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HomeMy WebLinkAboutJ_Urban_Design_Regulations_Report_201216_v1.pdf1200 Sixth Avenue, Suite 605 Seattle, WA 98101 206-325-3356 [RS_Urban_Design_Regulations_Report.docx] 1 DECEMBER 16, 2020 City of Renton Community & Economic Development Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 | www.rentonwa.gov Solera Urban Design Regulations Review Packet Narrative District D Urban Design Regulations Compliance Report B1. APPLICABILITY Per Section 4-3-100, the Urban Design Regulations apply to the mixed-use buildings in Blocks A and B. These will be new structures zoned Center Village (CV) and thus covered as District D. E1. REQUIREMENTS – BUILDING LOCATION AND ORIENTATION Districts A, B, and D All of the following are required: 1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. 2. Buildings shall be oriented to the street with clear connections to the sidewalk. 3. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard 4. Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building (illustration below); or b. Have the ground floor residential uses raised above street level for residents’ privacy. 5. Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator may allow facades that do not feature a pedestrian orientation; if so, substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least thirty feet (30') in width as measured from the sidewalk. RESPONSE See sheet MP-03.1 1. The mixed-Use buildings on Blocks A and B are oriented along Sunset Blvd to the North- south to maximize solar exposure and views to the east and west as well as in each buildings’ courtyard. 2 & 3. Each block occupies multiple street frontages and provides clear connections to the sidewalk for both commercial and residential uses, with retail space entrances along Sunset Blvd, multifamily residential access on Sunset Lane and NE 11th St, and the entries to ground level units along Sunset Lane and Kirkland Ave. 4. Ground level units in Blocks A and B are set back more than 15’ from the sidewalk and provide substantial landscape buffers between ROW and private outdoor spaces. Where 2 feasible due to grade changes, ground level units are also raised above street level to further increase residents’ privacy. 5. Not applicable to a mixed-use building E1. REQUIREMENTS – BUILDING ENTRIES All District All of the following are required: 1. The primary entrance of each building shall be: a. Located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human - scale elements; and b. Made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. 3. Building entries from a parking lot shall be subordinate to those related to the street. 4. Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. 5. Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. 6. Ground floor residential units that are directly accessible from the street shall include: a. Entries from front yards to provide transition space from the street; or b. Entries from an open space such as a courtyard or garden that is accessible from the street. RESPONSE See sheet MP-09.10 1. Primary entrances for the buildings are all visible from the street and connected to the public sidewalks. 2. All retail entries on Sunset Blvd and residential lobby entries on the North and South corners of Sunset Lane are made prominent by use of canopies, lighting and landscape elements. Canopies are in excess of the required 4’-6” width and proportionally mounted to provide weather protection at the ground level. 3. The majority of entries are located off of the sidewalk. The entry to childcare is located off of a surface parking lot that is connected to the sidewalk with a pedestrian path. A canopy running along the building creates a protected and welcoming entry for those coming from the sidewalk. 4 & 5. Entries, lobbies, and storefront are all oriented to streets and sidewalks, with landscaping directing pedestrian flow to primary entries. 6. Ground floor units are accessed from the sidewalk though private outdoor patio spaces, with landscaping providing a transition area between public and private. 3 E1. REQUIREMENTS – TRANSITION TO SURROUNDING DEVELOPMENT Districts A, B, and D At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. RESPONSE See sheet MP-09.10 Two of the three design elements are incorporated into the design: 2. Articulation along the façade and a roof design of alternating slopes divide buildings A and B into smaller increments, reducing the perceived bulk of the building in order to transition to the adjacent uses. The ground floor units that line Sunset Lane mirror the scale of the townhomes across the street and the location of the child care facility and associated outdoor play space at the southern end of building B transitions the proposed project to the public park and library across the street. 3. The varying roof lines and shapes break down the bulk of the overall building E1. REQUIREMENTS – SERVICE ELEMENT LOCATION AND DESIGN All Districts All of the following are required: 1. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. 2. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors (illustration below). 3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3) 4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. RESPONSE See sheets MP-05.2 and MP-07.2 1. Service elements including the trash and recycling for the residential and commercial portions of buildings A and B are located within the podium of these buildings. Their location within the podiums make service elements easily accessible to both service vehicles and tenants while fully enclosing them to minimize their impact on the pedestrian experience. 2. Since the service elements are located inside the podium of the buildings, they are f ully enclosed and screened from the street. 4 3 & 4. Not applicable, due to the location of the service elements inside of the building podium. E1. REQUIREMENTS – GATEWAYS Districts C and D All of the following are required: 1. Developments located at district gateways shall be marked with visually prominent features. 2. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. 3. Visual prominence shall be distinguished by two (2) or more of the following: a. Public art; b. Special landscape treatment; c. Open space/plaza; d. Landmark building form; e. Special paving, unique pedestrian scale lighting, or bollards; f. Prominent architectural features (trellis, arbor, pergola, or gazebo); g. Neighborhood or district entry identification (commercial signs do not qualify). RESPONSE See sheet MP-09.1 and MP-09.2 1. The entry to the site from Sunset Boulevard to NE 11th St is marked by distinctive fan shaped canopies above the corner retail space and corner balconies at the upper residential floors. 