HomeMy WebLinkAboutUrban Center Overlay Design Guidelines (6/7/2004)%WWI
Amends ORDs:
4963, 5001, 5029
5080, 5100
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 512 4
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING SECTIONS 4-2-060, 4-2-070, AND 4-2-080, OF CHAPTER 2,
ZONING DISTRICTS - USES AND STANDARDS, AND SECTION 4-3-100
OF CHAPTER 3, ENVIRONMENTAL REGULATIONS AND OVERLAY
DISTRICTS, AND CHAPTER 11, DEFINITIONS, OF TITLE IV
(DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260
ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF
RENTON, WASHINGTON" BY REVISING URBAN CENTER DESIGN
OVERLAY REGULATIONS FOR DEVELOPMENT IN THE URBAN
CENTER.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS:
SECTION I. Subsection I, Retail, of Section 4-2-060, Zoning Use Table — Uses
Allowed in Zoning Designations, of Chapter 2, Zoning Districts — Uses and Standards, of Title
IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of
the City of Renton, Washington" is hereby amended to read as shown in Attachment A.
SECTION II. The use table subsection entitled "RETAIL" in subsection 4-2-
070.K, Commercial Arterial (CA), of Chapter 2, Zoning Districts — Uses and Standards, of Title
IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of
the City of Renton, Washington" is hereby amended to read as shown on Attachment B.
SECTION III. The use table subsection entitled "RETAIL" in Section 4-2-070.N,
Commercial/Office/Residential (COR), of Chapter 2, Zoning Districts — Uses and Standards, of
Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General
*40
*0 ORDINANCE NO. , i?
Ordinances of the City of Renton, Washington" is hereby amended to read as shown on
Attachment B.
SECTION IV. The use table subsection entitled "RETAIL" in subsection 4-2-
070.0, Industrial Light (IL), of Chapter 2, Zoning Districts — Uses and Standards, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended to read as shown on Attachment B.
SECTION V. The use table subsection entitled "RETAIL" in Section 4-2-070.P,
Industrial Medium (Ill), of Chapter 2, Zoning Districts — Uses and Standards, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended to read as shown on Attachment B.
SECTION VI. The use table subsection entitled "RETAIL" in Section 4-2-070.Q,
Industrial Heavy (IH), of Chapter 2, Zoning Districts — Uses and Standards, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended to read as shown on Attachment B.
SECTION VII. Section 4-2-080.A.72 of Chapter 2, Zoning Districts — Uses and
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended to read as follows:
72. Big -box retail uses are subject to compliance with Design Regulations applicable
to District `C' as detailed in RMC 4-3-100, except in the Employment Area — Valley south of
Interstate 405.
Big -box retail uses are not permitted in the NE 4 h Street Commercial Corridor, Puget
Commercial Corridor, and NE Sunset Blvd. Commercial Corridor within the Commercial
Arterial (CA) Zone.
2
ORDINANCE NO. 5124 *me
SECTION VIM Section 4-3-100, Urban Center Design Overlay Regulations, of
Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington" is hereby amended to read as follows:
RMC 4-3-100 URBAN DESIGN REGULATIONS:
A. PURPOSE:
The purpose of this Section is to:
1. Establish design review regulations in accordance with policies established in the
Land Use and Community Design Elements of the Renton Comprehensive Plan in order to:
a. Maintain and protect property values,
b. Enhance the general appearance of the City,
C. Encourage creativity in building and site design,
d. Achieve predictability, balanced with flexibility, and
e. Consider the individual merits of proposals.
2. Create design standards and guidelines specific to District `A' (the Downtown
Core) that ensure design quality of structures and site development implementing the City of
Renton's Comprehensive Plan Vision for its Urban Center — Downtown. The Vision is of a
downtown that will continue to develop into an efficient and attractive urban city. The Vision of
the Downtown Core is of mixed -uses with high -density residential living supported by multi -
modal transit opportunities. Redevelopment will be based on the pattern and scale of established
streets and buildings.
3. Create design standards and guidelines specific to District `B' (the South Renton
Neighborhood) that ensure design quality of structures and site development implementing the
ORDINANCE NO. 5124
City's South Renton Neighborhood Plan. The South Renton Neighborhood Plan, for a
residential area located within the Urban Center — Downtown, maintains the existing, traditional
grid street plan and respects the scale of the neighborhood, while providing new housing at urban
densities. The South Renton Neighborhood Plan supports a residential area that is positioned to
capitalize on the employment and retail opportunities increasingly available in the nearby
Downtown Core.
4. Create design standards and guidelines specific to the Urban Center — North
(District `C') that ensure design quality of structures and site development that implements the
City of Renton's Comprehensive Plan Vision for its Urban Center — North. This Vision is of an
urban environment that concentrates uses in a "grid pattern" of streets and blocks. The Vision is
of a vibrant, economically vital neighborhood that encourages use throughout by pedestrians.
5. Create design standards and guidelines applicable to the use of "big -box retail" as
defined in RMC 4-11-180, Definitions.
6. Establish two categories of regulations: (a) "minimum standards" that must be
met, and (b) "guidelines" that, while not mandatory, are considered by the Development Services
Director in determining if the proposed action meets the intent of the design guidelines. In the
Urban Center Design Overlay area, specific minimum standards and guidelines may apply to all
three districts, or certain districts only (Districts `A', `13% or `C'), as indicated herein.
B. APPLICABILITY:
This Section shall apply to all development in the Urban Center — Downtown and
Urban Center — North. For the purposes of the Design Regulations, the Center Downtown is
District `A', South Renton is District `13% and the Urban Center - North is District `C'. Districts
4
1"use
ORDINANCE NO. 5124
A-C are depicted on the Urban Center Design Overlay District Map, shown in subsection 4 of
this Section.
2. This Section shall also apply to big -box retail use where allowed in the
Commercial Arterial (CA), Light Industrial (IL), Medium Industrial (IM), and Heavy Industrial
(IH) zones, except when those zones are located in the Employment Area — Valley south of
Interstate 405. Big -box retail uses within these zones, except in the Employment Area — Valley,
must comply with design standards and guidelines specific to the Urban Center — North (District
`C'
3. Where conflicts may be construed between the RMC 4-3-100, Design Regulations
and other sections of the Renton Municipal Code, the Regulations of RMC 4-3-100 shall prevail.
4. Urban Center Design Overlay District Map:
ilm!!L j -,
'I,
IP
ORDINANCE NO. 5124 1,.
C. EXEMPTIONS:
The Design Regulations shall not apply to:
1. Interior Remodels: Interior remodels of existing buildings or structures provided
the alterations do not modify the building facade.
2. Aircraft manufacturing: Structures related to the existing use of aircraft
manufacturing in District `C'.
D. ADMINISTRATION:
1. Review Process: Applications subject to Design Regulations shall be processed
as a component of the governing land use process.
2. Authority: The Director of the Development Services Division shall have the
authority to approve, approve with conditions, or deny proposals based upon the provisions of
the Design Regulations. In rendering a decision, the Director will consider proposals on the
basis of individual merit, will consider the overall intent of the minimum standards and
guidelines, and will encourage creative design alternatives in order to achieve the purposes of the
Design Regulations.
E. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so
that the Vision of the City of Renton can be realized for a high -density urban environment; so
that businesses enjoy visibility from public rights -of -way; and to encourage pedestrian activity
throughout the district.
1. Site Design and Street Pattern:
Intent: To ensure that the City of Renton Vision can be realized within the Urban Center
Districts; plan districts that are organized for efficiency while maintaining flexibility for future
7
ORDINANCE NO. 512 4
development at high urban densities and intensities of use; create and maintain a safe, convenient
network of streets of varying dimensions for vehicle circulation; and provide service to
businesses.
street pattern.
a. Minimum Standards for Districts `A' and `B': Maintain existing grid
b. Minimum Standards for District `C':
i. Provide a network of public and/or private local streets in addition
to public arterials.
ii. Maintain a hierarchy of streets to provide organized circulation
that promotes use by multiple transportation modes and to avoid overburdening the roadway
system. The hierarchy shall consist of (from greatest in size to smallest):
(a) High Visibility Street. A highly visible arterial street that
warrants special design treatment to improve its appearance and maintain its transportation
function.
(b) Arterial Street. A street classified as a principal arterial on
the City's Arterial Street Plan.
(c) Pedestrian -Oriented Streets. Streets that are intended to
feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow
travel lanes, on -street parking, and wide sidewalks.
(d) Internal or Local Roads (public or private)
(e) Drive aisles
2. Building Location and Orientation:
ORDINANCE NO. 512 4
Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks
and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is
facilitated; encourage siting of structures so that natural light and solar access are available to
other structures and open space; enhance the visual character and definition of streets within the
district; provide an appropriate transition between buildings, parking areas, and other land uses
and the street; and increase privacy for residential uses located near the street.
a. Minimum Standards for Districts `A' and 113% Orient buildings to the
street with clear connections to the sidewalk.
b. Minimum Standards for District `C':
Buildings on designated pedestrian -oriented streets shall feature
"pedestrian -oriented facades" and clear connections to the sidewalk (see illustration, RMC 4-3-
100.E.7.a). Such buildings shall be located adjacent to the sidewalk, except where pedestrian -
oriented space is located between the building and the sidewalk. Parking between the building
and pedestrian -oriented streets is prohibited.
ii. Buildings fronting on pedestrian -oriented streets shall contain
pedestrian -oriented uses.
iii. Non-residential buildings may be located directly adjacent to any
street as long as they feature a pedestrian -oriented fagade.
iv. Buildings containing street -level residential uses and single -
purpose residential buildings shall be set back from the sidewalk a minimum of ten (10) feet and
feature substanial landscaping between the sidewalk and the building (see illustration, RMC 4-3-
I OO.E.7.b).
6
ORDINANCE NO. 5124
V. If buildings do not feature pedestrian -oriented facades they shall
have substantial landscaping between the sidewalk and building. Such landscaping shall be at
least ten (10) feet in width as measured from the sidewalk (see illustration, RMC 4-3-100.E.7.c).
C. Guidelines Applicable to District `C':
i. Siting of a structure should take into consideration the continued
availability of natural light (both direct and reflected) and direct sun exposure to nearby
buildings and open space (except parking areas).
ii. Ground floor residential uses located near the street should be
raised above street level for residents' privacy.
3. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure
that building entries further the pedestrian nature of the fronting sidewalk and the urban character
of the district.
a. Minimum Standard for Districts `A' and `B':
Entrance Location: A primary entrance of each building shall be located on the facade
facing a street. Such entrances shall be prominent, visible from the street, connected by a
walkway to the public sidewalk, and include human scale elements.
b. Minimum Standards for District `C':
i. On pedestrian -oriented streets, the primary entrance of.each
building shall be located on the facade facing the street.
ii. On non -pedestrian -oriented streets, entrances shall be prominent,
visible from surrounding streets, connected by a walkway to the public sidewalk, and include
human -scale elements.
10
...,• ORDINANCE NO. 512 4
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 (see illustration, RMC 4-3-100.E.7.d).
iv. Weather protection at least four and one-half (4-1/2) feet wide and
proportional to the distance above ground level shall be provided over the primary entry of all
buildings and over any entry adjacent to a street.
V. Pedestrian pathways from public sidewalks to primary entrances,
or from parking lots to primary entrances shall be clearly delineated.
C. Guidelines Applicable to All Districts:
Multiple buildings on the same site should provide a continuous
network of pedestrian paths and open spaces that incorporate landscaping to provide a directed
view to building entries.
ii. Ground floor units should be directly accessible from the street or
an open space such as a courtyard or garden that is accessible from the street.
iii. Secondary access (not fronting on a street) should have weather
protection at least four and one-half (4-1/2) feet wide over the entrance or other similar indicator
of access.
iv. Pedestrian access should be provided to the building from property
edges, adjacent lots, abutting street intersections, crosswalks, and transit stops.
V. Features such as entries, lobbies, and display windows should be
oriented to a street or pedestrian -oriented space; otherwise, screening or decorative features such
11
ORDINANCE NO. 512 4 *400
as trellises, artwork, murals, landscaping, or combinations thereof, should be incorporated into
the street -oriented facade.
d. Guidelines Applicable to District `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.
iii. Entries from the street should be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping. Entries from parking lots should be
subordinate to those related to the street for buildings within District W.
e. Guidelines Applicable to District 1131:
Front yards should provide transition space between the public street and the private
residence such as a porch, landscaped area, terrace, or similar feature.
f. Guidelines Applicable to District `C':
For projects that include residential uses, entries should provide transition space between
the public street and the private residence such as a porch, landscaped area, terrace, common
area, lobby, or similar feature.
4. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton's
long-established, existing neighborhoods are preserved.
a. Minimum Standards for District `A':
12
ORDINANCE NO. 5
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:
Setbacks at the side or rear of a building may be increased by the
Reviewing Official in order to reduce the bulk and scale of larger buildings so that sunlight
reaches adjacent yards;
smaller increments; or
ii. Building proportions, including step -backs on upper levels;
iii. Building articulation to divide a larger architectural element into
iv. Roof lines, roof pitches, and roof shapes designed to reduce
apparent bulk and transition with existing development.
b. Minimum Standards for District `B':
i. Careful siting and design treatment is necessary to achieve a
compatible transition where new buildings differ from surrounding development in terms of
building height, bulk, and scale. At least one of the following design elements shall be provided
to promote a transition to surrounding uses:
(a) Setbacks at the side or rear of a building increased in order
to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or
(b) Building articulation provided to divide a larger
architectural element into smaller pieces; or
(c) Roof lines, roof pitches, and roof shapes designed to reduce
apparent bulk and transition with existing development.
13
ORDINANCE NO. 5124
ii. In areas with older style, steeply -pitched, single-family homes,
similar roof styles are required to achieve more harmonious relationships between new and old
buildings.
C. Minimum Standards for District `C':
For properties along North 61h Street and Logan Avenue North
(between North 41h Street and North 6th Street), applicants shall demonstrate how their project
provides an appropriate transition to the long established, existing neighborhood south of North
61h Street known as the North Renton Neighborhood.
ii. For properties located south of North 8th Street, east of Garden
Avenue North, applicants must demonstrate how their project appropriately provides transitions
to existing industrial uses.
5. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e. waste
receptacles, loading docks) by locating service and loading areas away from high -volume
pedestrian areas, and screening them from view in high visibility areas.
a. Minimum Standards for All Districts:
i. Service elements shall be located and designed to minimize the
impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant use (see
illustration, RMC 4-3-100.E.7.e).
ii. Garbage, recycling collection, and utility areas shall be enclosed,
consistent with RMC 4-4-090, Refuse and Recyclables Standards and RMC 4-4-095, Screening
and Storage Height/Location Limitations.
14
... ORDINANCE NO. 5124 ,„m
iii. In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and screened around
their perimeter by a wall or fence and have self -closing doors (see illustration, RMC 4-3-
100.E.7.f).
iv. The use of chain link, plastic, or wire fencing is prohibited.
V. If the service area is adjacent to a street, pathway, or pedestrian -
oriented space, a landscaped planting strip, minimum three feet wide, shall be located on three
sides of such facility.
b. Guidelines Applicable to All Districts:
Service enclosure fences should be made of masonry, ornamental metal or wood, or some
combination of the three.
6. Gateways:
Intent: To distinguish Gateways as primary entrances to districts or to the City; provide
special design features and architectural elements at Gateways; and ensure that Gateways, while
they are distinctive within the context of the district, are compatible with the district in form and
scale.
a. Minimum Standards for District `C':
i. Developments located at district gateways shall be marked with
visually prominent features (see illustration, RMC 4-3-100.E.7.g).
ii. Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles (see illustration, RMC 4-3-100.E.7.h).
following:
iii. Visual prominence shall be distinguished by two or more of the
15
J
fir' ORDINANCE NO. 512 4
(a) Public art
(b) Monuments
(c) Special landscape treatment
(d) Open space/plaza
(e) Identifying building form
(0 Special paving, unique pedestrian scale lighting, or bollards
(g) Prominent architectural features (trellis, arbor, pergola, or
gazebo)
(h) Signage, displaying neighborhood or district entry
identification (commercial signs are not allowed)
7. Illustrations
Pedestrian -oriented
facade
Pedestrian riented facades: /
rimary building entry
us\�
m t be facing the street
transparent whdow area a wndow
display along 75% of the ground floor
between the height of 2 to 8 feet
above the ground
weather Protedion at bast 4 % feet wide
along at least 75% of the fa -de
a. Pedestrian -oriented facades (See RMC 4-3-100.E.2.b.i)
16
r ORDINANCE NO. 5124
Raised planters provide privacy
for residents while maintaining
views of the street from units
Trees
-
b. Street -level residential (See RMC 4-3-100.E.2.b.iv)
Combination of evergreen and
deciduous shrubs and trees
C.
