not apply. Minimum Standard: All buildings and developments with over 30,000 square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian- oriented space (see illustration, subsection RMC 4-3-100.H3d) according to the following formula: 1% of the lot area + 1% of the building area = Minimum amount of pedestrian- oriented space Does not apply. Minimum Standard: To qualify as pedestrian-oriented space, the following must be included: Does not apply. (a) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a non-vehicular courtyard; (b) Paved walking surfaces of either concrete or approved unit paving; (d) At least three feet of seating area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza area or open space. Page 18 of 26 Minimum Standard: The following features are encouraged in pedestrian-oriented space (see illustration, subsection RMC 4-3-100.H3e) and may be required by the Director: Does not apply. (a) Provide pedestrian-oriented uses on the building facade facing the pedestrian- oriented space. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security – such as adjacent to a building entry. (c) Provide pedestrian-oriented facades on some or all buildings facing the space. (d) Provide movable public seating. Minimum Standard: The following are prohibited within pedestrian-oriented space: Does not apply. (a) Adjacent unscreened parking lots; (b) Adjacent chain link fences; (c) Adjacent blank walls; (d) Adjacent dumpsters or service areas; and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. Minimum Standard: The minimum required walkway areas shall not count as pedestrian- oriented space. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Director determines such space meets the definition of pedestrian-oriented space. Does not apply. Minimum Standard: Commercial Arterial Zone Public Plazas. Does not apply, project not located at designated intersection(s). At each corner of the intersections listed below, there shall be provision of a public plaza of no less than 1,000 square feet with a minimum dimension of 20 feet on one side abutting the sidewalk. The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. These public plazas are to be provided at all of the following intersections: i. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. ii. Bronson Area: Intersections with Bronson Way North at: (a) Factory Avenue N. / Houser Way S.; (b) Garden Avenue N.; and (c) Park Avenue N. and N. First Street. iii. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. iv. Northeast Fourth Area: Intersections with N.E. Fourth at: (a) Duvall Avenue N.E.; (b) Monroe Avenue N.E.; and (c) Union Avenue N.E. v. Grady Area: Intersections with Grady Way at: (a) Lind Avenue S.W.; (b) Rainier Avenue S.; Page 19 of 26 (c) Shattuck Avenue S.; and (d) Talbot Road S. vi. Puget Area: Intersection of S. Puget Drive and Benson Road S. vii. Rainier Avenue Area: Intersections with Rainier Avenue S. at: (a) Airport Way / Renton Avenue S.; (b) S. Second Street; (c) S. Third Street / S.W. Sunset Boulevard; (d) S. Fourth Street; and (e) S. Seventh Street. viii. North Renton Area: Intersections with Park Avenue N. at: (a) N. Fourth Street; and (b) N. Fifth Street. ix. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: (a) Duvall Avenue N.E.; and (b) Union Avenue N.E. Guideline: Common space areas in mixed use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. Does not apply. Guideline: Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. Does not apply. Guideline: In mixed use residential and attached residential projects children’s play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. Does not apply. E. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Provided. See building elevations. Page 20 of 26 Guideline: Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Provided. See building elevations. Guideline: Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Not a residential building. Guideline: A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. This is not a huge building but building has a residential scale helped by building modulations. Guideline: Building modulations should be a minimum of two feet deep, 16 feet in height, and eight feet in width. Provided. Modulations exceed these requirements. Guideline: 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. See plans and elevations. 2. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Minimum Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall having a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. The building meets these requirements. Minimum Standard: Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following (see illustration, subsection RMC 4-3-100.I5d): No Blank Walls Provided. Page 21 of 26 (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Minimum Standard: Treatment of blank walls shall be proportional to the wall. No Blank Walls Provided. Minimum Standard: Provide human-scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade’s ground floor. Provided. See building elevations. Minimum Standard: Facades on designated pedestrian-oriented streets shall have at least 75 percent of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian-oriented street) comprised of transparent windows and/or doors. Not located on a pedestrian located street. Minimum Standard: Other facade window requirements include the following: (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50percent. All windows have clear glazing. (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Does not apply. Office uses proposed. (c) Where windows or storefronts occur, they must principally contain clear glazing. The front entry storefront and all windows use clear glazing. (d) Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Ok. Guideline: The primary building entrance should be made visibly prominent by incorporating a minimum of one of the following architectural features from each category listed (see illustration, subsection RMC 4-3-100.I5e): (a) Facade Features: Page 22 of 26 (1) Recess; Provided. (2) Overhang; Provided. (3) Canopy; (4) Trellis; Provided. (5) Portico; Provided. (6) Porch; (7) Clerestory. (b) Doorway Features: (1) Transom windows; Provided. (2) Glass windows flanking door; Provided. (3) Large entry doors; Provided. (4) Ornamental lighting; Provided. (5) Lighted displays. (c) Detail Features: (1) Decorative entry paving; (2) Ornamental building name and address; (3) Planted containers; (4) Street furniture (benches, etc.). Provided. Guideline: Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be used to provide ground-level detail. CMU walls (w/ stone-like decorative pattern) add detail and interest to the building at ground-level. Guideline: Elevated or terraced planting beds between the walkway and long building walls are encouraged. Provided. See raised areas on each side of building entry. 