HomeMy WebLinkAboutUrban Design District D Report - Compton Lumber
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PLANNING DIVISION
DESIGN DISTRICT “D” CHECKLIST
City of Renton Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
Ensure compliance with design review regulations located in the Renton Municipal Code in
order to:
a. Maintain and protect property values;
b. Enhance the general appearance of the City;
c. Encourage creativity in building and site design;
d. Achieve predictability, balanced with flexibility; and
e. Consider the individual merits of proposals.
INSTRUCTIONS FOR APPLICANTS:
This design district checklist asks you to describe some basic information about your proposal.
The City will use this checklist to determine whether the your proposal complies with the Urban
Design Regulations in the Renton Municipal Code (RMC 4-3-100). Answer the questions briefly,
with the most precise information known, or give the best description you can.
There are two categories that have been established: (a) “minimum standards” that must be
met, and (b) “guidelines” that, while not mandatory, are considered by the Planning Director in
determining if the proposed action meets the intent of the design guidelines.
If you really do not know the answer, or if a question does not apply to your proposal, wr ite "do
not know" or "does not apply". Complete answers to the questions now may avoid unnecessary
delays later.
A. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that
businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity
throughout the district.
1. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is
available to other structures and open space. To ensure an appropriate transition between
buildings, parking areas, and other land uses; and increase privacy for residential uses.
Guideline Standard: Developments shall enhance the mutual relationship of buildings
with each other, as well as with the roads, open space, and pedestrian amenities while
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working to create a pedestrian oriented environment. Lots shall be configured to
encourage variety and so that natural light is available to buildings and open space. The
privacy of individuals in residential uses shall be provided for.
Minimum Standard: The availability of natural light (both direct and reflected) and direct
sun exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Response: The project is located in the center of the north/south orientation of the
property. No shade impacts to adjoining properties are possible.
Minimum Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Response: The building is set at the minimum setback distance allowable from the
street.
Minimum Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Response: The main public entrance is visible from the street, but not directly off the
street. A large plaza/courtyard is provided at the entrance. A secondary entrance is
provided directly from the street.
Minimum Standard: Buildings with residential uses located at the street level shall be:
Response: This standard is not applicable.
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a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
2. 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.
Guideline Standard: Primary entries shall face the street, serve as a focal point, and allow
space for social interaction. All entries shall include features that make them easily
identifiable while reflecting the architectural character of the building. The primary entry
shall be the most visually prominent entry. Pedestrian access to the building from the
sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall
quality of the pedestrian experience on the site.
Minimum Standard: The primary entrance of each building shall be:
a. Located on the facade facing a street, shall be prominent, visible from the street,
connected by a walkway to the public sidewalk, and include human-scale elements;
and
b. Made visibly prominent by incorporating architectural features such as a facade
overhang, trellis, large entry doors, and/or ornamental lighting
Response: This street sees almost zero pedestrians due to location in a primarily
industrial use area. The primary entrance is located off the street but is visible from the
ROW. A secondary entrance is provided directly off the ROW.
Minimum Standard: Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than thirty
feet (30') in height shall also ensure that the weather protection is proportional to the
distance above ground level.
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Response: The building entries are clearly marked with canopies, ornamental bollard
lighting and a pedestrian oriented entrance plaza as well as glazing features. Weather
protection is provided at both entries.
Minimum Standard: Building entries from a parking lot shall be subordinate to those
related to the street.
Response: This standard is not met due to the nature of this hardware and home goods
business that requires direct access from the primary entrance to the parking lots.
Minimum Standard: Features such as entries, lobbies, and display windows shall be
oriented to a street or pedestrian-oriented space; otherwise, screening or decorative
features should be incorporated.
Response: The primary entrance is directly accessed from a pedestrian plaza.
Minimum Standard: Multiple buildings on the same site shall direct views to building
entries by providing a continuous network of pedestrian paths and open spaces that
incorporate landscaping.
Response: This standard is not applicable.
Minimum Standard: Ground floor residential units that are directly accessible from the
street shall include:
Response: This standard is not applicable.
a. Entries from front yards to provide transition space from the street; or
b. Entries from an open space such as a courtyard or garden that is accessible from the
street.
3. Transition to Surrounding Development:
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Intent: To shape redevelopment projects so that the character and value of Renton’s long-
established, existing neighborhoods are preserved.
Guideline Standard: Careful siting and design treatment shall be used to achieve a
compatible transition where new buildings differ from surrounding development in terms
of building height, bulk and scale.
Response: Note: This development is surrounded by similar industrial scale projects.