Building
Raised planter
Buildings without pedestrian -oriented uses (See RMC 4-3-100.E.2.b.v)
17
ORDINANCE NO. 512 4
d. Building entries (See RMC 4-3-100.E.3.b.iii)
DUMPSI
LOCATE
REAR O
SITE
e. Service elements located to minimize the impact on the pedestrian environment (See
RMC 4-3-100.E.5.a.i)
ORDINANCE NO. 5124
f Service enclosure (See RMC 4-3
13eiowws
�V[fultat; Pau
-100.E.5.a.iii)
m �sm
m m m m FI[IaJ_� _
m m m m
T"
Aj
Nate: Eeroro Mal
Widvg mes not
Nock vireinq
Nmgle N
inlersxUmc
❑000a
❑000❑
�wr
;ool enclosure
keep birds out
El-M-
Plan
0
— � Elevaion
eev.iam.
FA A
"-- i
Plan
g. Distinguishable building form appropriate for gateway locations (See RMC 4-3-
100.E.6.a.i)
19
r
ORDINANCE NO. 512 4 140
h. Gateway landscaping, open space, pedestrian amenities and signage that identifies the
commercial area (See RMC 4-3-100.E.6.a.ii)
F. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center; incorporate various
modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity
in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades;
minimize the visual impact of parking lots; and use access streets and parking to maintain an
urban edge to the district.
1. Location of Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots
primarily in back of buildings.
a. Minimum Standards For Districts `A' and `B':
No surface parking shall be located between a building and the front
property line or the building and side property line on the street side of a corner lot.
b. Minimum Standards for District `C':
On designated pedestrian -oriented streets:
(a) Parking shall be at the side and/or rear of a building, with
the exception of on -street parallel parking. No more than sixty (60) feet of the street frontage
measured parallel to the curb shall be occupied by off-street parking and vehicular access.
20
•MW ORDINANCE NO. 5124 New
(b) On -street parallel parking spaces located adjacent to the site
can be included in calculation of required parking. For parking ratios based on use and zone, see
RMC 4-4-080, Parking, Loading and Driveway Regulations.
of the street.
(c) On -street, parallel parking shall be required on both sides
ii. All parking lots located between a building and street or visible
from a street shall feature landscaping between the sidewalk and building; see RMC 4-4-080.F,
Parking Lot Design Standards.
iii. Surface parking lots: The applicant must successfully demonstrate
that the surface parking lot is designed to facilitate future structured parking and/or other infill
development. For example, an appropriate surface parking area would feature a one -thousand
and five -hundred (1,500) foot maximum perimeter area and a minimum dimension on one side
of two -hundred (200) feet, unless project proponent can demonstrate future alternative use of the
area would be physically possible. Exception: If there are size constraints inherent in the original
parcel (see illustration, RMC 4-3-100.F.5.a).
C. Guidelines Applicable to All Districts:
In areas of mixed -use development, shared parking is recommended.
d. Guidelines Applicable to District `C':
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 fagade.
ii. When fronting on streets not designated as pedestrian -oriented,
parking lots should be located on the interior portions of blocks and screened from the
surrounding roadways by buildings, landscaping and/or gateway features as dictated by location.
21
J
ORDINANCE NO. 5124 *40
2. Design of Surface Parking:
Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce
the impact of parking lots wherever possible.
a. Minimum Standards for Districts `A' and `C':
i. Parking lot lighting shall not spill onto adjacent or abutting
properties (see illustration, RMC 4-3-100.F.5.b).
ii. All surface parking lots shall be landscaped to reduce their visual
impact (see RMC 4-4-080.F.7, Landscape Requirements).
b. Guidelines Applicable to All Districts:
i. Wherever possible, parking should be configured into small units,
connected by landscaped areas to provide on -site buffering from visual impacts.
ii. Access to parking modules should be provided by public or private
local streets with sidewalks on both sides where possible, rather than internal drive aisles.
iii. Where multiple driveways cannot be avoided, provide landscaping
to separate and minimize their impact on the streetscape.
3. Structured Parking Garages:
Intent: To more efficiently use land needed for vehicle parking; encourage the use of
structured parking throughout the Urban Center; physically and visually integrate parking
garages with other uses; and reduce the overall impact of parking garages when they are located
in proximity to the designated pedestrian environment.
a. Minimum Standards for District `C':
i. Parking structures fronting designated pedestrian -oriented streets:
22
NOW ORDINANCE NO. 5124
(a) Parking structures shall provide space for ground -floor
commercial uses along street frontages at a minimum of seventy-five (75) percent of the frontage
width (see illustration, RMC 4-3-100.F.5.c).
(b) The entire facade must feature a pedestrian -oriented facade.
ii. Parking structures fronting non -pedestrian -oriented streets:
(a) Parking structures fronting non -pedestrian -oriented streets
and not featuring a pedestrian -oriented fagade shall be setback at least six (6) feet from the
sidewalk and feature substantial landscaping. This includes a combination of evergreen and
deciduous trees, shrubs, and ground cover. This setback shall be increased to ten (10) feet
adjacent to high visibility streets.
(b) The Director may allow a reduced setback where
the applicant can successfully demonstrate that the landscaped area and/or other design
treatment meets the intent of these standards and guidelines. Possible treatments to
reduce the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
(i) Ornamental grillwork (other than vertical
bars);
(ii) Decorative artwork;
(iii) Display windows;
(iv) Brick, tile, or stone;
(v) Pre -cast decorative panels;
(vi) Vine -covered trellis;
23
ORDINANCE NO. 5124 *40
(vii) Raised landscaping beds with decorative materials;
or
(viii) Other treatments that meet the intent of this
standard.
(c) Facades shall be articulated architecturally, so as to
maintain a human scale and to avoid a solid wall. Vehicular entrances to non-residential or
mixed -use parking structures shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials (see illustration, RMC 4-3-100.F.5.d).
b. Guidelines Applicable to All Districts:
Parking garage entries should be designed and sited to complement, not subordinate, the
pedestrian entry. If possible, locate the parking entry away from the primary street, to either the
side or rear of the building.
C. Guidelines Applicable to Districts `A' and `C':
i. Parking garage entries should not dominate the streetscape.
ii. The design of structured parking at finished grade under a building
should minimize the apparent width of garage entries.
iii. Parking within the building should be enclosed or screened
through any combination of walls, decorative grilles, or trellis work with landscaping.
iv. Parking garages should be designed to be complementary with
adjacent buildings. Use similar forms, materials, and/or details to enhance garages.
V. Residential garage parking should be secured with electronic
entries.
24
ORDINANCE NO. 512 4 ,.r a
vi. Parking structure service and storage functions should be located
away from the street edge and generally not be visible from the street or sidewalks.
d. Guidelines Applicable to District `B':
i. Attached personal parking garages at -grade should be
individualized and not enclose more than two cars per enclosed space. Such garages should be
architecturally integrated into the whole development.
ii. Multiple -user parking garages at -grade should be enclosed or
screened from view through any combination of walls, decorative grilles, or trellis work with
landscaping.
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.
4. Vehicular Access:
Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating
and/or eliminating vehicular access off streets within pedestrian environments and/or designated
pedestrian -oriented streets.
a. Minimum Standards for District `B':
25
ORDINANCE NO. 5124
Parking lots and garages shall be accessed from alleys when available.
b. Minimum Standards for District `C':
i. Parking garages shall be accessed at the rear of buildings or from
non -pedestrian -oriented streets when available.
ii. Surface parking driveways are prohibited on pedestrian -oriented
streets.
iii. Parking lot entrances, driveways, and other vehicular access points
on high visibility streets shall be restricted to one entrance and exit lane per five hundred (500)
linear feet as measured horizontally along the street.
C. Guidelines Applicable to District `A':
i. Parking lots and garages should be accessed from alleys or side
streets.
ii. Driveways should be located to be visible from the right-of-way,
but not impede pedestrian circulation on -site or to adjoining properties. Where possible,
minimize the number of driveways and curb cuts.
d. Guidelines Applicable to Area `B':
i. Garage entryways and/or driveways accessible only from a street
should not impede pedestrian circulation along the sidewalk.
ii. Curb cuts should be minimized whenever possible through the use
of shared driveways.
5. Illustrations
NR
ORDINANCE NO. 5124
a.
rwaP.r�,y
Moues bra �a
rm..m wuvr� rrr,�
Parking and vehicular access in District "C" (See RMC 4-3-100.F.l.b.iii)
18110"Mim
my i'Hylyh
Siqgf
ik�
_..z
DON'T DO THIS
b. Parking lot lighting (See RMC 4-3-100.F.2.a.i)
Parking garage on
second floor
tv'
— Ground floor commercial space
with pedestrian -oriented facade
C. Parking structure fronting on pedestrian -oriented street with pedestrian -oriented uses and
facades along the ground floor (See RMC 4-3-100.F.3.a.i(a))
27
%W ORDINANCE NO. 512 4 *40
Articulation of - --
facade components
to reduce scale
and add visual
interest
Decorative trellis -----
structure for vines
Raised planting -
bed adjacent to
sidewalk
d. Parking structure designed to enhance streetscape (See RMC 4-3-100T.3.a.ii(c))
G. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center by creating
pedestrian networks and by providing strong links from streets and drives to building entrances;
make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk
between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi -modal and public transportation systems in order to reduce other
vehicular traffic.
1. Pathways through Parking Lots:
Intent: To provide safe and attractive pedestrian connections to buildings, parking
garages, and parking lots.
a. Minimum Standards for District `C':
i. Clearly delineated pedestrian pathways and/or private streets shall
be provided throughout parking areas.
NK
%-*' ORDINANCE NO. 512 4
ii. Within parking areas, pedestrian pathways shall be provided
perpendicular to the applicable building facade, at a maximum distance of one hundred and fifty
(150) feet apart (see illustration, RMC 4-3-100.G.4.a).
2. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and
convenience and enhance the pedestrian environment.
a. Minimum Standards for Districts A and C:
i. Developments shall include an integrated pedestrian
circulation system that connects buildings, open space, and parking areas with the
adjacent street sidewalk system and adjacent properties (see illustration, RMC 4-3-
100.G.4.b).
ii. Sidewalks located between buildings and streets shall be
raised above the level of vehicular travel.
iii. Pedestrian pathways within parking lots or parking modules shall
be differentiated by material or texture from adjacent paving materials (see illustration, RMC 4-
3-100.G.4.c).
iv. Sidewalks and pathways along the fagades of buildings
shall be of sufficient width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed -use
and retail buildings one hundred (100) or more feet in width (measured along the fagade) shall
provide sidewalks at least twelve (12) feet in width. The walkway shall include an eight (8) foot
minimum unobstructed walking surface and street trees (see illustration, RMC 4-3-100.G.4.d).
29
VAO
%W ORDINANCE NO. 5124
(b) To increase business visibility and accessibility,
breaks in the tree coverage adjacent to major building entries shall be allowed.
(c) For all other interior pathways, the proposed walkway
shall be of sufficient width to accommodate the anticipated number of users. A ten to twelve
(10-12) foot pathway, for example, can accommodate groups of persons walking four abreast,
or two couples passing one another. An eight (8) foot pathway will accommodate three
individuals walking abreast, whereas a smaller five to six (5-6) foot pathway will accommodate
two individuals.
V. Locate pathways with clear sight lines to increase safety.
Landscaping shall not obstruct visibility of walkway or sight lines to building entries.
vi. All pedestrian walkways shall provide an all-weather walking
surface unless the applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development
b. Guidelines Applicable to All Districts:
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.
iii. Fences, with the exception of chain link fences, may be
allowed when appropriate to the situation.
C. Guidelines Applicable to District `C' Only:
30
, ORDINANCE NO. 512 4
Through -block connections, should be made between buildings,
between streets, and to connect sidewalks with public spaces. Preferred location for through -
block connections is mid -block (see illustration, RMC 4-3-100.G.4.e).
ii. Between buildings of up to and including two (2) stories in height,
through -block connections should be at least six (6) feet in width.
iii. Between buildings three (3) stories in height or greater,
through -block connections should be at least twelve (12) feet in width.
iv. Transit stops should be located along designated transit routes a
maximum of one -quarter mile apart.
V. As an alternative to some of the required street trees, developments
may provide pedestrian -scaled light fixtures at appropriate spacing and no taller than fourteen
(14) feet in height. No less than one (1) tree or light fixture per sixty (60) lineal feet of the
required walkway should be provided.
3. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and
are inviting and comfortable for pedestrians; and provide publicly accessible areas that function
for a variety of activities, at all times of the year, and under typical seasonal weather conditions.
a. Minimum Standards for District `C':
On designated pedestrian -oriented streets, provide pedestrian
overhead weather protection in the form of awnings, marquees, canopies, or building overhangs.
These elements shall be a minimum of four and one-half (4-1/2) feet wide along at least 75% of
the length of the building facade facing the designated pedestrian -oriented street, a maximum
31
ORDINANCE NO. 512 4 140
height of fifteen (15) feet above the ground elevation, and no lower than eight (8) feet above
ground level.
ii. Site furniture provided in public spaces shall be made of durable,
vandal- and weather -resistant materials that do not retain rainwater and can be reasonably
maintained over an extended period of time.
iii. Site furniture and amentities shall not impede or block
pedestrian access to public spaces or building entrances.
b. Guidelines Applicable to District `C':
i. Transit shelters, bicycle racks, benches, trash receptacles,
and other street furniture should be provided.
ii. Street amenities such as outdoor group seating, kiosks,
fountains, and public art should be provided.
iii. Architectural elements that incorporate plants, such as
fagade-mounted planting boxes or trellises or ground -related or hanging containers are
encouraged, particularly at building entrances, in publicly accessible spaces, and at
fagades along pedestrian -oriented streets (see illustration, RMC 4-3-100.G.4.f).
4. Illustrations
I�
15U
MAX
�k
a
4
j
S
F;waikwa
YE'a
32
°" ORDINANCE NO. 512 4
a. Pedestrian walkways within parking lots (See RMC 4-3-100.G.l.adi)
b. Integrated pedestrian access system (pathways are shown in solid black lines) (See RMC
4-3-100.G.2.a.i)
M
C. Parking lot pedestrian interior walkway (RMC 4-3-100.G.2.a iii)
33
M
ORDINANCE NO. 5124 '0
M
e.
Street trees and/or
pedestrian street
lamps every 30'--�
Weather
Sidewalks along retail building facade (RMC 4-3-100.G.2.a.iv(a))
�0
a0
Q'
IJJJ %
Pedestrian Corridor
,?,C�
�a
m
Pedestrian Corridor
a
Through -block pedestrian connections (See RMC 4-3-100.G.2.c)
34
*-" ORDINANCE NO. 512 4
Recessed entry Seasonal landscaping Transparent windows Weather protection
destrian
xiented
space
Seating
areas
ees and
street
`eatures
used to
define
iestrian
area
Vaned
vement
iestrian
xiented
eignage
f. Pedestrian amenities incorporated into development (See RMC 4-3-100.G.3.b.iii)
H. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE:
Intent: To provide visual relief in areas of expansive paving or structures; define logical
areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by
the community. To have areas suitable for both passive and active recreation by residents,
workers, and visitors; provide these areas in sufficient amounts and in convenient locations; and
provide the opportunity for community gathering in places centrally located and designed to
encourage such activity.
1. Landscaping:
Intent: Landscaping is intended to reinforce the architecture or concept of the area;
provide visual and climatic relief in areas of expansive paving or structures; channelize and
define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of
the area by the community.
a. Minimum Standards for All Districts:
i. All pervious areas shall be landscaped (see 4-4-070, Landscaping).
35
ORDINANCE NO. 512 4
ii. Street trees are required and shall be located between the curb edge
and building, as determined by the City of Renton.
iii. On designated pedestrian -oriented streets, street trees shall be
installed with tree grates. For all other streets, street tree treatment shall be as determined by the
City of Renton (see illustration, RMC 4-3-100.H.3.a).
iv. The proposed landscaping shall be consistent with the design intent
and program of the building, the site, and use.