2. Distinctive entry canopies are oriented towards the pedestrians and vehicles entering the site. 3. Visual prominence is distinguished through (c) Open space/plazas at the corner of NE Sunset Blvd./Kirkland Ave. NE and NE Sunset Blvd./NE 11th St., (f) Prominent architectural features including fan canopies and sloped and butterfly rood forms E2. SURFACE PARKING Districts A, B, and D Both of the following are required: 1. Parking shall be located so that no surface parking is located between: a. A building and the front property line; and/or b. A building and the side property line (when on a corner lot). 2. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. RESPONSE See sheet MP-03.1 1. Minimal surface parking is proposed as part of this project. 13 stalls are provided for the day care off of NE 10th Street. The parking lot is oriented in the North/South direction and located between two lots instead of adjacent to a street in order to minimize the impact on the pedestrian environment. 2. The surface parking is located away from the street so that it is screened from the street by adjacent buildings 5 E2. STRUCTURED PARKING GARAGES All Districts All of the following are required: 1. Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width (illustration below). 2. The entire public facing facade shall be pedestrian-oriented. The Administrator may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. 3. Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (illustration below). 4. The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. 5. Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. 6. The Administrator 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: 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; or h. Other treatments that meet the intent of this standard RESPONSE See sheets MP-05.1, MP-05.2 and MP-07.1 - MP-07.3 1. On-site parking for residents and businesses will be provided within the podiums of Blocks A and B. 2. The internal parking will be fully screened from the street by commercial space, amenity space and residential units. 3. Exposed parking garage facades will be articulated with masonry trim 4. Access for Block A parking will be off of Kirkland Ave NE and Sunset Ln, and Block B access will be off NE 11th St and an access easement from NE 10th St. Public breezeways will provide pedestrian access from Sunset Blvd to the internal parking in both buildings A and B. 5. The exposed parts of the parking garage entries will utilize similar materials and details as the rest of the building, allowing these parts of the structures to complement the adjacent building. 6. A reduced setback to zero was previously approved along Sunset Blvd. to allow for ROW widening in order to add angled street parking and side road parallel parking to Sunset Blvd. Brick (d) will be integrated in with the architectural design of the building. 6 E2. VEHICULAR ACCESS Districts A, B, and D The following is required: 1. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. 2. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. RESPONSE See sheet MP-03.1 1. Vehicles will access the parking garages off of side streets and utilize existing curb cuts at two of the four locations. 2. Parking access is condensed to two locations per building and located away from the primary streets in order to reduce the impact to pedestrians. E3. REQUIREMENTS – PEDESTRIAN CIRCULATION Districts A, C, and D All of the following are required: 1. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or appropriate permeable walking surface material, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. 2. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials (illustration below). Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. 3. 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 one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot (8') minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). 4. Mid-block connections between buildings shall be provided. All Districts 5. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual RESPONSE See sheet MP-03.1 1. Sidewalks are provided along all of the streets in the proposed project connecting the buildings with each other along with the adjacent neighborhood. 7 2. The one surface parking area will not have internal pathways, instead separate walk way will run along the length of the parking lot. 3. 12’ sidewalks are provided along the retail frontage of Sunset Blvd. 4. Not applicable for blocks A and B, only one building on each block. See landscape plan for Blocks C and D. 5. All sidewalks will be of an all-weather walking surface. See civil and landscape drawings. E3. PEDESTRIAN AMENITIES Districts C and D All of the following are required: 1. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 2. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. a. Site furniture shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. 3. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above grou nd level. RESPONSE See sheet MP-09.10 1. Amenities that will help enhance the pedestrian experience include street trees, plan ters for landscaping, transparent windows and outdoor seating areas. 2. Space for outdoor seating will be provided adjacent to the corner retail space along NE 11th St. on both block A and B. 3. Overhead weather protection along the commercial and residential entries will create a comfortable year-round environment. E4. RECREATION AREAS AND COMMON OPEN SPACE Districts A, C, and D All of the following are required: 1. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. a. At minimum, fifty (50) square feet per unit shall be provided. b. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. c. Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. d. For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space. 8 e. At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea-patches, or multi-purpose open spaces; ii. 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; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. f. The following shall not be counted toward the common open space or recreation area requirement: i. Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that 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 resident s of the development (illustration below). iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. 2. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. a. The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum. b. The pedestrian-oriented space shall include all of the following: i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot- candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. c. The following areas shall not count as pedestrian -oriented space: i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. 3. Open space substitution: see RMC 4-1-240. 