Minimum Standard: At least one of the following design elements shall be used to
promote a transition to surrounding uses:
a. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
Response: This project maintains the industrial feel of the neighborhood.
b. Building articulation to divide a larger architectural element into smaller increments; or
Response: The building incorporates architectural elements including roof pitches,
overhangs, façade modulation and colors, visually reducing the apparent size. See the
elevations and rendering.
c. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Response: The proposed building incorporates varying roof lines, pitches and shapes. See
elevations and rendering.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
4. Service Element Location and Design:
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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.
Guideline Standard: Service elements shall be concentrated and located so that impacts
to pedestrians and other abutting uses are minimized. The impacts of service elements
shall be mitigated with landscaping and an enclosure with fencing that is made of quality
materials. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces
are encouraged to implement vegetative screening in addition to or as part of service
enclosures.
Minimum Standard: Service elements shall be located and designed to minimize the
impacts on the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and convenient for
tenant use (see illustration, RMC 4-3-100E7e).
Response: The loading doors and trash enclosure are located away from the pedestrian
streetscape, and are readily accessible by the building users.
Minimum Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, include a roof and be screened
around their perimeter by a wall or fence and have self-closing doors.
Response: The trash enclosure includes all the required elements, is located adjacent to
the building and includes a roof.
Minimum Standard: Service enclosures shall be made of masonry, ornamental metal or
wood, or some combination of the three (3).
Response: The trash enclosure will be masonry with a metal roof to match elements of
the main building.
Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian-
oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3
sides of such facility.
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Response: This standard is not applicable. The trash enclosure is oriented away from the
street behind the building. See site plan.
5. 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.
Guideline Standard: Development that occurs at gateways shall be distinguished with
features that visually indicate to both pedestrians and vehicular traffic the uniqueness and
prominence of their locations in the City. Examples of these types of features include
monuments, public art, and public plazas.
Response: This standard is not applicable. Project is not located in a gateway zone.
Minimum Standard: Developments located at district gateways shall be marked with
visually prominent features (see illustration, subsection RMC 4-3-100.E1).
Minimum Standard: Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles (see illustration, subsection RMC 4-3-100.E1).
Minimum Standard: Visual prominence shall be distinguished by two or more of the
following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
B. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access; incorporate various modes of transportation,
including public 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
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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. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots
primarily in back of buildings.
Guideline Standard: Surface parking shall be located and designed so as to reduce the
visual impact of the parking area and associated vehicles. Large areas of surface parking
shall also be designed to accommodate future infill development.
Minimum Standard: Parking shall be located so that no surface parking is located
between:
a. A building and the front property line; and/or
Response: This standard is met.
b. A building and the side property line (when on a corner lot).
Response: This standard is not applicable.
Minimum Standard: Parking shall be located so that it is screened from surrounding
streets by buildings, landscaping, and/or gateway features as dictated by location.
Response: The parking area is screened from the street by landscaping. See the site plan
and rendering.
2. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce
the overall impact of parking garages.
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Response: This section is not applicable.
Guideline Standard: Parking garages shall not dominate the streetscape; they shall be
designed to be complementary with adjacent and abutting buildings. They shall be sited to
complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details
to the primary building(s) should be used to enhance garages.
Minimum Standard: Parking structures shall provide space for ground floor commercial
uses along street frontages at a minimum of seventy five percent (75%) of the building
frontage width
Minimum Standard: The entire public facing facade shall be pedestrian-oriented. The
Administrator may approve parking structures that do not feature a pedestrian
orientation in limited circumstances. If allowed, the structure shall be set back at least six
feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall
include a combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Minimum Standard: Public facing facades shall be articulated by arches, lintels, masonry
trim, or other architectural elements and/or materials (see illustration, subsection RMC 4-
3-100.E2).
Minimum Standard: The entry to the parking garage shall be located away from the
primary street, to either the side or rear of the building.
Minimum Standard: Parking garages at grade shall include screening or be enclosed from
view with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Minimum Standard: The Administrator may allow a reduced setback where the applicant
can successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
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b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
3. Vehicular Access:
Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or
eliminating vehicular access off streets.
Guideline Standard: Vehicular access to parking garages and parking lots shall not impede
or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on
sidewalks shall be minimized.
Minimum Standard: Access to parking lots and garages shall be from alleys, when
available. If not available, access shall occur at side streets.
Response: Access to the parking area is from East Valley Road, the only street abutting
the property. 2 curb cuts are provided and required to meet fire department access
standards.
Minimum Standard: The number of driveways and curb cuts shall be minimized for
vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Response: Access to the parking area is from East Valley Road, the only street abutting
the property. 2 curb cuts are provided and required to meet fire department standards.