V. The landscape plan shall demonstrate how the proposed
landscaping, through the use of plant material and non -vegetative elements, reinforces the
architecture or concept of the development.
vi. Surface parking areas shall be screened by landscaping in order to
reduce views of parked cars from streets (see RMC 4-4-080.F.7, Landscaping Requirements).
Such landscaping shall be at least ten (10) feet in width as measured from the sidewalk (see
illustration, RMC 4-3-100.H.3.b). Standards for planting shall be as follows:
(a) Trees at an average minimum rate of one (1) tree per thirty
(30) lineal feet of street frontage. Permitted tree species are those that reach a mature height of
at least thirty-five (35) feet. Minimum height or caliper at planting shall be eight (8) feet or two
(2) inch caliper (as measured four (4) feet from the top of the root ball) respectively.
(b) Shrubs at the minimum rate of one (1) per twenty (20)
square feet of landscaped area. Shrubs shall be at least twelve (12) inches tall at planting and
have a mature height between three (3) and four (4) feet.
36
ORDINANCE NO. 512 4 _''
(c) Groundcover shall be planted in sufficient quantities to
provide at least ninety (90) percent coverage of the landscaped area within three years of
installation.
(d) The applicant shall provide a maintenance assurance
device, prior to occupancy, for a period of not less than three (3) years and in sufficient amount
to ensure required landscape standards have been met by the third year following installation.
(e) Surface parking with more than fourteen (14) stalls
shall be landscaped as follows:
(1) Required amount:
Total Number of Spaces Minimum Required Landscape Are
15 to 50 15 square feet/parking space
51 to 99 25 square feet/parking space
100 or more 35 square feet/parking space
* Landscape area calculations above and planting requirements below
exclude perimeter parking lot landscaping areas.
(ii) Provide trees, shrubs, and groundcover in the
required interior parking lot landscape areas.
(Ili) Plant at least one (1) tree for every six parking
spaces. Permitted tree species are those that reach a mature height
of at least thirty-five (35) feet. Minimum height or caliper at
planting shall be eight (8) feet or two (2) inch caliper (as measured
four (4) feet from the top of the root ball) respectively.
37
*40 ORDINANCE NO. 512 4 *40
(iv) Plant shrubs at a rate of five per 100 square feet of
landscape area. Shrubs shall be at least sixteen (16) inches tall at
planting and have a mature height between three (3) and four (4)
feet.
(v) Up to fifty (50) percent of shrubs may be deciduous.
(vi) Select and plant groundcover so as to provide
ninety (90) percent coverage within three years of planting,
provided that mulch is applied until plant coverage is complete.
(vii) Do not locate a parking stall more than fifty (50)
feet from a landscape area.
vii. Regular maintenance shall be provided to ensure that plant
materials are kept healthy and that dead or dying plant materials are replaced.
viii. Underground, automatic irrigation systems are required in
all landscape areas.
b. Guidelines Applicable to all Districts:
i. Landscaping should be used to soften and integrate the bulk of
buildings.
ii. Landscaping should be provided that appropriately provides either
screening of unwanted views or focuses attention to preferred views.
iii. Use of low maintenance, drought -resistant landscape material is
encouraged.
iv. Choice of materials should reflect the level of maintenance that
will be available.
ORDINANCE NO. 512 4
V. Seasonal landscaping and container plantings are encouraged,
particularly at building entries and in publicly accessible spaces.
vi. Window boxes, containers for plantings, hanging baskets, or other
planting feature elements should be made of weather resistant materials that can be reasonably
maintained.
vii. Landscaping should be used to screen parking lots from
adjacent or neighboring properties.
C. Guidelines Applicable to District `B':
i. Front yards should be visible from the street and visually
contribute to the streetscape.
ii. Decorative walls and fencing are encouraged when architecturally
integrated into the project.
2. Recreation Areas and Common Open Space:
Intent: To ensure that districts have areas suitable for both passive and active
recreation by residents, workers, and visitors and that these areas are of sufficient size for
the intended activity and in convenient locations; create usable, accessible, and inviting
open space that is accessible to the public; and promote pedestrian activity on pedestrian -
oriented streets — particularly at street corners.
a. Minimum Standards for Districts `A' and `C':
i. Mixed -use residential and attached housing developments
of ten (10) or more dwelling units shall provide a minimum area of common space or
recreation area equal to fifty (50) square feet per unit. The common space area shall be
aggregated to provide usable area(s) for residents. The location, layout, and proposed
39
ORDINANCE NO. 5124
type of common space or recreation area shall be subject to approval by the Director.
The required common open space shall be satisfied with one or more of the elements
listed below. The Director may require more than one of the following elements for
developments having more than one hundred (100) units.
(a) Courtyards, plazas, or multipurpose open spaces;
(b) Upper level common decks, patios, terraces, or roof
gardens. Such spaces above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development.
(c) Pedestrian corridors dedicated to passive recreation and
separate from the public street system;
(d) Recreation facilities including, but not limited to
tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or
(e) Children's play spaces.
iii. In mixed -use residential and attached residential projects, required
landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the
common space requirement or be located in dedicated outdoor recreation or common use areas.
iv. In mixed -use residential and attached residential projects required
yard setback areas shall not count toward outdoor recreation and common space unless such
areas are developed as private or semi -private (from abutting or adjacent properties) courtyards,
plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable
area accessible to all residents of the development (see illustration, RMC 4-3-100.H.3.c).
V. Private decks, balconies, and private ground floor open space shall
not count toward the common space/recreation area requirement.
.M
"'P' ORDINANCE NO. 5124 �
vi. In mixed -use residential and attached residential projects other
required landscaping, and sensitive area buffers without common access links, such as pedestrian
trails, shall not be included toward the required recreation and common space requirement.
vii. All buildings and developments with over 30,000 square feet of
non-residental uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented
space (see illustration, RMC 4-3-100.H.3.d) according to the following formula:
1 % of the lot area + 1 % of the building area = Minimum amount of pedestrian -
oriented space
included:
viii. To qualify as pedestrian -oriented space, the following must be
(a) Visual and pedestrian access (including barrier -free access)
to the abutting structures from the public right-of-way or a nonvehicular courtyard,
paving,
(b) Paved walking surfaces of either concrete or approved unit
(c) On -site or building -mounted lighting providing at least four
(4) foot-candles (average) on the ground, and
(d) At least three feet of seating area (bench, ledge, etc) or one
individual seat per sixty (60) square feet of plaza area or open space.
ix. The following features are encouraged in pedestrian -oriented space
(see illustration, RMC 4-3-100.H.3.e) and may be required by the Director:
(a) Provide pedestrian -oriented uses on the building fagade
facing the pedestrian -oriented space.
41
�W ORDINANCE NO. 5124 I%e
(b) Spaces should be positioned in areas with significant
pedestrian traffic to provide interest and security— such as adjacent to a building entry.
buildings facing the space.
space:
(c) Provide pedestrian -oriented facades on some or all
(d) Provide movable public seating.
X. The following are prohibited within pedestrian -oriented
(a) Adjacent unscreened parking lots;
(b) Adjacent chain link fences;
(c) ' Adjacent blank walls;
(d) Adjacent dumpsters or service areas; and
(e) Outdoor storage (shopping carts, potting soil bags,
firewood, etc.) that do not contribute to the pedestrian environment.
xi. The minimum required walkway areas shall not count as
pedestrian -oriented space. However, where walkways are widened or enhanced beyond
minimum requirements, the area may count as pedestrian -oriented space if the Director
determines such space meets the definition of pedestrian -oriented space.
b. Minimum Standards for District `B':
Attached housing developments shall provide a minimum area of private usable
open space equal to one hundred fifty (150) square feet per unit of which one hundred
(100) square feet are contiguous. Such space may include porches, balconies, yards, and
decks.
C. Minimum Standards for District `C':
42
'*I- ORDINANCE NO. 512 4
The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro -climatic conditions.
d. Guidelines Applicable to Districts `A' and `C':
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':
Developments located at street intersection corners on designated pedestrian -oriented
streets are encouraged to provide pedestrian -oriented space adjacent to the street corner to
emphasize pedestrian activity (see illustration, RMC 4-3-100.1-1.3.f).
3. Illustrations
43
ORDINANCE NO. 5124 we
-gym
a. Street tree installed with tree grate (See RMC 4-3-100.H.1.a.11*1)
One tree per
30 lineal feet
Parking, service, or
storage areas,
10
Landscaping
Buffer
b. Parking lot landscaped buffer (See RMC 4-3-100.H.I.a.vi)
44
,Vol ORDINANCE NO. 512 4 _1"'
C. Visible and accessible common area featuring landscaping and other amenities (See
RMC 4-3-100.H.2.a.iv)
d. Pedestrian -oriented space associated with a large-scale retail building (See RMC 4-3-
100.H.2.a.vii)
45
%W ORDINANCE NO. 512 4
e. Pedestrian -oriented spaces, visible from the street, including ample seating areas,
movable furniture, special paving, landscaping components and pedestrian -oriented uses (See
RMC 4-3-100.H.2.a.ix)
Corner building
is
Comer entry <<
with increased
setback
Pedestrian -oriented space
f. Building setbacks increased at street corners along pedestrian -oriented streets to
encourage provisions for pedestrian -oriented spaces (See RMC 4-3-100.H.2.e).
I. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character,
comfortable on a human scale, and uses appropriate building materials that are suitable
.o
`I' ORDINANCE NO. 512 4 "''
for the Pacific Northwest climate. To discourage standardized franchise retail
architecture.
1. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a
human scale; and ensure that all sides of a building that can be seen by the public are
visually interesting.
a. Minimum Standards for District `A':
All building facades shall include modulation or articulation at intervals of no
more than forty (40) feet.
b. Minimum Standards for District `B':
All building facades shall include modulation or articulation at intervals of no
more than twenty (20) feet.
C. Minimum Standards for District `C':
i. All building facades shall include measures to reduce the apparent
scale of the building and add visual interest. Examples include modulation, articulation, defined
entrances, and display windows (see illustration, RMC 4-3-100.I.5.a).
ii. All buildings shall be articulated with one or more of the
following:
(a) Defined entry features;
(b) Window treatment;
(c) Bay windows and/or balconies;
(d) Roofline features; or
(e) Other features as approved by the Director.
47
ORDINANCE NO. 512 4
iii. Single purpose residential buildings shall feature building
modulation as follows (see illustration, RMC 4-3-100.I.5.b):
(a) The maximum width (as measured horizontally along the
building's exterior) without building modulation shall be forty (40) feet.
(b) The minimum width of modulation shall be fifteen (15)
feet.
(c) The minimum depth of modulation shall be the greater of
six (6) feet or not less than 0.2 multiplied by the height of the structure (finished grade to the top
of the wall).
d. Guidelines Applicable to Districts `A' and `B':
i. Building facades should be modulated and/or articulated with
architectural elements to reduce the apparent size of new buildings, break up long blank walls,
add visual interest, and enhance the character of the neighborhood.
ii. Articulation, modulation, and their intervals should create a sense
of scale important to residential buildings.
iii. A variety of modulations and articulations should be employed to
add visual interest and to reduce the bulk and scale of large projects.
e. Guidelines Applicable to District `A':
Building modulations should be a minimum of two (2) feet in depth and four (4) feet in
width.
f. Guidelines Applicable to District 113%
i. Building modulations should be a minimum of two (2) feet deep,
sixteen (16) feet in height, and eight (8) feet in width.
IR
ORDINANCE NO. 5124 _ W
ii. Alternative methods to shape a building such as angled or curved
facade elements, off -set planes, wing walls, and terracing will be considered, provided that the
intent of this Section is met.
g. Guidelines Applicable to District `C':
i. Although streetfront buildings along designated pedestrian -
oriented streets should strive to create a uniform street edge, building facades should generally
be modulated and/or articulated with architectural elements to reduce the apparent size of new
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood.
ii. Style: Buildings should be urban in character.
iii. Buildings greater than one hundred and sixty (160 feet) in length
should provide a variety of techniques to reduce the apparent bulk and scale of the facade or
provide an additional special design feature such as a clock tower, courtyard, fountain, or public
gathering place to add visual interest (see illustration, RMC 4-3-100.I.5.c).
2. Ground -level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended
human -scale character of the pedestrian environment; and ensure that all sides of a building
within near or distant public view have visual interest.
a. Minimum Standards for All Districts:
i. Untreated blank walls visible from public streets, sidewalks, or
interior pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
ORDINANCE NO. 5124
(a) It is a ground floor wall or portion of a ground floor wall
over six (6) feet in height, has a horizontal length greater than fifteen (15) feet, and does not
include a window, door, building modulation or other architectural detailing; or
(b) Any portion of a ground floor wall having a surface area of
four hundred (400) square feet or greater and does not include a window, door, building
modulation or other architectural detailing.
ii. Where blank walls are required or unavoidable, blank walls shall
be treated with one or more of the following (see illustration, RMC 4-3-100.I.5.d):
(a) A planting bed at least five feet in width containing trees,
shrubs, evergreen ground cover, or vines adjacent to the blank wall;
vines;
(b) Trellis or other vine supports with evergreen climbing
(c) Architectural detailing such as reveals, contrasting
materials, or other special detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
iii. Treatment of blank walls shall be proportional to the wall.
iv. Provide human -scaled elements such as a lighting fixture, trellis, or
other landscape feature along the fagade's ground floor.
V. Facades on designated pedestrian -oriented streets shall have at
least seventy-five (75) percent of the linear frontage of the ground floor fagade (as measured on a
true elevation facing the designated pedestrian -oriented street) comprised of transparent windows
and/or doors.
50
ORDINANCE NO. 5124
vi. Other fagade window requirements include the following:
(a) Building facades must have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be fifty (50) percent.
(b) Display windows shall be designed for frequent change of
merchandise, rather than permanent displays.
(c) Where windows or storefronts occur, they must principally
contain clear glazing.
(d) Tinted and dark glass, highly reflective (mirror -type) glass
and film are prohibited.
b. Guidelines Applicable to Districts `A' and `C':
i. The primary building entrance should be made visibly prominent
by incorporating a minimum of one (1) of the following architectural features from each category
listed (see illustration, RMC 4-3-100.I.5.e):
(a) Fagade features
(i)
Recess
(ii)
Overhang
(iii)
Canopy
(iv)
Trellis
(v)
Portico
(vi)
Porch
(vii)
Clerestory
(b) Doorway features
51
ORDINANCE NO. 5124
(i) Transom windows
(ii) Glass windows flanking door
(iii) Large entry doors
(iv) Ornamental lighting
(v) Lighted displays
(c) Detail features
(i) Decorative entry paving
(ii) Ornamental building name and address
(iii) Planted containers
(iv) Street furniture (benches, etc)
ii. Artwork or building ornamentation (such as mosaics, murals,
grillwork, sculptures, relief, etc.) should be used to provide ground -level detail.
iii. Elevated or terraced planting beds between the walkway and long
building walls are encouraged.
C. Guidelines Applicable to District `B':
Use of material variations such as colors, brick, shingles, stucco, horizontal wood siding,
is encouraged.
3. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with
an urban project and contribute to the visual continuity of the district.
a. Minimum Standards for Districts `A' and `C':
Buildings shall use at least one of the following elements to create varied and interesting
roof profiles (see illustration, RMC 4-3-100.I.5.f):
52
ORDINANCE NO. 512 4 NOW
i. Extended parapets
ii. Feature elements projecting above parapets
iii. Projected cornices
iv. Pitched or sloped roofs
(a) Locate and screen roof -mounted mechanical equipment so
that the equipment is not visible within one hundred fifty (150) feet of the structure when viewed
from ground level.
(b) Screening features shall blend with the architectural
character of the building, consistent with RMC 4-4-095.E, Roof -Top Equipment.
(c) Match color of roof mounted mechanical equipment to
color of exposed portions of the roof to minimize visual impacts when equipment is visible from
higher elevations.
b. Guidelines Applicable to District `B':
i. Buildings containing predominantly residential uses should have
pitched roofs with a minimum slope of one to four (1:4). Such roofs should have dormers or
intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof.
ii. Roof colors should be dark.
C. Guidelines Applicable to District `C':
Building roof lines should be varied to add visual interest to the building.
4. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time;
encourage the use of materials that reduce the visual bulk of large buildings; and encourage the
use of materials that add visual interest to the neighborhood.