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. Minimum Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.I5f): (a) Extended parapets; (b) Feature elements projecting above parapets; Shed roof form over elevator. (c) Projected cornices; (d) Pitched or sloped roofs. Pitched roofs provided. (e) Roof-mounted mechanical equipment shall not be visible to pedestrians. Rooftop units located within roof well area and are completely screened from view behind the sloped roofs. (f) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Deep overhangs provided for both window shading and visual interest. Page 23 of 26 Minimum Standard: Locate and screen roof-mounted mechanical equipment so that the equipment is not visible within 150 feet of the structure when viewed from ground level. Rooftop units located within roof well area and are completely screened from view behind the sloped roofs. Minimum Standard: Screening features shall blend with the architectural character of the building, consistent with RMC 4-4-095E, Roof-Top Equipment. Rooftop units located within roof well area and are completely screened from view behind the sloped roofs. Minimum Standard: Match color of roof-mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. Rooftop units located within roof well area and are completely screened from view behind the sloped roofs. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Provided, See Elevations. Minimum Standard: Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. Facades have a distinctive base, mid-section, and pitched roofs. The base consists of CMU walls (w/ stone-like decorative pattern), the mid-section includes Hardie lap siding w/ corner trims and banding, and roofs consist of standing seam metal roofing. Minimum Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre- finished metal, stone, steel, glass and cast-in-place concrete. CMU walls use a random pattern of natural and ground faced block for a old stone-like effect. The natural Page 24 of 26 grey color is integral and is a design feature. The CMU block and caps will have a clear anti-graffiti coating. Minimum Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Does not apply. Concrete not used for wall surfaces. Minimum Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. CMU walls use a random pattern of natural and ground faced block for an old stone-like effect. The natural grey color is integral and is a design feature. The CMU block and caps will have a clear anti-graffiti coating. Please see example photo on building elevations sheet. Guideline: Concrete walls should be enhanced by texturing, reveals, snap-tie patterns, coloring with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. CMU walls use a random pattern of natural and ground faced block for an old stone-like effect. Please see example photo on building elevations sheet. Guideline: Concrete block walls should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. CMU walls use a random pattern of natural and ground faced block for a old stone- like effect. The natural grey color is integral and is a design feature. The mortar color will be a natural grey color. All CMU will have a clear anti-graffiti coating. Please see example photo on building elevations sheet. Guideline: Stucco and similar troweled finishes should be used in combination with other more highly textured finishes or accents. They should not be used at the base of buildings between the finished floor elevation and four feet (4') above. None proposed. F. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. Minimum Standard: Signage shall be an integral part of the design approach to the building. No signage currently proposed. A future building tenant will seek a sign permit at that time. Page 25 of 26 Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. No signs proposed at this time. Minimum Standard: Prohibited signs include (see illustration, subsection RMC 4-3- 100.J3a): 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. Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. No signs proposed at this time. Minimum Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet above finished grade, including support structure. All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. No signs proposed at this time. Minimum Standard: Entry signs shall be limited to the name of the larger development. No signs proposed at this time. Guideline: Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. No signs proposed at this time. Guideline: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. No signs proposed at this time. Guideline: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. No signs proposed at this time. G. LIGHTING: Page 26 of 26 Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Minimum Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down- lighting and decorative street lighting. Up/down sconces provided at entry columns. Downlighting provided at soffit over the main entry. Minimum Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork.. Up/down sconces provided at entry columns. Minimum Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian-scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way lighting, etc.). Downlighting, installed in the ceiling over parking areas provide general parking lighting and lighting at walking areas.