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3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development by creating pedestrian networks and by
providing strong links from streets and drives to building entrances; make the pedestrian
environment safe, 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. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances
the pedestrian environment, and provides a way for pedestrians to walk from one location to
another without having to drive their vehicle.
Guideline Standard: The pedestrian environment shall be given priority and importance in
the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe
access to buildings from parking areas. Providing pedestrian connections to abutting
properties is an important aspect of connectivity and encourages pedestrian activity and
shall be considered. Pathways shall be easily identifiable to pedestrians and drivers.
Minimum Standard: A pedestrian circulation system of pathways that are clearly
delineated and connect buildings, open space, and parking areas with the sidewalk system
and abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
Response: East Valley Road is the only street abutting the property. An existing sidewalk
abuts the street and property line on the west. There is no access to adjoining
properties, except from this sidewalk. No internal pedestrian walkways are provided
except to access the primary business entrance from the sidewalk.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the design of
the development.
Response: The walkways are proposed to be concrete.
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Minimum Standard: Pathways within parking areas shall be provided and differentiated
by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials(see illustration, subsection 4-3-100E.3). Permeable materials are
encouraged. The pathways shall be perpendicular to the applicable building facade and no
greater than one hundred fifty feet (150') apart.
Response: A pedestrian pathway is provided through the parking lot. See the site plan.
Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings one
hundred (100) or more feet in width (measured along the facade) shall provide
sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot
(8') minimum unobstructed walking surface.
Response: 8 ft minimum width sidewalks are provided.
b. Interior pathways shall be provided and shall vary in width to establish a hierarchy.
The widths shall be based on the intended number of users; to be no smaller than five
feet (5') and no greater than twelve feet (12').
Response: The walkways linking the sidewalk to the building entrances will be 8 feet
wide.
Minimum Standard: Mid-block connections between buildings shall be provided.
Response: This standard is not applicable.
2. 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 year-round activities, under typical seasonal weather conditions.
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Guideline Standard: The pedestrian environment shall be given priority and importance in
the design of projects. Amenities that encourage pedestrian use and enhance the
pedestrian experience shall be included
Minimum Standard: Architectural elements that incorporate plants, particularly at
building entrances, in publicly accessible spaces and at facades along streets, shall be
provided.
Response: planting is provided at both the primary and secondary entrances.
Minimum Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
Response: Site furniture is provided at the primary pedestrian entrance plaza and will be
weather resistant.
b. Site furniture and amenities shall not impede or block pedestrian access to public
spaces or building entrances.
Response: This standard is met, see the site plan for locations.
Minimum Standard: Pedestrian overhead weather protection in the form of awnings,
marquees, canopies, or building overhangs shall be provided. These elements shall be a
minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%)
of the length of the building facade facing the street, a maximum height of fifteen feet
(15') above the ground elevation, and no lower than eight feet (8') above ground level.
Response: Overhead weather protection is provided at both the primary and secondary
pedestrian entrances and exceeds the minimum standards. See the rendering.
C. RECREATION AREAS AND COMMON OPEN SPACE:
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1. Recreation Areas and Common Open Space:
Intent: To ensure that areas for both passive and active recreation are available to residents,
workers, and visitors and that these areas are of sufficient size for the intended activity and in
convenient locations. To create usable and inviting open space that is accessible to the public;
and to promote pedestrian activity on streets particularly at street corners.
Response: This standard is not applicable to this type of business. Open spaces are
provided but recreation areas are not.
Guideline Standard: Developments located at street intersections should provide
pedestrian-oriented space at the street corner to emphasize pedestrian activity (see
illustration, subsection 4-3-100E.4). Recreation and common open space areas are integral
aspects of quality development that encourage pedestrians and users. These areas shall
be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians.
Minimum Standard: All mixed use residential and attached housing developments of ten
(10) or more dwelling units shall provide common open space and/or recreation areas.
Response: This standard is not applicable.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area shall
be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light exposure to
the area and located so that they are aggregated to provide usable area(s) for
residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space where
feasible and designed consistent with the Surface Water Design Manual. Such facilities
shall be counted towards no more than fifty percent (50%) of the required open
space.
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e. At least one of the following shall be provided in each open space and/or recreation
area (the Administrator may require more than one of the following elements for
developments having more than one hundred (100) units):
i. Courtyards, plazas, pea-patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the
site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
f. The following shall not be counted toward the common open space or recreation
area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or
semi-private (from abutting or adjacent properties) courtyards, plazas or passive
use areas containing landscaping and fencing sufficient to create a fully usable
area accessible to all residents of the development (see illustration, subsection
4-3-100E.4).
iii. Private decks, balconies, and private ground floor open space.