53
' ORDINANCE NO. 5124
a. Minimum Standards for all Districts:
i. All sides of buildings visible from a street, pathway, parking area,
or open space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
ii. Materials, individually or in combination, shall have an attractive
texture, pattern, and quality of detailing for all visible facades.
maintained.
iii. Materials shall be durable, high quality, and reasonably
b. Minimum Standards for Districts `A' and `C':
Buildings shall employ material variations such as colors, brick or metal banding,
patterns, or textural changes.
C. Guidelines Applicable to all Districts:
i. Building materials should be attractive, durable, and consistent
with more traditional urban development. Appropriate examples would include brick, integrally
colored concrete masonry, pre -finished metal, stone, steel, glass, and cast -in -place concrete.
ii. Concrete walls should be enhanced by texturing, reveals, snap -tie
patterns, coloring with a concrete coating or admixture, or by incorporating embossed or
sculpted surfaces, mosaics, or artwork.
iii. Concrete block walls should be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry
materials.
54
ORDINANCE NO. 5124 `MO
iv. Stucco and similar troweled finishes should be used in
combination with other more highly textured finishes or accents. They should not be used at the
base of buildings between the finished floor elevation and four (4) feet above.
C. Guideline Applicable to District `B':
Use of material variations such as colors, brick or metal banding or patterns, or textural
changes is encouraged.
5. Illustrations
a.
R
a
1INTERVALONTERVALI
Building modulation and articulation (See RMC 4-3-100.I.1.c.i)
,ra,Wd,o,t— W.N,—
WFdws an0 WMdSD amlacaa
as �uv aae�.x.nayK m�
nu�anD a ro� xak
^ � e m g n TedWeAe1'
• ( hh _ w alne wiGe vmi�
b. Single purpose residential building featuring building modulation to reduce the scale of
the building and add visual interest (See RMC 4-3-100.I.1.c.iii)
55
%W ORDINANCE NO. 512 4 -*111110
Id
W
NZ
tj
�j
tao
Mezimum hcade brgth .lowed
W W
� Z
O�
=w
o_
W
00
O
Moro than 160'
TFacade
1s too long
N Z
W�
160 or Las or
��
--
- Meets gWd.Mna
Meeb gWdellne
Reducing scale of long buildings (See RMC 4-3-100.I.1.g.iii)
Trellis with vines or
other plants
Artwork
d. Acceptable blank wall treatments (See RMC 4-3-100.I.2.a.ii)
56
ORDINANCE NO. 5124 "'
C.
4'-6" min.
R CI. COB
OVERHANG
CANOPY
TRELLIS PORTICO PORCH
Building facade features (See RMC 4-3-100.I.2.b.i)
Feature elements projecting
cxtenaea pars
rrotectea cornices
above parapets
1 ,
ritcnea or
57
ORDINANCE NO. 512 4
f. Preferred roof forms (See RMC 4-3-100.I.3.a).
J. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide
directional assistance; encourage signs that are both clear and of appropriate scale for the project;
encourage quality signage that contributes to the character of the Urban Center; and create color
and interest.
1. Minimum Standards for District `C':
a. Signage shall be an integral part of the design approach to the building.
b. Corporate logos and signs shall be sized appropriately for their location.
C. Prohibited signs include (see illustration, RMC 4-3-100.J.3.a):
i. Pole signs.
ii. Roof signs.
iii. Back -lit signs with letters or graphics on a plastic sheet ("can"
signs or "illuminated cabinet" signs). Exceptions: Back -lit logo signs less than ten (10) square
feet are permitted as are signs with only the individual letters back -lit.
d. In mixed -use and multi -use buildings, signage shall be coordinated with
the overall building design.
e. Free-standing ground -related monument signs, with the exception
of primary entry signs, shall be limited to five (5) feet above finished grade, including support
structure. All such signs shall include decorative landscaping (groundcover and/or shrubs) to
provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate
stone, brick, or other decorative materials as approved by the Director.
f. Entry signs shall be limited to the name of the larger development.
ORDINANCE NO. 5124
2. Guidelines Applicable to District `C':
a. Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and interesting
surface materials and lighting techniques are encouraged.
b. Front -lit, ground -mounted monument signs are the preferred type of
freestanding sign.
C. "Blade" type signs, proportional to the building fagade on which they are
mounted, are encouraged on pedestrian -oriented streets.
3. Illustrations
Typical "can signs" Internally lit letters
are not acceptable or graphics are acceptable
Plastic orJ Sheet -I L Only the individual
translucent metal letters are lit
sheet box
a. Acceptable and unacceptable signs (See RMC 4-3-100.J. Lc)
K. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian
areas such as plazas, pedestrian walkways, parking areas, building entries, and other public
places; and increase the visual attractiveness of the area at all times of the day and night.
1. Minimum Standards for Districts `A' and `C':
59
ORDINANCE NO. 5124
a. Lighting shall conform to on -site exterior lighting regulations located in
RMC 4-4-075, Lighting, Exterior On -Site.
b. Lighting shall be provided on site to increase security, but shall not be
allowed to directly project off site.
C. Pedestrian -scale lighting shall be provided, for both safety and aesthetics,
along all streets, at primary and secondary building entrances, at building facades, and in
pedestrian -oriented spaces.
2. Guidelines Applicable to District `C':
a. Accent lighting should be provided at focal points such as gateways,
public art, and significant landscape features such as specimen trees.
b. Additional lighting to provide interest in the pedestrian environment may
include sconces on building facades, awnings with down -lighting, decorative street lighting, etc.
L. Modification of Minimum Standards:
1. The Director of the Development Services Division shall have the authority to
modify the minimum standards of the Design Regulations, subject to the provisions of RMC 4-9-
250.D, Modification Procedures, and the following requirements:
a. The project as a whole meets the intent of the minimum standards and
guidelines in subsections E, F, G, H, I, J, and K of the Design Regulations;
standard;
b. The requested modification meets the intent of the applicable design
C. The modification will not have a detrimental effect on nearby properties
and the City as a whole;
d. The deviation manifests high quality design; and
mr
%W ORDINANCE NO. 5124
e. The modification will enhance the pedestrian environment on the abutting
and/or adjacent streets and/or pathways.
2. Exceptions for Districts A and B : Modifications to the requirements in
subsections E2a(i) and E3a(i) of this Section are limited to the following circumstances:
a. When the building is oriented to an interior courtyard, and the courtyard
has a prominent entry and walkway connecting directly to the public sidewalk; or
b. When a building includes an architectural feature that connects the
building entry to the public sidewalk; or
C. In complexes with several buildings, when the building is oriented to an
internal integrated walkway system with prominent connections to the public sidewalk(s).
M. VARIANCE (Reserved)
N. APPEALS:
For appeals of administrative decisions made pursuant to the Design Regulations, see
RMC 4-8-110, Appeals.
SECTION IX.
Section 4-11-010 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding two references, to read as follows:
Active recreation: See Recreation, Active
Arterial Street: See Street, Arterial
SECTION X. Section 4-11-020 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding a new definition, to read as follows:
61
�W ORDINANCE NO. 512 4
Buffer, Landscape: Landscaped area used to physically separate or screen one use or
property from another so as to visually shield or block views, noise, lights, or other potential
nuisances.
SECTION XI. Section 4-11-030 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding one new definition and two
references, to read as follows:
Collector Street: See Street, Collector
Common space area (common area, common open space, common space): Land that is
designed and intended for common use or enjoyment and may include such structures and
improvements as are necessary and appropriate.
Corner lot: See Lot Types; Lot, corner
SECTION XII. Section 4-11-040 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding three new definitions, to read as
follows:
Director: The Director of the Development Services Division of the Planning
Building/Public Works Department of the City of Renton or a designee.
Display window: A window in a building fayade intended for non -permanent display of
goods and merchandise.
Drop-off zone: A sidewalk area abutting a street intended for passengers to enter or exit
vehicles that are temporarily parked for that purpose.
62
ORDINANCE NO. 512 4 Iftow
SECTION XIII. Section 4-11-060 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding one new definition, to read as
follows:
Franchise retail architecture (or generic or corporate architecture): Consists of site
layout, buildings, and signs for businesses (usually large format, chain, or franchise retail
establishments) that are the same style, color, and material regardless of location. Typically, the
employees wear uniforms and the products or food are the same in every facility.
SECTION XIV. Section 4-11-080 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding two new definitions, to read as
follows:
High quality design: A development project that encourages pedestrian activity or adds
pedestrian interest and exhibits a degree of craftsmanship, building detailing, architectural
design, or quality of materials that are not typically found in standard construction. Responds to
site conditions through its orientation, circulation, and/or incorporation of special site features.
Buildings characterized by standard corporate identity elements (e.g. fast food establishments
with signature roofline or fagade features) or standard building plans (e.g. stock plans that are
unable to adapt to site conditions) are not typically considered high quality design.
Human scale: The perceived size of a building relative to a human being. A building is
considered to have good human scale if there is an expression of human activity or use that
indicates the building's size. For example, traditionally sized doors, windows, and balconies are
G1�'
ORDINANCE NO. 5124 *04
elements that respond to the size of a human body, so these elements in a building indicate a
building's overall size.
SECTION XV. Section 4-11-090 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding one new definition, to read as
follows:
Integrated walkway circulation: Sidewalks and streets constructed and connected in
such a way as to provide an efficient and safe system for people moving through an area on foot.
SECTION XVI. Section 4-11-130 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding one new definition, to read as
follows:
Main Street: A style of urban commercial development featuring concentrated retail and
service uses along a street designed for use by both pedestrians and vehicles.
SECTION XVII. Section 4-11-140 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding one new definition, to read as
follows:
Natural light: Interior or exterior light from the sun.
SECTION XVIII. Section 4-11-160 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding four new definitions and two
references, to read as follows:
ORDINANCE NO. 512 4 ..e
Parking module: A parking area that meets maximum physical dimensions as
delineated in the Urban Center Design Overlay Regulations.
Passive recreation: See Recreation, Passive
Pedestrian -oriented fagade: Ground floor facades featuring characteristics that make
them attractive to pedestrians, including transparent window area or window displays along the
ground floor facade, primary building entry, and overhead weather protection along at least
seventy-five percent (75%) of the fagade.
Pedestrian -oriented space: A publicly -accessible space that includes elements such as
visual and pedestrian access to abutting structures, paved walking surfaces of either concrete or
unit paving, on -site or building -mounted lighting, and public seating areas.
Pedestrian -oriented street: See Street, Pedestrian -oriented.
Pedestrian -oriented use: Businesses typically frequented by and conveniently located
for use by pedestrians.
SECTION XIX. Section 4-11-180 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding three new definitions, to read as
follows:
Recreation, Active: Leisure -time activities sometimes requiring equipment and taking
place at prescribed places, sites, or fields. Active recreation includes such activities as
swimming, boating, tennis, fishing, soccer, etc.
Recreation, Passive: Activities that involve relatively inactive or less energetic
activities, such as walking, sitting, reading, picnicking, and card, board, or table games.
65
ORDINANCE NO. 5124
SECTION XX. Section 4-11-190 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding five new definitions, and one
reference, to read as follows:
Shared parking: Use of a parking area for more than one use.
Solar access: Sunlight exposure on land without impairment by other development.
Street amenities: See Street furniture
Street, Collector: A street classified as a collector street on the City of Renton Arterial
Street Plan.
Street, Pedestrian -oriented: An area with streets and sidewalks specifically designated
as such and intended for use by people walking; with special design and spatial treatment of
building frontages; built at human scale; with uses of interest to and functional for people on
foot; and designed to hold interest for pedestrians by encouraging walking, browsing, and taking
in the scene. "Pedestrian -oriented streets" are so designated in the Urban Center — North
(District Q.
Street furniture: Objects, such as outdoor seating, kiosks, bus shelters, tree grates, trash
receptacles, and fountains that have the potential for enlivening and giving variety to streets,
sidewalks, plazas, and other outdoor spaces open to, and used by, the public.
Street grid pattern, traditional: A system of platting, or of street design, that features
parallel and perpendicular streets and intersections of streets at right angles that form short
blocks.
— ORDINANCE NO, 512 4
SECTION XXI. The definition for "Street, Arterial" of Section 4-11-190 of Chapter
11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" is hereby amended, to read as follows:
Street, Arterial: Street intended for higher traffic volume and speed and classified as a
principal or minor arterial on the City of Renton Arterial Street Plan.
SECTION XXII. Section 4-11-200 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding a new definition, to read as follows:
Transportation system, multi -modal: A system of transportation consisting of various
types of conveyances, for example light rail train and bus, or ferry and automobile.
SECTION XXIII. Section 4-11-210 of Chapter 11, Definitions, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding three new definitions, to read as
follows:
Urban character: Attributes such as high residential densities and use intensities in
multi -story buildings with small setbacks.
Urban edge and urban fringe: The interface between high -density residential / high
intensity uses and those that have lower density and intensity and are, therefore, more suburban.
The "urban fringe" is the area where the suburban densities and uses become noticeably less
intense and more rural.
Urban environment: The combination of buildings, structures, and streetscape that, due
to their nature, i.e. multi -storied, continuous fagade, zero side setbacks, form a neighborhood or
section of a city or urban place.
67
ORDINANCE NO. 5124
SECTION XXIV. This ordinance shall be effective upon its passage,
approval, and 30 days after publication.
PASSED BY THE CITY COUNCIL this 7 th day of February , 2005.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 7th day of February , 2005.
Lawrence J. Warren, City Attorney
Date of Publication: 2 / 11 / 2 0 0 5 (summary)
ORD. 1162:1/10/05:ma
Kathy eolker-Wheeler, Mayor
::
ORD 5124
Attachment A
C'
z
Q
r
Q
Q
Co
a
a
M
tZ�
¢
a
¢
¢
a
O
F
�
=
a
Q
a
Q
Q
a
a
N
V
Q¢
G
z
=
a
a
Ol
a
Z
N
G
x
a
�
a
a.Ma-M
a-
J
V
0<
Q
Q
a
Q
g
V
Q
a
Q
uj
Q
v
=
Cn v¢
as
a
a
ICLI<
v
a
z
=
U
0
Q
a
Co
a
a
UQ
4
_
=
ate¢
Q
-
'=
aaa
a
a
0
=�
=
aQQ
Q
z
_
¢a
a
aaa
a
axaa.
=
aQ
a
as
a
°
¢
°
_¢
z
z
`n
_
'r'
`n
�
UQ
a
aaa
a.
a
a
axQa
p&
a
a
a
x
=
=
eiV
rnwrn
aaa
aU
a
�'xU
a
G
n
as
Q
Z
OTC
=
qN
a
x
a
UQ
a
a
a
°
a
N
a
O
J
Q
Q
W
a'
=
d
0.
d
S
a
Q
Q
a
a
a
a
a
UQ
G
r
a
x
0.
a
a
p�j
va
U
Cl)
aD
a
°
rn
a
a
ax<=
N
Wa'
a
a
Q
¢
O
a
a
aQQa
a
s
a
aaQ=
a
x
zaa
Q
O
?
a
�m
�yo
a
a
o
E
g
y�
3'
E
4r
o
a
+L.�
o f
j q
Wo
—
c
,wo c
C
{ph
OJ
o
O
C
„bb
'f3o
E
°�
V o
=
p
o i
w I
a
O
E
_
U
O
'.'
O
xW
W
E
p
L p
x
O
0—
C
#A
ID
'O
N
�11�3
f'
_
C
y
y
O
O
J
Y
E
a
a
`
J
®c
W
tlw
OW 32
C
v
E
E
W
0
C
O
0
O
W
m`
5
C
o
v
WU
o
A
0
0
p
o
r 5
p
o
E
Q
Z
c
c
'$
=
c
t
o a
.c
x
0
'�
OF
W
ao
N
N-
�j
E
=
I
a=_=
SE
ao
o
v
o
0
o
3
r$
Co
5
=
o
Ti
E
W
E
o
W
o
0
0°
O
o
o
a
QE
N
L
�o
L
pp
�'
V
v
W
L°
p
,�
t
L
m
Z
W
7`
o
l6
EE
a
EEEoio
O W
o
�ccc
o
O
C
—
�—
si
IYUv—oy
a
W
R
p
0
as
>>3—tiF
m
a3�
o
O
N
D]
l0
C C
C C
C
o
bb
e
e
intiootnau
��<�sfQUUC9C7c�xa
N
M
Q
Z
Q W
Q W
Q �U'
�emYYa
a s
E
C
aeL
E
C
m
a
m
L
9
0 RD 5124
Attachment A
°Go x$
a.aa
��
o=
$
aaa
�a
a
a
a
=
aaa
x=
Qx
x
aaaa
0
avax
Go
a
a
¢
x
a
a
aaa
xx=
ax
x
IL
ax
a
=
a
as
(L(L
xx=
ax
x
aa.aa
a
ax
a
a
as
aaQ
xsx
axa
IM
aaaa
a
max
°aQ
a
x
a
IL
aa¢
�
x
Qx
¢
x
0.aa
ac.¢
`
'L-E
a
an
Rxx
n.a
0
i
a
a.CL
=xx
ax
x
iai
a
a�x
a¢
x
a
aaQ
xxs
Qx
x
nn
aQ
aaix
x
a
c°aR9x
a.a.a
xxx
Qx
=
x
aaaa
aa¢mix
as
as
as
x
a.
a.
xxx
Qx
=
x
a`�a'aa
aaaax
as
as
as
Cl-
a.
i
c°Raa
aa�
¢
xxx
ax
¢
x3c°f3"�-'i�i
�►`"-vax
As
as
`ate
a
n.n.aa
a-
Cl-
as
an.