9 All Districts None of the items in this section apply to this location RESPONSE See sheet L-1.0 Districts A, C, and D 1. Common open space is provided in the raised courtyards of buildings A and B at a rate of 50sf/unit. The courtyards will be oriented to provide access to light and provide openings at two ends of the courtyard to allow views from the courtyard and allow air to flow through this space. Courtyards and recreational spaces will include area for: i. pea-patches ii. children’s play space iii. space for passive recreation iv. an indoor basketball court in building A v. a swimming pool in building B vi. exercise areas vii. game rooms and other rooms for informal gathering. 2. See landscape plans All Districts 1 – 4. Not Applicable to this location E5. REQUIREMENTS – BUILDING CHARACTER AND MASSING Districts A and D Both of the following are required: 1. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. RESPONSE See sheets MP-05.4 and MP-07.5 1. Modulation intervals are less than 40’ in length. 2. Modulations are generally as high as the building and often 10’-12’ wide at a minimum. The depth of the modulations is 2’ or greater with a frequent dimension of 4’ in depth. 3. The façade of buildings A and B will modulate through material and plane changes to reduce the apparent bulk and scale of the facades. E5. REQUIREMENTS – GROUND LEVEL DETAILS All Districts All of the following are required: 1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 2. Upper portions of building facades shall 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 percent (50%). 10 3. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Display racks and fixtures may not obscure more than fifty percent (50%) of the window space. 4. Window coverings, such as blinds and curtains, must be functional, they may not be affixed so that they cannot be open and/or closed. All of the following are prohibited: 1. Tinted and dark glass, highly reflective (mirror-type) glass and film. 2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways. a. A wall (including building facades and retaining walls) is considered a blank wall if: i. It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or ii. Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. b. If blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the wall and use one or more of the following (illustration below): i. A planting bed at least five feet (5') in width abutting the blank wall that contains trees, shrubs, evergreen ground cover, or vines; ii. Trellis or other vine supports with evergreen climbing vines; iii. Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; iv. Artwork, such as bas-relief sculpture, mural, or similar; or v. Seating area with special paving and seasonal planting. Districts B, C and D 1. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). 2. Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. RESPONSE See sheet MP-09.10 All Districts 1. Human-scaled elements including brick details, storefront windows, canopies, lighting fixtures and landscape features will be provided along the ground floor of buildings A and B. 2. Windows at the upper portions of the building facades will be clear. 3. Commercial windows will be open to the inside of the retail space instead of having permanent display space. Frequently changing merchandise and can be displayed in front of these windows. 4. No window coverings are proposed at the commercial storefront. Operable blinds will be provided at residential windows. 11 The following are not included in the project: 1. Glass that is tinted, dark or highly reflective 2. Blank walls will have items (i), (iii) and (v) per plans where applicable. Districts B, C and D 1. The commercial and amenity facades are comprised of 50% transparent windows and doors to provide visibility into and out of these spaces. 2. Storefronts will predominantly contain clear glazing. E5. REQUIREMENTS – BUILDING ROOF LINES Districts A, C, and D The following is required: At least one of the following elements shall be used to create varied and interesting roof profiles (illustration below): 1. Extended parapets; 2. Feature elements projecting above parapets; 3. Projected cornices; 4. Pitched or sloped roofs. 5. Roof-mounted mechanical equipment shall not be visible to pedestrians. 6. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. RESPONSE See sheet MP-09.10 Districts A, C, and D The following elements will be used: 1, 2 & 4 In order to provide a varied and interesting roof profile roof forms are a mix of extended parapets and sloped roofs that alternate direction. 5. Mechanical equipment located on the roof will screened so that it is not visible to pedestrians E5. REQUIREMENTS – BUILDING MATERIALS All Districts All of the following are required: 1. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. 2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. 3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. 4. 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. 5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. 6. 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. 12 Districts A, C, and D The following is required: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. RESPONSE See sheets MP-06.1, MP-08.1 and MP-09.1 All Districts 1. The same building materials and color schemes are used throughout building A and B 2. Material variations are used along all facades of buildings A and B. 3. The buildings will utilize a variety of materials: Upper floors materials will including fiber cement panels and wood-like lap siding. Within the fiber cement panels, different color schemes will add variety to the building facades. At the ground level, variation in the brick pattern will provide further variation at the pedestrian scale. 4. Durable, high quality materials will be used including brick, metal, glass and cast-in-place concrete. 5. Concrete is used as a material variation at the base of the buildings 6. Concrete block walls will use integral color and texture, deco bonding pattern where applicable. Districts A, C, and D Material variations include a mix of materials including fiber cement panels, wood -like lap siding, brick and cast-in-place concrete. To add further variations fiber cement panels will be of different colors and a patterned brick work will provide further interest at the pedestrian scale. E7. REQUIREMENTS – LIGHTING Districts A, C, and D All of the following are required: 1. 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. 2. 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. 3. 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.). RESPONSE Districts A, C, and D 1. Pedestrian scaled lighting will be provided at commercial and residential entries. 2. Additional accent lighting will be located along the facades of buildings A and B. 3. Downlights will be provided along the streets for pedestrian and vehicle safety.