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iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Response: See site plan for open space calculation.
Minimum Standard: All buildings and developments with over thirty thousand (30,000)
square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following formula:
1% of the site area + 1% of the gross building area, at minimum.
Response: See site plan for open space calculation
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
Response: This standard is met. See site plan.
ii. Paved walking surfaces of either concrete or approved unit paving; and
Response: Walking surfaces will be concrete.
iii. On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
Response: See site plan for pedestrian bollard lighting. A photometric plan will
be provided at building permit application.
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
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Response: 16 lineal feet of benches are provided at the primary pedestrian
entrance plaza.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the definition
of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
Response: This standard is met. See calculation on the site plan.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.]
Response: These types of items are not proposed to occupy any spacer in the
pedestrian entrance plaza.
Minimum Standard: Open space substitution: see RMC 4-1-240.
Response: XXXXXX
Minimum Standard: Public plazas shall be provided at intersections identified in the
Commercial Arterial Zone Public Plaza Locations Map and as listed below.
Response: Not applicable.
Minimum Standard: The plaza shall measure no less than one thousand (1,000) square
feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
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Response: The plaza measures approx. 1800 SF.
Minimum Standard: The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled lighting, and
seating. Vegetated low impact development facilities may be used in the plaza where
feasible and designed consistent with the Surface Water Design Manual. Such facilities
shall count towards no more than fifty percent (50%) of the plaza requirement.
Response: See site plan for open space calculation
Minimum Standard: Public plazas are to be provided at the following intersections:
Response: This standard is not applicable.
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
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i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
D. Building Architectural Design
1. Building Character and Massing
Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as
well as to ensure that all sides of a building which can be seen by the public are visually
interesting.
Guideline Standard: Building facades shall be modulated and/or articulated to reduce the
apparent size of buildings, break up long blank walls, add visual interest, and enhance the
character of the neighborhood. Articulation, modulation, and their intervals should create
a sense of scale important to residential buildings.
Minimum Standard: All building facades shall include modulation or articulation at
intervals of no more than forty feet (40').
Response: This standard is met. See the building elevations and rendering.
Minimum Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet
(16') in height, and eight feet (8') in width.
Response: This standard is met. See the building elevations and rendering. Les – we
don’t meet this standard on the north and east elevations.
Minimum Standard: Buildings greater than one hundred sixty feet (160') in length shall
provide a variety of modulations and articulations to reduce the apparent bulk and scale
of the facade (see illustration, subsection 4-3-100E.5 in District B); or provide an additional
special feature such as a clock tower, courtyard, fountain, or public gathering area.
Response: This standard is met. See the building elevations and rendering. Les – we
don’t meet this standard on the north and east elevations.
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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.
Guideline Standard: The use of material variations such as colors, brick, shingles, stucco,
and horizontal wood siding is encouraged. The primary building entrance should be
made visibly prominent by incorporating architectural features such as a facade
overhang, trellis, large entry doors, and/or ornamental lighting (see illustration,
subsection 4-3-100E.5). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
Minimum Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the facade’s ground floor.
Response: Overhangs, landscaping, seating areas, large entry doors and pedestrian
accent lighting are provided.
Minimum Standard: Any facade visible to the public shall be comprised of at least fifty
percent (50%) transparent windows and/or doors for at least the portion of the ground
floor facade that is between four feet (4') and eight feet (8') above ground (as measured
on the true elevation).
Response: This standard is met. XXXXX SF (xxx%) is provided See elevations.
Minimum Standard: Upper portions of building facades shall have clear windows with
visibility into and out of the building. However, screening may be applied to provide
shade and energy efficiency. The minimum amount of light transmittance for windows
shall be fifty percent (50%).
Response: The windows will be clear, not tinted or mirrored.
Minimum Standard: Display windows shall be designed for frequent change of
merchandise, rather than permanent displays.
Response: No response needed. Windows are provided at entries.
Minimum Standard: Where windows or storefronts occur, they must principally contain
clear glazing.
Response: Storefronts will utilize clear glazing.
Minimum Standard: All of the following are prohibited:
a. Tinted and dark glass, highly reflective (mirror-type) glass and film.
b. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian
pathways.