=
a
aaQ
ssx
Qx
x
aaa
a=
¢
s
a
aa0
xsx
ax
x
`=x
i
a
aaa
01
Qs
x
ax
i
a
a.aQ
X.
Qx
x
ax
a
aaQ
xxs
Qx
x
a=
=
a
aaa
xxx
Qx
x
axx
ao
=
a
aaQF
xxx
ax
x
ax
J
aaaLL
xsx
x
x
ax
V
Z
V
:3
QO
O
O
O
Ol
_C
49
00
d
Clb
�
O
Z
O
W
n
na
o
1y
—�
a
C
OwC
ZG
Q
4
��$
Q
�E
�N
E�
o
a
c
C
o
Cm
CS
c
E
M'
o
°R°—°
�
_c
J
o
0$
cQ ��
_o$
L
o
5
Uu
C.o=
9
E
o
E
E
E
E
E
v
m�
c
o—
t�
v--
a
Z,...
R
c
°
7
fi
7
t
SM--
m
a
W
c
e
aLL
g
E
E
>m
°
W
V
i�
C
C
0
o
J=
a
'�
v
C
L°
7--
�'o°
W
�p
d.
r
v�o�o
tAo�
mQ
m�$�
o
o
;
a
LLE�
C
.
mw
Uj
zW>>
cv0
m•—_
Ec0ic�i
z�r
m
v
a,a
a
m
®2
t
O
coq�re�4
v_
�a
o
o�'m
m
®
W
1v
`a
111Y
Y`OfAF-daaa0
UQmaUU�m
=t7�0>:¢coou�x3:0:Ix
»
-aw¢U
n
x
2
Q
a
to
4
U
a:
0
U
0
D
v
C
A
L
x
it
C
Q
0
E C c
v E
cg�
0 > w
i E
U
v `m
m a
o
8 p
E�
It oQpp�
7 0
0 RD 5124 "'`
Attachment A
a_X:
m
r
v
Co
ao OD 0
0
0
Q
0�
=
in
a
0.
aga
Q=
Co
Co ao
p
aaaQ
Co
Co
un
Co
a`i
Ti
a
Q
QT
Qxx
axaa
°
aaa¢
QT
Q
Co
2
8N
Co
m
°
N
V
O
daces
aIf.
a
ace¢
as
a
a
a
1�'jas
aaa.
MQ
aT
�N(Yf�
pp
pp
oo
N(V
pp
N
a
N
NNIh
�p
Qa
(OV
CV
(VN
TS
C9N
�y.N
¢aaT
as
Q
x
aaa
aaaQ
xa<
d
0
a
a
a
s
Q
Q
aIN
Q
n�'
n
a
a�
0.=
Q
¢
a
a¢
T
Q
aaaQ
dCD
as
a
a
�aa
Co
Co
Co
a-
STD
as
a.a=ace
°
a
aai
o
OCo R
c°9i
cQ'i
°�i
°rg
c°Qi
c°f'i
M
°ii
c°Ai
°ri
tmi
a
�
n
a
l
p
�
M
a
a
vp'
i
co
a�Ma-
Tp
ap�ap
a
s
Q
.
a.
a.
T
a
=a
O�M�
Mfh
dap
c7
cn
oa.LL
MleD7�
tOaag
is
a�U
�
('70-
M
"t
a
a
T
a
s
a
a
a
a
a
a
Q
a
a
a
a
Q
S
W
a
¢
a
T
a
a
a
a
QT=Q
TT
T
a
a
0
¢
U
aTTa
X
M
U
T
T
T
Q
Q
T
S
Q
2
2
=
aT
a=ice
T
T
a
T
Q
a
T=
a
S
x
=
x
a
aria
N
=
T
aaa
¢
¢
¢TY¢
xT
S
a
T
a
a
aT=a
m
TT
0
o
c
0
o
m
a
CO
C
8
O
C
o
E
E
8
-o
Sb
W
0n
g
c
a
z
E
W
O
C
c
Nei
C
M
p
7
O
L
7
O
o
L
Te
C
O
E
E
W
1Q-
-a
r.
T—O+
q
`
it
o�
O
V
ZY
C
me
0
3
E
O
O
cgcSQx
0
E
C
a
O
ace-
I.
O
N
Q
®
'O
IX6,
c/Oi$p�maJ
b
Oqq
C
O
o
L
m
U
L
c
L
a..
Ai 5
O
'�''
a
U
U
m
W
O
U
'O
C
'b
C
OD
—y—
C
0
A
0
R-0-0N
1O
E
tD
O
L
tll
tll
l0
v
C
C
E C>
10
o
O
pp
pp IA
p
+""
0
p
U
®
pp
0
O
0
di
Z
•
a
-O
o
m
O
m
O
••O-
O
�'.
.�-
,�
L
O
L
O
O
3
7
'D
Etl
E
-
O
C
O
-O
o
C
.7
UOOC9
10
l6
`
�cn
Q
p_ W
CnLD:C9C7�a
aa:Y
coo
coo
m
SRO
o>
<<
IL
=U�JU
Co10
W
L
ORD 5124
Attachment A
0
o
aU
rnrn
o
Sa
Cl-
a
xx
a
as
a
as
as
a
x
U
x
a
a
s
as
Q
w
as
0
x
a
IS)
a¢
a
s
a
a
as
a
QQ
as
�
a
0a
as
a
vo�
N
�p
a
a0aa
a
°xc9ia.aa
a.
a.
a
=
aaa
a
a
a
a
a
a-
a.
n.n.
as
0v
°�=
N
0-1-
1i
a
a
a°0i�a°�ia
to
a
a
x
x
x
x¢
x
x
as
a
a
x
IL
0
0(L
°�
a.a
an.
¢
x
la-131g
a
a
c°Rc°:Mg
a
a
x
xas
aaan.a
a
d
0
a
0
a
0
a
0
a
v
Z
a
c
o
E
c
10
_
W
E
0
w
c
o
o
c
cr
E
o
c
E
��
ae
-o
of
oco�t
a
2�Wt
c1i
��
2
0o
vvoc>;
m"'w
%m
®
o
��i�
.w
lw I
S
-g
m
o
c
c9
o
iti
v
o
i3W
m..
m
J
1!
C
v
>>
c
z
c
W
omo`
CM
p
W
0
ws-
o
ii
c°i
•�
•�
£
oE�
o
o
p
®
2CC
��z-..
a
Wae
t=�vY
c€��
ii�m•
�°�
to�o�
W$
W�
�8��ye�
�.vtigc�
C E
C'
ccco
W
W
c�o%B
W
a+
z
W
Y
V
O
ooc�
V
0-1=00c
l0
—
W
vWv
W
W
V
O
I'-
vo�riQ�
m
U
L��a
Z
7
E
m
E
m
E
Zoo-aon
p
0
I
w E
pia
m
a
o
Q
m
�
2
o
m
•(—�
m
m
..
c
o
o
�y
8
-0
m
m
�1
a-�
o
0
0.8
a c
�c°
a
oaaaf-I-
F-F-»
»�Q•Ca2¢xx��x
o
�Om>�z
�¢
UUUJJ
W�
•
ORD 5124
!V
Z
v
N �
O V
F �
z s
C9 VN
W
O
O U
Z
Z
N �
M t)
E
U V
z
R
Z
O
P
z T
O p'
N
W =
G
Z �
N op
Q
z
z
w
v
N T
w &
Attachment A
aQ=
0
=Qa.a
A
as
Q
0-
a-
IL
=Qaa
va
an.
a
a
a
=
i
a
Q=
i
a
a
a
a
o
X
¢
M
a
Co
a.
0
a
Co
a
a
=
=
a¢�
oaaaa
ao
Q
as
a
Q
Q
a
S
4Q=
�a°
as
�i
Q
a
as
a
CID
a
s
==
aQs
Qaaaa
ag
Q
Baa
n
a
a
S=
aQz
Ixaaaa
ax
Q
a
a4
a
a
=
=
aa
¢
a
U0,
1:aaaa
�`gx
aa
a
a=
a
M
aQY
aQ
a
a
Qaaaa.a
a.
a.
a
=
Q
,a.
aa
Qa
a
aa
a
Q
a
s
Co
3
aQ=
Qaaaa
as
Q
as
a
_
=
Cl-
Q=
01
a
as
a
x:aaaa
=
¢
aaa
=
aa=
C)CL
Q
a
a
_
a4�
Q
a
U)
as
a
Qaaa
x
=
aaz
=
a
a
as
a
Qaaa
=
aQ=
�a-aa
`_
¢
a
as
a
Q
=
a¢=
o
a
a
=
Q
a
a
s
a
Q
a.
=
aQ=
paa.a
=
d
a
an.
a
Q
N
S
a
W
D
a
d
a
2
d
a
a
Q=
J
s
C)
t
c
a
a
z
o
W
b
o
0
O
®
c
a
Q
o'
N��
E
2
0
w
oc
a
c
a
o
ioa
Nr
a
a
u
o
Z
ao
X
oo22W�`�a
U�iOUT
_
o
W
0
flc
0
�u
a
cc
a
aN
0
'ao
`�
o
p
r
a
•
s
W
It®-
N
0
v"
0
o
o
Q
p
o
°°
O
c�
m
o
c
o
c o
o�°
o
cvi
a
8 a '-®°
C
}'a
o
E`
�o
N)
6
O
1
o
—
E
7
0
�
q
wf
c
8 o'
7
a
J
�,t
U
OC
c
>
`
0
�
aoo
o
o
CY U'a
f
o
W
f-
ie
c
0
E$
w
E
W
J
Q�Q
30
W
-�
b
b
o
o
z
W
G 0
C d o
a
m _v c
o W
Y
p o
a o
i
ar
0Ea
��
�°'
�o,
m
-�
h
EL°�
�m
c�mm3o
Noah
��E�O
z
�cc
iLEoE'
m°>��Em,I
o
EL
`
m o
-p
c
Yo
__
=
=
`n
_
ccEOOW
0
�o
Co
�9
0%marW
Uj�O
m
CD
cL E2
NS
USN
O
C
U»0IM:-i
�2 o202d
Q too
d
2 mtNIT
3F
5
ORD 5124 *00
Attachment A
0`—
R
a? N
N
N
N
0
00
O •-
C8
N A
r -
N O
OE
0
Of p
1(7 N
d C6
O CD
W q
'O
0�
._O
�8
Nd
6
N �—
O h
00
1 Lb
�0j 0
W E
-g
0
.N 0
Cli
N O
N
7 O
L
0�
_0
4.6
(�g
O N
f0 .-
n C11
a to
0�$
ORD 5124
cm
ATTACHMENT `B'
4-2-070K COMMERCIAL ARTERIAL (CA)
Uses allowed in the CA Zone are as follows:
USES: TYPE:
RETAIL
dult retail use
P #43
i -box retail
P 972
rive-in/drive-through, retail
AC
ati and drinkingestablishments
P
orticultural nurseries
H
etail sales
P �
etail sales, outdoor
P #30
avems
p
ehide sales, large
P
ehide sales, small
p
4-2-07ON CENTER OFFICE RESIDENTIAL (COR)
Uses allowed in the COR Zone are as follows:
USES: TYPE:
RETAIL
Eating and drinking establishments
P#27
orticultural nurseries
H
Retail sales
P #21
avems
P#21
4-2-0700 INDUSTRIAL LIGHT (IL)
Uses allowed in the IL Zone are as follows:
USES: TYPE:
RETAIL
duff retail use
P #43
I -box retail
P #72
rive-in/drive-through, retail
AC
ating and drinking establishments
P
orticultural nurseries
H
etail sales
P #34
etail sales, outdoor
P #30
ehide sales, large
p
ehide sales, small
P
Owindowslempkiesgn guidednes 070 tables.doc
ORD 5124
Attachment B
4-2-O7OP INDUSTRIAL MEDIUM)
M
Uses allowed in the IM Zone are as follows:
--F-
USES:TYPE:
RETAIL
duct retail use
P #43
i -box retail
P #72
rive-in/drive-through, retail
AC
ating and ddnking establishments
P
orticultural nurseries
H
etail sales
P #34
etail sales, outdoor
P #30
ehide sales, large
P
ehide sales, small
I P
4-2-07OQ INDUSTRIAL HEAVY (IH)
Uses allowed in the IH Zone are as follows:
USES: TYPE:
RETAIL
dult retail use
P #43
i -box retail
P 972
rive-in/drive-through, retail
AC
ating and drinidng establishments
P
orticultural nurseries
H
etail sales
P #3a
etail sales, outdoor
P sso
ehide sales, large
P
Vehicle sales, small
P
alwindowsVempldesign guidelines 070 tables.doc
2
February 7, 2005 N%W Renton City Council Minutes "Wo Page 45
The following ordinance was presented for second and final reading and
adoption:
Ordinance #5124
An ordinance was read amending Sections 4-2-060, 4-2-070, and 4-2-080, of
Planning: Big -Box Retail Uses
Chapter 2, Zoning Districts - Uses and Standards, and Section 4-3-100 of
Design Guidelines & Urban
Chapter 3, Environmental Regulations and Overlay Districts, and Chapter 11,
Centr Design verlay
Definitions, of Title IV (Development Regulations) of City Code by revising
Regulations
the Urban Center Design Overlay Regulations for development in the Urban
Center. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL
ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES.
CARRIED.
NEW BUSINESS
MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL REFER ITS
Council: Filling Council
POLICY AND PROCEDURE ENTITLED "FILLING COUNCIL
Vacancies Policy (#800-10)
VACANCIES" (#800-10) TO THE COMMITTEE OF THE WHOLE.
CARRIED.
EXECUTIVE SESSION MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL RECESS
AND ADJOURNMENT INTO EXECUTIVE SESSION FOR 30 MINUTES TO DISCUSS
LITIGATION WITH NO OFFICIAL ACTION TO BE TAKEN AND THAT
THE COUNCIL MEETING BE ADJOURNED WHEN THE EXECUTIVE
SESSION IS ADJOURNED. CARRIED. Time: 9:07 p.m.
Executive session was conducted. There was no action taken. The executive
session and the Council eting Q urn :37 p.m.
6^41�
Bonnie I. Walton, CMC, City Clerk
Recorder: Michele Neumann
February 7, 2005
January 24, 2005 `ftw Renton City Council Minutes '"oo, Page 31
Resolution #3733 A resolution was read authorizing the Mayor and City Clerk to execute
CAG: 03-160, 2005 Local Amendment No. 2 to the Suburban City contract between King County and the
Hazardous Waste Management City of Renton for the 2005 Local Hazardous Waste Management Program.
Program, King County Grant MOVED BY BRIERE, SECONDED BY PALMER, COUNCIL ADOPT THE
RESOLUTION AS READ. CARRIED.
Planning: Big -Box Retail Uses
Design Guidelines & Urban
Center Design Overlay
Regulations ? i+
NEW BUSINESS
Solid Waste: Waste
Management -Rainier,
Recycling Services
School District: Activities
ADJOURNMENT
Recorder: Michele Neumann
January 24, 2005
The following ordinance was presented for first reading and referred to the
Council meeting of 2/7/2005 for second and final reading:
An ordinance was read amending Sections 4-2-060, 4-2-070, and 4-2-080, of
Chapter 2, Zoning Districts - Uses and Standards, and Section 4-3-100 of
Chapter 3, Environmental Regulations and Overlay Districts, and Chapter 11,
Definitions, of Title IV (Development Regulations) of City Code by revising
the Urban Center Design Overlay Regulations for development in the Urban
Center. MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL REFER
THE ORDINANCE FOR SECOND AND FINAL READING ON 2/7/2005.
CARRIED.
MOVED BY PERSSON, SECONDED BY NELSON, COUNCIL REFER THE
ISSUES OF COMPUTER RECYCLING AND RECYCLABLE SORTING TO
THE UTILITIES COMMITTEE. CARRIED.
Councilwoman Nelson reviewed Renton School District announcements and
activities. Items included: the participation of Tiffany Parks Elementary
School fifth grade students in the Opera in Schools program; the donation of
profits from Lindbergh High School's Club Aery beach party dance to World
Vision to help the Indian Ocean tsunami victims; and the Renton Rotary Club
selections for Teachers of the Month.
MOVED BY NELSON, SECONDED BY PALMER, COUNCIL ADJOURN.
CARRIED. Time: 10:35 p.m.
Bonnie I. Walton, CMC, City Clerk
`we
40W
January 24, 2005 Renton City Council Minutes Page 30
• .Utilities Committee
CAG: 03-168, Maplewood
Water Treatment Facility
Improvements, Economic and
Engineering Services
Planning & Development
Committee
Planning: -Box Retail Uses
Design Guidelines & Urban
Center Design Overlay
Regulations
_P1�
Utilities Committee Chair Corman presented a report concurring in the
recommendation of the Planning/Building/Public Works Department that
Council approve Addendum No. 2 to the consultant agreement CAG-03-168
with Economic and Engineering Services, Inc. in the amount of $116,510 for
additional engineering services assistance for the construction of the
Maplewood Water Treatment Improvements project. MOVED BY CORMAN,
SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE
REPORT. CARRIED.
Planning and Development Committee Chair Clawson presented a report
regarding the big -box retail uses design guidelines and the Urban Center Design
Overlay Regulations. The Committee recommended concurrence in the staff
recommendation to approve the proposed revisions to the Urban Center Design
Overlay Regulations incorporating revised standards for new development in
the Urban Center and big -box retail in all locations except the Valley. The
Committee further recommended that the ordinance regarding this matter be
presented for first reading. MOVED BY CLAWSON, SECONDED BY LAW,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See
page 31 for ordinance.)
Planning: Medical Institution Planning and Development Committee Chair Clawson presented a report
Definition, City Code
regarding the exception to the City Code Title IV (Development Regulations)
Amendment
docket review process for a zoning code amendment of the "Medical
Institution" definition. The Committee recommended setting a public hearing
for this issue on 2/7/2005. The Committee further recommended that the draft
ordinance regarding this matter be referred to the City Attorney for preparation
of the final ordinance. MOVED BY CLAWSON, SECONDED BY LAW,
COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Release of Easement:
Planning and Development Committee Chair Clawson presented a report
Lakeshore Landing Site,
regarding the release of easements to be granted by Boeing for the Lakeshore
Boeing, RE-04-001
Landing site development project (RE-04-001). The Committee recommended
concurrence in the Planning/Building/Public Works Department
recommendation that Council approve a release for each of the easements with
the following King County recording numbers: 8811300191; 9607220167;
200011205003127;200011205003128;200011205003129;and
200011205003130.
The Committee further recommended concurrence in the recommendation of
the Planning/Building/Public Work Department that Council retain a portion of
the easement recorded under King County recording number 8805190541 and
approve the partial release of the remaining portion of this easement. The
documents recorded under King County recording numbers 9105231158 and
9106060988 (which replaced 9105231158) are not easements but agreements
and will be handled by staff in a separate action to Council. MOVED BY
CLAWSON, SECONDED BY LAW, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
RESOLUTIONS AND The following resolutions were presented for reading and adoption:
ORDINANCES
Resolution #3732 A resolution was read setting a public hearing date on 2/28/2005 to vacate
Vacation: Bremerton Ave NE, portions of Bremerton Ave. NE between NE 2nd St. and NE 3rd St. (Petitioner:
Liberty Ridge, VAC-04-007 Liberty Ridge LLC; VAC-04-007). MOVED BY CLAWSON, SECONDED
BY LAW, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED.
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEEE REPORT
Date /-OW a06S
January 24, 2005
Big -Box Retail / Urban Center Design Guidelines
(Referred April 19, 2004}Bt9 Sox
)r Sepf. A7, A00Y- urban Center
The Planning and Development Committee recommends concurrence in the staff
recommendation for approval of the proposed revisions to the Urban Center Design Overlay
Regulations incorporating revised standards for new development in the Urban Center and Big -
Box retail in all locations except the Valley.
The Committee further recommends that the ordinance regarding this matter be presented for
first reading.
Dan Clawson, Chair
Wt
Denis W. Law, Vice -Chair
Way__�-z TaLjA�
Marcie Palmer, Member
cc: Alex Pietsch, EDNSP Administrator
Gregg Zimmerman, PB/PW Administrator
Neil Watts, Development Services Director
Rebecca Lind, Planning Manager
Jennifer Henning, Principal Planner
Susan Fiala, Senior Planner
�.7-+Jr RECEIVED
JAN 2 0 2005
CITY OF R E N T O N Renton City Council
ECONOMIC DEVELOPMENT
NEIGHBORHOODS, AND STRATEGIC PLANNING
MEMORANDUM
DATE: January 20, 2005
TO: Dan Clawson, Chair
Planning and Development Committee
FROM: Alex Pietsch, Administrator W
CONTACT: Rebecca Lind, Planning Manager (6588)
SUBJECT: Big -Box Retail / Urban Center Design Guidelines
ISSUE:
In order for Renton's Urban Center Design Overlay Regulations, adopted in 1999 and
revised in 2003, to become more effective, revisions are required to make them
applicable to all uses in the Urban Center. Wider application of the regulations
requires certain other revisions to the zoning text, including additional "intent
statements," the addition of design categories, and reorganization of the regulations.
As a first step toward application of design regulations citywide, it is proposed that
current regulations also be revised to apply to big -box retail*. Because big -box retail
uses are allowed in other zones, in addition to Urban Center -North 1 and 2, it is further
proposed that the title of the regulations be changed from "Urban Center Design
Overlay Regulations" to "Design Regulations."
RECOMMENDATION:
Recommend approval of the proposed revisions to the Urban Center Design Overlay
Regulations adopted in 2003.
BACKGROUND SUMMARY:
In recent years, the City has become more active in working with developers to provide
high -quality design in Renton. Direction is given by means of standards and guidelines
in the Renton Municipal Code. In 1999, Renton adopted the Urban Center Design
* Defined in RMC 4-11-180 Definitions, as "An indoor retail or wholesale user who occupies no less than seventy-
five thousand (75,000) square feet of gross floor area, that typically requires high parking to building area ratios.
Big -box retail buildings are typically single -story structures, with a mass that stands more than thirty (30) feet tall.
Big -box retail/wholesale sales can include, but are not limited to, membership warehouse clubs that emphasize bulk
sales, discount stores, and outlet stores. This definition excludes vehicle sales, outdoor retail sales, and adult retail
uses."
H:\EDNSP\Council\lssue Papers -Agenda Bills-Ctte Reports\2005\Design Regs, issue paper 1.20.05.doc
"40
ISSUE PAPER
Design Regulations
Planning and Development Committee
January 20, 2005
Page 2 of 3
Overlay Guidelines. These guidelines, however, only applied to multi -family residential
and mixed -use in Renton's downtown center.
In 2003, as part of the Boeing -initiated Comprehensive Plan Amendments, the Guidelines
were revised (Urban Center Design Overlay Regulations) to include all attached
residential development, commercial/residential mixed -use, and retail development in the
Urban Center*.
The Center Downtown and South Renton are designated in the Regulations as Districts
`A' and `B' respectively and the rezoned Boeing property (Urban Center — North) is
designated District `C'.
The Development Agreement between Boeing and the City vested future development to
the 2003 Urban Center Design Overlay Regulations, as long as development followed the
conceptual plan included in the Agreement. With the adoption of a revised conceptual
plan for the area, however, Center Oak Development made the commitment to design the
project to these revised regulations. A Planned Action was adopted with that
commitment in place. Therefore, future development by any development company
utilizing the adopted Planned Action will be required to adhere to these revised design
regulations.
The proposed revision expands the Urban Center Design Overlay Regulations so that
they are applicable to all development in the Urban Center. The Regulations are intended
to provide standards for new projects or substantial redevelopment of existing projects.
The broader application of the Regulations necessitates certain revisions throughout the
document. The Regulations have also been revised to improve their effectiveness
through reorganization and the addition of details, definitions, and graphic illustrations to
improve clarity of intent.
Each design element includes intent statements that set the performance standard that
must be met by the proposed project. "Minimum Standards" of the design element are
required. "Guidelines Applicable" are optional, but are intended to provide guidance to
the project proponent, project reviewer, and the Director of Development Services when
determining if the intent of the design element will be met by the proposed project.
The regulations will also be used as a "stand-alone" document to assist potential
developers in understanding the City's Vision for redevelopment of Renton's Urban
Center. They will provide predictability to the review process by clearly outlining in
advance of design, what will be necessary to achieve project approval.
* Renton's Urban Center is divided into two Comprehensive Plan designations, the Urban Center — North (the South
Lake Washington Redevelopment Area) and the Urban Center — Downtown (including the South Renton Planning
Subarea).
ISSUE PAPER a.. �..f
Design Regulations
Planning and Development Committee
January 20, 2005
Page 3 of 3
The key elements of the regulations address the following:
• The nature and quality of pedestrian -oriented environments
• Corporate or franchise architectural design
• Design treatment for mixed -use residential buildings
• Urban integration of big -box retail structures
• Designation of District `C' Standards and Guidelines as applicable to big -
box retail in zones where big -box retail use is permitted in other zones,
except south of I-405 in the Employment Area -Valley
CONCLUSION:
Revisions to the Urban Center Overlay Design Regulations are proposed in order to
provide standards to be followed when new projects are proposed, or substantial
redevelopment of existing projects is being considered, in the Urban Center and for
big -box retail in all locations where it is permitted, except south of I-405 in the
Employment Area - Valley.
The Design Regulations are intended to provide developers_W- ith the necessary
information to ensure their projects are welcomed by the community, while still meeting
the expedited project review and approval goals of the City.
cc: Kathy Keolker-Wheeler, Mayor
Jay Covington
Bonnie Walton
Gregg Zimmerman
Neil Watts
a.r
NNW
RENTON CITY COUNCIL
Regular Meeting
June 7, 2004
Council Chambers
Monday, 7:30 p.m.
MINUTES Renton City Hall
CALL TO ORDER
Mayor Kathy Keolker-Wheeler called the meeting of the Renton City Council
to order and led the Pledge of Allegiance to the flag.
ROLL CALL OF
TERRY BRIERE, Council President Pro Tem; DENIS LAW; DAN
COUNCILMEMBERS
CLAWSON; TONI NELSON; RANDY CORMAN. MOVED BY BRIERE,
SECONDED BY CORMAN, COUNCIL EXCUSE ABSENT
COUNCILMEMBERS DON PERSSON AND MARCIE PALMER.
CARRIED.
Councilwoman Palmer arrived at 8:10 p.m.
CITY STAFF IN
KATHY KEOLKER-WHEELER, Mayor; JAY COVINGTON, Chief
ATTENDANCE
Administrative Officer; ZANETTA FONTES, Assistant City Attorney;
BONNIE WALTON, City Clerk; GREGG ZIMMERMAN,
PlanningBuilding/Public Works Administrator; ALEX PIETSCH, Economic
Development Administrator; REBECCA LIND, Planner Manager; DEREK
TODD, Assistant to the CAO; COMMANDER KATHLEEN MCCLINCY,
Police Department.
PROCLAMATION A proclamation by Mayor Keolker-Wheeler was read declaring the month of
Local Veterans Employment June, 2004, to be "Local Veterans Employment Representative Program 60th
Representative Program 60th Anniversary" in the City of Renton, encouraging all members of the
Anniversary - June, 2004 community, the military, and veteran service providers to join in this special
recognition. MOVED BY BRIERE, SECONDED BY NELSON, COUNCIL
CONCUR IN THE PROCLAMATION AS READ. CARRIED.
PUBLIC HEARING
Planning: Big -Box Retail Uses
Design Guidelines
-P11
T
This being the date set and proper notices having been posted and published in
accordance with local and State laws, Mayor Keolker-Wheeler opened the
public hearing to consider applying existing design guidelines to big -box retail
uses located north and west of I-405. Alex Pietsch, Economic Development
Administrator, stated that during a retreat, Council expressed concern about the
appearance of large format or big -box retail uses. Upon analysis, staff found a
way to impose some design guidelines without being too onerous on
development as the City is interested in attracting these types of retailers to the
Renton community.
Rebecca Lind, Planner Manager, described the specific concerns regarding the
appearance of big -box retail uses, such as building wall height and design,
landscaping, loading areas, and how the building looks from the street. She
explained that staff proposes to apply the existing Urban Center District design
guidelines to big -box retail uses in the Commercial Arterial and Industrial
zones, except in the Employment Area Valley Comprehensive Plan designation
south of I-405. The regulations would be triggered by the size of the building -
75,000 square feet, one story, and a 30-foot wall - and would not apply to other
retail uses.
Detailing how the design guidelines work, Ms. Lind explained there is a
minimum standard that all development is required to comply with, and there is
a set of guidelines that allow a more flexible way to meet the intent of City
Code and allow for design creativity. She reviewed the topics currently
June 7, 2004 Renton City Council Minutes Page 184
addressed in City Code, including site design and building location; building
orientation; building entries; transition to surrounding development; parking,
access, and pedestrian circulation; landscaping; building design; signage; and
lighting.
Ms. Lind indicated that staff has not yet addressed Council's request to analyze
design guidelines for all commercial uses. The matter was referred to the
Planning Commission; and staff anticipates broadening the existing design
guidelines, and will evaluate the need for specific guidelines during its sub -area
planning process.
Public comment was invited.
Joe Geivett, 1144 Eastlake Ave. E., #601, Seattle, 98109, with PACLAND,
stated that his company designed the Sam's Club on S. Grady Way and worked
on other retail establishments in the Renton area. Mr. Geivett indicated that
establishing design guidelines is a great idea, and he displayed drawings of big -
box projects that PACLAND is working on, pointing out many design features.
Mr. Geivett emphasized the need to preserve the main operations of the stores,
and he reviewed the City's design regulations pertaining to landscaping and
loading area screening.
MOVED BY CORMAN, SECONDED BY LAW, COUNCIL SUSPEND THE
RULES AND ALLOW THE SPEAKER FIVE MORE MINUTES. CARRIED.
Mr. Geivett continued to comment on and offer suggestions for the design
guidelines that address building appearance, lighting, pedestrian access, sign
height, fencing, and roof screening. He acknowledged that the guidelines do
allow for flexibility, but pointed out that vague guidelines can cause difficulties
for architects.
Mayor Keolker-Wheeler expressed her appreciation for the speaker's comments
and feedback, saying that it is good to hear from someone in his line of work
endorsing the use of design guidelines.
There being no further public comment, it was MOVED BY BRIERE,
SECONDED BY CLAWSON, COUNCIL CLOSE THE PUBLIC HEARING.
CARRIED.
Commenting on the design guidelines concerning roof screening, Councilman
Corman suggested that City Code allow for latitude in regards to artistic
creativity.
APPEAL
Planning and Development Committee Chair Briere presented a report on the
Planning & Development
appeal of the 1800 Jones Ave. Short Plat (SHP-03-095). The Committee met
Committee
on this appeal on 5/20/2004 and 6/03/2004. The Committee found that there is
Appeal: 1800 Jones Ave Short
no substantial error in fact or law in the Hearing Examiner's decision on the
Plat, Kinzer & Lunsford, SHP-
original appeal and recommended that the Hearing Examiner's decision be
03-095
affirmed.
Appellants raised a number of issues concerning this appeal. The primary
contention was that the lot sizes in the short plat are too small considering the
size of the surrounding lots. There were also issues raised about drainage, tree
removal, separation between properties, the potential size of homes and
privacy.
This Council has been very hesitant to reduce minimum densities in plats below
that provided in City Code. The Comprehensive Plan under Policy LU-23,
Y
PUBLIC HEARING HANDOUT
June 7, 2004 - 7:30 PM
City Council Chambers
Regulations for Design Guidelines for Big -Box Retail
There are no provisions in City Code to apply design guidelines to soften the aesthetic impacts of
big -box retail uses in most zones where they are permitted. The City Council has expressed a
desire to apply design guidelines to big -box retail uses in the Commercial Arterial and Industrial
zones except in the Employment Area Valley south of I-405.