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i. A wall (including building facades and retaining walls) is considered a blank
wall if:
(a) It is a ground floor wall or portion of a ground floor wall over six
feet (6') in height, has a horizontal length greater than fifteen feet
(15'), and does not include a window, door, building modulation or
other architectural detailing; or
(b) Any portion of a ground floor wall has a surface area of four
hundred (400) square feet or greater and does not include a
window, door, building modulation or other architectural detailing.
ii. If blank walls are required or unavoidable, they shall be treated. The
treatment shall be proportional to the wall and use one or more of the
following (see illustration, subsection 4-3-100E.5):
(a) A planting bed at least five feet (5') in width abutting the blank
wall that contains trees, shrubs, evergreen ground cover, or vines;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or
other special detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
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.
Guideline Standard: Building roof lines shall be varied and include architectural elements
to add visual interest to the building.
Minimum Standard: Buildings shall use at least one of the following elements to create
varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.E5):
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs.
Response: building roof line utilizes all of the above. See elevations and rendering.
Minimum Standard: Roof mounted mechanical equipment shall not be visible to
pedestrians.
Response: HVAC equipment will not be visible from the ROW. See rendering.
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Minimum Standard: Buildings containing predominantly residential uses shall have
pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted sloping roof.
Response: This standard is not applicable.
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.
Guideline Standard: Building materials are an important and integral part of the
architectural design of a building that is attractive and of high quality. Material variation
shall be used to create visual appeal and eliminate monotony of facades. This shall occur
on all facades in a consistent manner. High quality materials shall be used. If materials like
concrete or block walls are used they shall be enhanced to create variation and enhance
their visual appeal.
Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or
open space shall be finished with the same building materials, detailing, and color
scheme. A different treatment may be used if the materials are of the same quality.
Response: This standard is met. See the elevations and rendering.
Minimum Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Response: This standard is me. The materials include concrete, both painted and
textured, metal siding and painted cement board siding.
Minimum Standard: Materials, individually or in combination, shall have texture, pattern,
and be detailed on all visible facades.
Response: This standard is met. See the elevations and rendering.
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Minimum Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry, pre-
finished metal, stone, steel, glass and cast-in-place concrete.
Response: This standard is met. The materials include concrete, both painted and
textured, metal siding and painted cement board siding.
Minimum Standard: If concrete is used, walls shall be enhanced by techniques such as
texturing, reveals, and/or coloring with a concrete coating or admixture.
Response: This standard is met. The materials include concrete, both painted and
textured.
Minimum Standard: All buildings shall use material variations such as colors, brick or
metal banding, patterns, or textural changes.
Response: This standard is met. See the elevations and rendering.
E. SIGNAGE:
Minimum Standard: Signage shall be an integral part of the design approach to the
building.
Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated
with the overall building design.
Response: This standard is not applicable.
Minimum Standard: Corporate logos and signs shall be sized appropriately for their
location.
Response: This standard is me. See the rendering for corporate signage proposal.
Minimum Standard: Entry signs shall be limited to the name of the larger development.
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Response: parking lot entrance signs are not proposed.
Minimum Standard: 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.
Response: This standard is met. See the rendering for corporate signage proposal.
Minimum Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Response: Freestanding signs are not proposed.
Minimum Standard: Blade type signs, proportional to the building facade on which they
are mounted, are encouraged on pedestrian-oriented streets.
Response: This standard is met. The sign is sized appropriately. See the elevations and
rendering.
Minimum Standard: Prohibited signs include (see illustration, subsection RMC 4-3-
100.J3a):
i. Pole signs;
ii. Roof signs;
iii. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as are signs with only the individual letters back-lit.
Response: This standard is met. None of these sign types are proposed.
Minimum Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet above finished grade, including support
structure. All such signs shall include decorative landscaping (ground cover and/or shrubs)
to provide seasonal interest in the area surrounding the sign. Alternately, signage may
incorporate stone, brick, or other decorative materials as approved by the Director.
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Response: Ground mounted monument signs are not proposed.
F. 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.
Guideline Standard: Lighting that improves pedestrian safety and also that creates visual
interest in the building and site during the evening hours shall be provided.
Minimum Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with down-
lighting and decorative street lighting.
Response: See note above regarding the bollard pedestrian pathway lighting.
Minimum Standard: Accent lighting shall also be provided on building facades (such as
sconces) and/or to illuminate other key elements of the site such as gateways, specimen
trees, other significant landscaping, water features, and/or artwork.
Response: do you have a comment here?
Minimum Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian-scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-075,
Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way lighting, etc.).
Response: parking lot lighting shall include 20 FT high pole lights with light source
shielded luminaires to prevent glare and light spillage onto adjoining properties.
Downlights will be provided on the canopies and bollards will be provided at the
pedestrian walkways.
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