The intent is to ensure that future big -box developments are created subject to design guidelines
that improve their aesthetics and appearance.
RECOMMENDATION:
Apply a use note to big -box retail uses requiring those uses located in the Commercial
Arterial and Industrial zones to comply with the design guidelines for the Urban Center
District located in RMC 4-3-100, except in the Employment Area Valley South of I-405.
Amend the applicability of the City's design guidelines in the Urban Center overlay (RMC 4-
3-10013) to include big -box retail uses in the Commercial Arterial and the Industrial zones
zone except in the Employment Area Valley South of I-405.
Big - Box Retail Design
Guideline Code Amendments
June 7, 2004
City Council Public Hearing
Presentation
Proposed Code Changes
Accomplish:
• Apply existing design guidelines to Big -box
use
Commercial Arterial and Industrial zoned
properties
Except in the Employment Area Valley
Comprehensiv e Plan designation
• Triggered by size of building
- 75,000 sq. ft.
one story
30 toot wall
Other Retail Uses
• Does not apply
2 story building mcr 75,000 sq ft
• �\ ith 2 stories of mad
• Other forms of retail exempt
Smaller than 75,000 sq ft.
Without 30 too[ %vall
• Grocery
• Dcparumnt stores
• Retail ,hops
City Council Direction
• Concern about the appearance of large
format retail uses (bit box)
Building wall height and design
Landscaping
- Loading Areas
lio%N the building looks from the street
• Council requested regulations to address
these issues
Applicability to Big Box
• Applies adopted regulations for Urban Ccnter
Design Guidelines for District "C" (UCN-I )
Boci n,
— I ry,s Hectronics
• Amends zoning code use note #72 to extend
applicability every" here but Valley (EA-V)
• Deletes big -box use in COR as Fry's property is
re -zoned to UCN-1
Urban Center
Design
Guideline
Overlay
Commercial
and IndLlstrial
Areas NNihere
Design
GLlldellnes
Apply
Topics Addressed In Existing
Code
• Site Design and Building Location
• Building Orientation
• Building Entries
• Transition to Sun-ounding Development
• Parking, Access, Pedestrian Circulation
Design Guidelines For All
Commercial Uses
• Not yet addressed
• Referred to Planning Commission
• Anticipate broadening existing guidelines
Extend to all commercial development
Different work program
Evaluate need lbr specific ��uidelines during
sub -area planning
How the Design Guidelines
Work
• Minimum Standards
Rcyuired Items
• Guidelines
Allow more flexible way to meet the intent of
each section
Topics Continued
• Pedestrian Environment
• Landscaping
• Building Design
• Signage
• Lighting
. rD)R��)7`
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING CHAPTER 2, ZONING DISTRICTS — USES AND
STANDARDS, AND CHAPTER 3, ENVIRONMENTAL
REGULATIONS AND SPECIAL DISTRICTS OF TITLE IV
(DEVELOPMENT REGULATIONS) OF ORDINANCE NO.4260
ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY
OF RENTON, WASHINGTON" TO ADD REGULATIONS FOR
DESIGN GUIDELINES FOR BIG -BOX RETAIL
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
SECTION I. Chapter 2, Zoning Districts Section 4-2-060, Uses Allowed in
Zoning Designations, is hereby amended to add Note 72 to Big -box retail as a
permitted use in the Light Industrial Zone (IL), Medium Industrial Zone(IM),
Heavy Industrial Zone(IH),and the Commercial Arterial zone (CA) and to delete
Big —box retail with note 72 from the Center Office Residential Zone(COR) as
shown on Attachment A.
SECTION II. Chapter 2, Zoning Districts- Section 4-2-070P, industrial Light
(IL) is hereby amended to add Note 72 to Big -box retail as a permitted use as
shown on Attachment B.
SECTION II. Chapter 2, Zoning Districts- Section 4-2-070Q, Industrial
Medium (IM) is hereby amended to add Note 72 to Big -box retail as a permitted
use as shown on Attachment B.
SECTION III. Chapter 2, Zoning Districts- Section 4-2-070R, Industrial Heavy
(IH) is hereby amended to add Note 72 to Big -box retail as a permitted use as
shown on Attachment B.
SECTION IV. Chapter 2, Zoning Districts- —, Section 4-2-070L, Commercial
Arterial (CA) is hereby amended to add Note 72 to Big -box retail as a
permitted use as shown on Attachment B.
SECTION V. Chapter 2, Zoning Districts- Section 4-2-070P, Center Office
Residential (COR) is hereby amended to delete Note 72 to Big -box retail as a
permitted use as shown on Attachment B.
SECTION VI. Chapter 2, Zoning Districts Section 4-2-080 Use Table Notes is
hereby amended to strike the text " Big -box retail to be permitted in the COR3
Zone, east of Garden Avenue North and north of N. 8t' Street' and to add the text
`Bi2-box uses are subject to compliance with Urban Center Design Overlay
regulations applicable to District `C' as detailed in RMC 4-3-100, except in 'n the
Employment Area Valley south of I-405.
SECTION VII: Chapter 3, Environmental Regulations and Special
Districts,RMC 4-3-100 Urban Center Design Guidelines Section B.
Applicability is amended to read as follows:
1. This Section shall apply to all attached residential development,
commercial/residential mixed use, and retail development in the Residential
Multi -Family Urban (RM-U), Residential Multi -Family Traditional (RM-T),
Urban Center — North (UC-N1), Urban Center — North 2 (UC-N2) and Center
Downtown (CD) zones as depicted on the Urban Center Design Overlay
District Map shown in subsection B6 of this Section. This Section shall also
applyto retail uses located in the Commercial Arterial (CA). Light
Industrial (IL), Medium Industrial (IM), or Heavy Industrial (IH) zones
except in the Employment Area —Valley Comprehensive Plan designation
south of I-405.
2. Where specified as applicable to District `A' as shown on the Urban
Center Design Overlay District Map in subsection B6 of this Section,
provisions of this Section shall apply to all attached residential development
and commercial/residential mixed use development in the Residential Multi -
Family Urban (RM-U) and the Center Downtown (CD) Zones.
3. Where specified as applicable to District `B' as shown on the Urban
Center Design Overlay District Map in subsection B6 of this Section,
provisions of this Section shall apply to all attached residential development
in the Residential Multi -Family Traditional (RM-T) zone.
4. Where specified as applicable to District `C' as shown in the Urban
Center Design Overlay District Map in subsection B6 of this Section,
provisions of this Section shall apply to all residential, retail, mixed use, and
commercial development in the Urban Center — North. Big -box retail uses
within the Commercial Arterial (CA). Light Industrial (IL), Medium
Industrial (IM), or Heavy Industrial (IH) zones must comply with design
guideline provisions required under District 'C' of this Section, except within
the Employment Area Valley Comprehensive Plan designation, South of I-
405.
SECTION VII. This ordinance shall be effective upon its passage, approval, and 5 days
after publication.
PASSED BY THE CITY COUNCIL this day of , 2003.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this day of , 2003.
Kathy Keolker-Wheeler, Mayor
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication:
91
ATTACHMENT B AMENDMENTS TO CHAPTER 2 4-2-070 TABLES
4-2-070L COMMERCIAL ARTERIAL (CA)
Uses allowed in the CA Zone are as follows:
USES:
TYPE:
RETAIL
Adult retail use
P #43
Big -box retail
P 72
Drive-in/drive-through, retail
AC
Eating and drinking establishments
P
Horticultural nurseries
H
Retail sales
P #34
Retail sales, outdoor
P #30
Taverns
P
Vehicle sales, large
P
Vehicle sales, small
P
4-2-0700 CENTER OFFICE RESIDENTIAL (COR)
Uses allowed in the COR Zone are as follows:
USES: TYPE:
RETAIL
Big -box retail P 72
Eating and drinking establishments P#27
Horticultural nurseries H
Retail sales P #21
Taverns P#21
4-2-070P INDUSTRIAL LIGHT (IL)
Uses allowed in the IL Zone are as follows:
USES:
TYPE:
RETAIL
Adult retail use
P #43
Big -box retail
P 72
Drive-in/drive-through, retail
AC
Eating and drinking establishments
P
Horticultural nurseries
H
Retail sales
P #34
Retail sales, outdoor
P #30
Vehicle sales, large
P
Vehicle sales, small
P
h:\ednsp\title iv\multiple zone amends\design guidelines\big-box retail\design guidelines 070 tables.doc
4-2-07011) INDUSTRIAL MEDIUNiI"A)
Uses allowed in the IM Zone are as follows:
USES:
TYPE:
RETAIL
Adult retail use
P #43
Big -box retail
P 72
Drive-in/drive-through, retail
AC
Eating and drinking establishments
P
Horticultural nurseries
H
Retail sales
P #34
Retail sales, outdoor
P #30
Vehicle sales, large
P
Vehicle sales, small
P
4-2-07OR INDUSTRIAL HEAVY (IH)
Uses allowed in the IH Zone are as follows:
USES:
TYPE:
RETAIL
Adult retail use
P #43
Big -box retail
P 722
Drive-in/drive-through, retail
AC
Eating and drinking establishments
P
Horticultural nurseries
H
Retail sales
P #34
Retail sales, outdoor
P #30
Vehicle sales, large
P
Vehicle sales, small
P
h:\ednsp\title iv\multiple zone amends\design guidelines\big-box retail\design guidelines 070 tables.doc
NOW
r
1144 EASTLAKE AVE. E.
SUITE 601
SEATTLE, WA 98109
T 206.522.9510
JOE GEIVETT
F 206.522.8344
PRINCIPAL
WWW.PACLAND.COM
IGEIVETT@PACLAND.COM
CGO �U 'Spf .ti ��". c#°i •~Rai cd '�"' bb
wo a.p qpa0� Oyo.�
Gw
0 ,b U.
y'
o- o � a�i�j" � ac�i do
ai aRi Ong aco K'. o mod;
WW mo•.3 my>,o� mm ago o c.d
w'b •.. a�
U~F�,y
QOy y`p -.� py� ol�. o oA q-� aRi ° p 4a£o O 0 s;
Zzye N Ell P441.0. o 'm m� SWUa
t
z
bA
ate' W t O
Q z
� 3 a.
�
0° � o. � G
G -
bq O c�
0
Q V
o
60 3 Cd
U o
bA
Q
G(U
�.0
~ �
G � a a
�,
Gi�r
aA
o
U b = ro :; O G U
G G aS w c�
0
cl co 14
0
W
Zf .>
Q
G O U G ti V U GO
0.4 G
�_A
LJ
co
O�
on
3
m
`wr
IL
CD
'm lLco
CL
in:r
` v)
o cn
`s[�0.
_�
_ -,m _
LL CL D CL
.. W _
�,,;�•€ Pry=:'c -
hir
In
a
in
-
6
rt inin
O UF-O
- -
-
9 CIO
P Z-
_
OQCC
NI m .�
m w z ,
...z
7 HtgO
i
OY
W W"w
Yhf1
d Oi
A
in
° Mol!n
O
IC y N
C�
3 N
ul
U
`v`
u-
o
++
_
C7 J
~
w
o
CK
4\t
W Y
0
wU
v it
LVSS WNO3 Sd
30In83S IViSOd 's*n
CITY OF RENTON
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 7th day of
June, 2004, at 7:30 p.m. as the date and time for a public hearing to be held in the seventh
floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, WA 98055, to
consider the following:
Proposal to extend applicability of the current Urban Center overlay design
guidelines to all "big -box retail" uses located north and west of I-405.
All interested parties are invited to attend the hearing and present written or oral
comments regarding the proposal. Renton City Hall is in compliance with the American
Disabilities Act, and interpretive services for the hearing impaired will be provided upon
prior notice. For information, call 425-430-6502.
&W�-,j Waz4-y1_-,
Bonnie I. Walton
City Clerk
Published King County Journal
May 14, 2004
Account No. 50640
5/12/2004
Notice sent to 8 Parties of Record, per attached labels.
D. Evans
cc: Judy Wright
L
4000 8000..
4t
t
00288MOM
48000
LAKI « AM
NI.
�6
I L f LIE
- ------- -- ,
'
J�
9- UZ,
a
Rk!
Ar
ki
r
it
NEI
L.V
HL
L
7' UL,
J.
Z,
..... . ....
^L
zL
4?T.+
Areas where big -box
hfi ` t - retail is permitted
jlA�.M.MXv With Design Without Design
Guidelines Guidelines
j,Y ti Economic Development, Neighborhoods & Strategic Planning
Alex Pietsch. Administrator
G. Del Rosario
9 April 2004
Parties of Record 'ublic Hearing Notice, Overlay ign Guidelines "Big —Box
Retail" on 6/7/200)'v: I%w
Eric Cameron
55 Williams Ave S #308
Renton, WA 98055
Katie Kennelly Fey
22436 NE 10 h St
Sammamish, WA 98074
Courtney E. Flora
2020 1" Ave #1130
Seattle, WA 98121-2100
Shaunta Hyde
P.O. Box 3707, MC 14-49
Seattle, WA 98124
Rick Ford Jan Fedor
P.O. Box 3707, MC 6301 P.O. Box 3707, MC 6301
Seattle, WA 98124 Seattle, WA 98124
John Kernie
432 Smithers Ave S
Renton, WA 98055
Boeing Realty
P.O. Box 3707, MC 1F-58
Seattle, WA 98124
r.r
CITY OF RENTON
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 7th day of
June, 2004, at 7:30 p.m. as the date and time for a public hearing to be held in the seventh
floor Council Chambers of Renton City Hall, 1055 S. Grady Way, Renton, WA 98055, to
consider the following:
Proposal to extend applicability of the current Urban Center overlay design
guidelines to all "big -box retail" uses located north and west of I-405.
All interested parties are invited to attend the hearing and present written or oral
comments regarding the proposal. Renton City Hall is in compliance with the American
Disabilities Act, and interpretive services for the hearing impaired will be provided upon
prior notice. For information, call 425-430-6502.
&W� ,J. WaZ�
Bonnie I. Walton
City Clerk
Published King County Journal
May 14, 2004
Account No. 50640
May 10, 2004 Now Renton City Council Minutes �►' Page 153
Committee of the Whole Council President Pro Tern Briere presented a Committee of the Whole report
Planning: I-405 Context regarding the I-405 Context Sensitive Solutions Renton Advisory Committee.
Sensitive Solutions Aesthetic The Washington State Department of Transportation (WSDOT) asked the City
Committees, Membership to establish a local advisory task force and designate delegates to a regional
committee that will assist WSDOT in the aesthetic design of the I-405
expansion project. WSDOT has described this discussion as Context Sensitive
Solutions (CSS). The Committee recommended that Councilmember and
Transportation Committee Chair Marcie Palmer, and Economic Development,
Neighborhoods and Strategic Planning Administrator Alex Pietsch, represent
the City on the regional aesthetic committee. Council President Don Persson
should serve as an alternate.
Planning & Development
Committee
Planning: Big -Box Retail Uses
Design Guidelines
T4
Utilities Committee
SAD: NE 2nd St
Representation on the Renton I-405 Aesthetic Advisory Task Force should be
made of citizens from affected neighborhoods, impacted business owners, the
Chamber of Commerce, other interested business groups, and City staff. The
Committee recommended that the following members be approved: Marcie
Palmer, Renton Councilmember; Don Persson, Renton Councilmember; Kristin
Craig, Kennydale Neighborhood; Mike O'Halloran, Highlands Neighborhood;
Ruthie Larson, Renton Hill Neighborhood; Melinda Webb, North Renton
Neighborhood; Toni Martin, Talbot Hill Neighborhood; Bob Moran, South
Renton Neighborhood; Shaunta Hyde, The Boeing Company; Paul Moyes,
PACCAR; Brad Lang, HAL; Mike Benoit, Flinn Properties; Erin Hamann,
Spring Hill Suites by Marriott; Bernie Dochnahl, Greater Renton Chamber of
Commerce; Nancy Hoben, Renton Municipal Arts Commission; Alex Pietsch,
City of Renton Economic Development Administrator; Peter Renner, City of
Renton Facilities Director; and Sandra Meyer, City of Renton Transportation
Systems Director.
The Committee further recommended that the Economic Development,
Neighborhoods and Strategic Planning Department coordinate the task force in
conjunction with the Transportation Division and WSDOT. MOVED BY
BRIERE, SECONDED BY PALMER, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED.
Planning and Development Committee Chair Briere presented a report
regarding design guidelines for big -box retail. The Committee met 5/06/2004
to consider a proposal to extend applicability of the current urban center
overlay design guidelines to all big -box retail uses north and west of I405. The
Committee recommended that this proposal be processed pursuant to City Code
4-9-025C, exemption procedures, to the Title IV (Development Regulations)
revision process. The Committee also recommended that the amendment be
referred to the Planning Commission for recommendation on the big -box
proposal and consideration of expanding the work program to include design
guidelines for commercial uses throughout the City on the sub -area by sub -area
basis. It was further recommended that a public hearing be set for 6/07/2004 on
the big -box portion of the proposal. MOVED BY BRIERE, SECONDED BY
LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED.
Utilities Committee Vice Chair Briere presented a report concurring in the
recommendation of the Planning/Building/Public Works Department that
Council accept the final NE 2nd Street (at Lyons Ave. NE) Special Assessment
District establishing a per unit charge of $4,800, and that the ordinance
regarding this matter be presented for first reading. The Committee further
recommended that Council authorize staff to make final payment to the
APPPIOVED BY
PLANNING AND DEVELOPMENT COMMITTEE CiTY COUNCIL
COMMITTEE REPORT Date S /D-,200V
May 10, 2004
Design Guidelines for Big Box Retail
(Referred April 19, 2004)
The Planning and Development Committee met May 6, 2004 to consider a proposal to extend
applicability of the current urban center overlay design guidelines to all "big -box retail" uses
north and west of I-405. The Committee recommends that this proposal be processed
pursuant to RMC 4-9-025C, exemption procedures, to the Title IV development regulation
revision process. The Committee also recommends that the amendment be referred to the
Planning Commission for recommendation on the big -box proposal and consideration of
expanding the work program to include design guidelines for commercial uses throughout the
City on a sub -area -by -sub -area basis. It is further recommended that a public hearing be set
for June 7`I', 20 4 on the big -box portion of the proposal.
erri Brie e, Chair
Dan Clawson. Vice Chair
cc: -ay-evrir olr
Alex Pietsch
Re-becca Wr►d
PLANNING AND DEVELOPMENT COMMITTEE Report_I .doc\
Rev 01/04 bh
April 19, 2004 *ftw Renton City Council Minutes `WWI Page 118
Latecomer Agreement:
City Clerk submitted request from Glenn Wharton, 17638 SE 196th Dr.,
Wharton, Sewer Extension (SE
Renton, 98058, for a latecomer agreement for sewer extension to serve property
122nd St), LA-04-001
at 14035 SE 122nd St. Refer to Utilities Committee.
EDNSP: 2004 Neighborhood
Economic Development, Neighborhoods and Strategic Planning Department
Grant Program
recommended approval to fund five projects and three newsletters totaling
$9,587.69 (including a contingency fund of $959) through its 2004
Neighborhood Grant Program. Refer to Community Services Committee.
Planning: Big -Box Retail Uses
I
Economic Development, Neighborhoods and Strategic Planning Department
Design Guidelines
proposed requiring design guidelines to improve the aesthetics and appearance
of big -box retail uses located north and west of I-405. Refer to Planning
K Commission and Planning and Development Committee.
Annexation: Maplewood East, Economic Development, Neighborhoods and Strategic Planning Department
SE 134th St & 156th Ave SE submitted 10% Notice of Intent to annex petition for the proposed Maplewood
East Annexation, 26.14 acres bounded by SE 134th St., 156th Ave. SE, 152nd
Ave. SE, and SE 136th St., and recommended a public meeting be set on
5/03/2004 to consider the petition. Council concur.
Annexation: Merritt II, 100th
Economic Development, Neighborhoods and Strategic Planning Department
PI SE & Lyons Ave NE
recommended a public hearing be set on 5/03/2004 to consider the 50% Direct
Petition to annex for the proposed Merritt II Annexation; 20.6 acres located
north of 100th Pl. SE and west of Lyons Ave. NE. Council concur.
Fire: Office Assistant III
Fire Department requested authorization to replace the existing non -regular
Position
Database Systems Technician intern position with a full-time limited term
Office Assistant III position, term to end 12/31/2005. Annual expenditure is
$36,231.69. Refer to Finance Committee.
CAG: 03-116, Grady Way
Transportation Systems Division submitted CAG-03-116, S. Grady Way and
S/Rainier Ave S Pavement
Rainier Ave. S. Pavement Rehabilitation; and requested approval of the project,
Rehab, Gary Merlino Const Co
authorization for final pay estimate in the amount of $2,490, commencement of
60-day lien period, and release of retained amount of $19,934.94 to Gary
Merlino Construction Company, contractor, if all required releases are
obtained. Council concur.
MOVED BY PERSSON, SECONDED BY CORMAN, COUNCIL APPROVE
THE CONSENT AGENDA AS PRESENTED. CARRIED.
OLD BUSINESS Council President Persson presented a Committee of the Whole report
Committee of the Whole recommending approval of the rules and fee schedule for the Henry Moses
Community Services: Henry Aquatic Center. The Committee further recommended that the ordinance
Moses Aquatic Center Rules regarding this matter be presented for first and second reading. MOVED BY
and Fees PERSSON, SECONDED BY BRIERE, COUNCIL CONCUR IN THE
COMMITTEE REPORT. CARRIED. (See page 120 for ordinance.)
Transportation (Aviation) Transportation (Aviation) Committee Chair Palmer presented a report regarding
Committee the Maple Valley Hwy. and SE 1 lth St. traffic safety concerns. The Committee
Transportation: Maple Valley recommended Council authorize the Administration to perform the following
Hwy/SE 1 lth St Traffic Safety tasks to improve the traffic safety on SE 1 lth St. west of the intersection of
Concerns 130th Ave. SE:
Remove the stand of poplar trees on the curve of SE 1 lth St. west of 130th
Ave. SE. The trees are on the public right-of-way, at the edge of pavement
obscuring sight distance, making an unsafe condition for both vehicles and
pedestrians.
CITY OF RENTON COUNCIL AGENDA ttL
Submitting Data:
Dept/Div/Board.. EDNSP
Staff Contact...... Rebecca Lind
Subject:
Code amendment to require design guidelines for big -
box retail uses located north and west of I-405 in the
central city.
Exhibits:
Issue Paper
Alel
#:
For Agenda of. April 19, 2004
Agenda Status
Consent ..............
Public Hearing..
Correspondence..
Ordinance .............
Resolution ............
Old Business........
New Business.......
Study Sessions......
Information........ .
Recommended Action: Approvals:
Refer to Planning Commission Legal Dept.........
Refer to Planning and Development Committee Finance Dept......
Other ...............
Fiscal Impact:
Expenditure Required... 0 Transfer/Amendment....... 0
Amount Budgeted....... 0 Revenue Generated......... 0
Total Project Budget 0 City Share Total Project.. 0
SUMMARY OF ACTION:
This code amendment proposal is being proposed pursuant to RMC 4-9-025C Exemption
procedures to the Title 4 Development Regulation Revision Process as an imperative Title 4
amendment.
The proposed amendment requires compliance with design guidelines for big -box retail uses
located in the CA, IL, IM, and IH zones north and west of I-405.
STAFF RECOMMENDATION:
Refer this item to the Planning Commission and the Planning and Development Committee to
provide guidance to staff regarding necessary code amendments to improve aesthetics and
appearance of new big -box retail uses through design guidelines.
X
Rentonnet/agnbill/ bh
CITY OF RENTON
ECONOMIC DEVELOPMENT, NEIGHBORHOODS, & STRATEGIC
PLANNING
MEMORANDUM
DATE: April 9, 2004
TO: Don Persson, Council President
Members of the Renton City Council
VIA: J`Mayor Kathy Keolker-Wheeler
�N n�
FROM: Alex Pietsch, EDNSP Administrator N""
STAFF CONTACT: Rebecca Lind, x6588
SUBJECT: Design Guidelines for Big Box Retail Uses
ISSUE:
There are no provisions in City Code to apply design guidelines to soften the aesthetic impacts
of big -box retail uses in most zones where they are permitted. The City Council has expressed
a desire to apply design guidelines to big -box retail uses within the City. The intent is to ensure
that future big -box developments are created subject to design guidelines that improve their
aesthetics and appearance.
RECOMMENDATION:
• Apply a use note to big -box retail uses requiring those uses located north of I-405 to
comply with the design guidelines located in RMC 4-3-100.
• Amend the applicability of the City's design guidelines in the Urban Center overlay (RMC
4-3-100B) to include big -box retail uses in the industrial zones and the CA zone north and
west of I-405.
BACKGROUND SUMMARY:
City Council has expressed a desire to apply design guidelines to big -box retail uses within the
City. The intent is to ensure that future big -box developments are created subject to design
guidelines that improve their aesthetics and appearance. The definition of big -box retail use in
Title 4 of the City's development regulations is:
H:IEDNSP\Title IV1Multiple Zone Amends\Design Guidelines\Big-Box Retail\Council issue paper on big -box
design.doc
M
M
April 9, 2004
Page 2
RETAIL, BIG -BOX: An indoor retail or wholesale user who occupies no
less than seventy five thousand (75,000) square feet of gross floor area,
that typically requires high parking -to -building area ratios. Big -box retail
buildings are typically single -story structures, with a mass that stands
more than thirty (30) feet tall. Big -box retail/wholesale sales can include,
but are not limited to, membership warehouse clubs that emphasize bulk
sales, discount stores, and outlet stores. This definition excludes vehicle
sales, outdoor retail sales, and adult retail uses.
For comparison, the Title 4 definition of "Retail Sales" is included:
RETAIL SALES: Establishments within a permanent structure engaged
in selling goods or merchandise to the general public for personal or
household consumption and rendering services incidental to the sale of
such goods. This definition includes multi -story retail use buildings
greater than seventy five thousand (75,000) square feet that have a
minimum of two (2) stories dedicated to retail sales. This definition also
includes department stores, retail shops, grocery stores and large format
retailers developing using a multi -story format. This definition excludes
adult retail uses, vehicle sales, one-story big -box retail, outdoor retail
sales, eating and drinking establishments, and taverns.
Although consumers are fond of them, and they can generate a large amount of retail sales tax
revenue, big -box retail uses can also be large and bulky with a large amount of surface parking
to serve the use. The City's Employment Area Valley (EAV), particularly south of I-405, is an
ideal area for such a use. However, outside of the Employment Area Valley (EAV), and in the
portion of the EAV north of I-405, design guidelines could be applied to new big -box retail
uses to soften their impact on the surrounding environment.
The City developed design guidelines that address the impacts of big -box retail uses as part of
the Boeing Comprehensive Plan amendment and rezone process in 2003. Design guidelines
developed, either apply to the entire Urban Center, or to specific districts. As a result, big -box
retail uses that are permitted in the Urban Center — North 1 zone (UC-NI), are required to
comply with design guidelines applicable to the entire Urban Center ("All Districts") or to
"District C" of the Urban Center Design Overlay District.
Big -box retail uses are currently permitted in the Light Industrial (IL), Medium Industrial (IM),
Heavy Industrial (IH), and Commercial Arterial (CA) zones. Design guidelines are not
applicable in any of these zones. The Commercial Office Residential (COR) zone contains a
note that permitted big -box retail uses on the Fry's property when that property was zoned
COR3. It is now zoned UC-N1 and is covered by the UC-N1 standards.
USE TABLE AMENDMENTS: Staff recommends applying a use note to big -box retail uses
requiring those uses located north of I-405 to comply with the design guidelines of District `C'
of the Urban Center Design Overlay. District `C' already includes design guidelines specific to
big -box retail uses. The "P72" can be deleted from the big -box retail/COR cell of the Zoning
Apri19, 2004
Page 3
Use Table since it is no longer applicable. The recommended amendments to the RMC 4-2-
060 Use Table and associated use table notes in RMC 4-2-080 are:
RMC 4-2-060
Excerpt
I.
R
R
R
R
R
R
R
R
IL
IM
IH
C
C
C
CA
C
C
CO
U
U
RETA
C
-
-
-
M-
-
M
C
N
S
D
O
R
C
C
IL
1
5
8
H
1
1
--
0
4
N
N
1
2
Big-
P72
P72
P72
P72
P72
P
box
7
retail
9
[NOTE: An amendment to the RMC 4-2-070 use table for each zone amended above
will be needed for an ordinance.]
RMC 4-2-080 USE TABLE NOTES:
72. Big -box retail W be permi#ed In the R 3 Zo�_east of GaFden AveiuNo"rfcr�'►
Street. uses located north and west of 1-405 are subiect to
compliance with Urban Center Design Overlay regulations applicable to District 'C' as
detailed in RMC 4-3-100.
The proposed amendment would require big -box retail uses planned for the areas north and
west of I-405 to comply with District `C' of the City's existing design guidelines. This set of
design guidelines includes specific guidelines for big -box retail uses.
DESIGN GUIDELINE AMENDMENTS: Staff recommends adding language to the
applicability section of the City's Urban Center Design Overlay District that includes big -box
retail uses in the CA, IL, IM, and IH zones. The proposed language would be similar to that in
the new note #72:
RMC 4-3-100 URBAN CENTER DESIGN GUIDELINES
B. APPLICABILITY:
1. This Section shall apply to all attached residential development,
commercial/residential mixed use, and retail development in the
Residential Multi -Family Urban (RM-U), Residential Multi -Family
Traditional (RM-T), Urban Center — North (UC-N1), Urban Center —
North 2 (UC-N2) and Center Downtown (CD) zones as depicted on
the Urban Center Design Overlay District Map shown in subsection
B6 of this Section. This Section shall also apply to big -box retail uses
located north and west of 1-405 in the Commercial Arterial (CA), Light
Industrial (IL), Medium Industrial (IM), or Heavy Industrial (IH) zones.
April 9, 2004
Page 4
2. Where specified as applicable to District 'A' as shown on the
Urban Center Design Overlay District Map in subsection B6 of this
Section, provisions of this Section shall apply to all attached
residential development and commercial/residential mixed use
development in the Residential Multi -Family Urban (RM-U) and the
Center Downtown (CD) Zones.
3. Where specified as applicable to District'B' as shown on the
Urban Center Design Overlay District Map in subsection B6 of this
Section, provisions of this Section shall apply to all attached
residential development in the Residential Multi -Family Traditional
(RM-T) zone.
4. Where specified as applicable to District'C' as shown in the Urban
Center Design Overlay District Map in subsection B6 of this Section,
provisions of this Section shall apply to all residential, retail, mixed
use, and commercial development in the Urban Center — North. Big_
box retail uses located north and west of 1-405 within the Commercial
Arterial (CA), Light Industrial (IL), Medium Industrial (IM), or Heavy
Industrial (IH) zones must comply with design guideline provisions
required under District 'C' of this Section.
The proposed amendments would require big -box retail developments that are proposed north
and west of I-405 to comply with design guidelines applicable to District `C' of the Urban
Center Design Guidelines. As drafted, big -box retail developments proposed east or south of I-
405 would not need to comply with the design guidelines. Areas that would not be affected by
design guideline requirements include:
1. The Employment Area Valley (EAV) only south of I-405.
2. The Commercial Arterial (CA) zoned properties located just east of I-405 on SR-169,
Maple Valley Highway. This property currently contains a hotel and restaurant.
3. The Commercial Arterial (CA) zoned properties located just east of I-405 at the NE 44th
Street exit. These properties include some light industrial uses, a self -storage facility, a
McDonalds, some multi -family, as well as some vacant parcels.
4. Light Industrial properties located near NE 4th Street, east of I-405. This property
includes some self -storage, the Renton Technical College, King County Public Health
and District Court facilities, as well as City and County maintenance shops.
It should also be noted that based upon the current definition of big -box retail sales use, the
requirement that a use comply with design guidelines will not apply to structures over 75,000
square feet in size that have more than one story in height or large structures that are less than
75,000 square feet. However, it is unlikely that multi -story department stores will occur in the
Commercial Arterial (CA) or any of the industrial zones within the City. Large, box -like retail
April 9, 2004
Page 5
structures that do not meet the definition of "big -box retail" are allowed in the CA zone city-
wide, and in the Employment Area Valley in all zones. They are more likely to occur in areas
with larger land holdings such as the properties east of I-405 at NE 44th Street. If the City is
interested in establishing design criteria for these retail uses, an additional amendment to the
"retail use" portion of the code will be necessary.