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HomeMy WebLinkAboutSC_Urban_Design_District_D_Checklist_220131_v1 Page 1 of 25 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. Answer: The project does not apply; it is an existing building who’s building location and orientation cannot change. Page 2 of 25 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 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. Minimum Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Minimum Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Minimum Standard: Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; 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. The project includes 3 pedestrian building entries: The main entry, the lumber entry, and the Garden Center entry. All 3 easily and appropriately accessible to pedestrians. The main and lumber entry face West towards S Grady Way and the Garden Center entry faces South toward Talbot Rd. The main entry is highlighted by distinctive architectural features including a grand canopy and potted trees to help direct the flow of traffic for the main users of the building. 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. This design complies. Page 3 of 25 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 This design complies. 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. This design complies: We have major canopy overhangs at all 3 main entries for the building. Minimum Standard: Building entries from a parking lot shall be subordinate to those related to the street. Does not apply. We have no street related entries. 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. This design complies. 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. Does not apply. Page 4 of 25 Minimum Standard: Ground floor residential units that are directly accessible from the street shall include: Does not apply. 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. Does not apply. 3. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton’s long- established, existing neighborhoods are preserved. This design complies. The site was previously a Sam’s Club retail building and is located within a commercial area. The project will continue to be of commercial use, blending in seamlessly with the surrounding developments, and continue to be a benefit to the community. 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. 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 b. Building articulation to divide a larger architectural element into smaller increments; or c. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. Does not apply. This is an existing building Page 5 of 25 4. 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. The design complies. The existing loading dock is located away from the main entrance of the building. 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). 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. Minimum Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian- oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. The design complies. The existing building service areas are located at the side and back of the building away from customer foot traffic. Page 6 of 25 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. Does not apply. This existing commercial building does not have gateways. 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. Does not apply. Minimum Standard: Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection RMC 4-3-100.E1). Does not apply. Minimum Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection RMC 4-3-100.E1). Does not apply. 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). Does not apply. Page 7 of 25 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 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. This design complies. The existing parking will be maintained and enhanced by new landscaping, striping, and accessibility features where necessary to meet current code and design standards. 1. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Does not apply. Existing parking is located in the Western and Southern sections of the site, between the adjacent streets and building. The parking areas are not located in a way that obscures the view of the building. There is ample standard parking available with accessible stalls being located at the front of their respective rows for easy access to the entrances. There is no space behind the existing building for parking. 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. This design complies. Minimum Standard: Parking shall be located so that no surface parking is located between: a. A building and the front property line; and/or b. A building and the side property line (when on a corner lot). Does not apply. 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. This design complies. Page 8 of 25 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. Does not apply. 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. Does not apply. 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 Does not apply 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. Does not apply. 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). Does not apply. 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. Does not apply. 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. Does not apply. Page 9 of 25 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); 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. Does not apply. 3. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets. This design complies. The existing conditions will be maintained. There are 4 existing driveways that give vehicular access to the site. 2 are located off Talbot Rd and 2 are located off S Grady Way. Although there are multiple entrances, they do not impede on pedestrian mobility. 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. Does not apply. Minimum Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. Does not apply. 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. This design complies. Page 10 of 25 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. This design complies. There are existing 2 pedestrian paths leading from the City ROW to the building’s front. One runs from Talbot towards the Garden Center, while the other runs from S Grady Way to the building front apron. Both are easily identifiable with specific sidewalk and adjacent landscaping. The project is proposing to upgrade the existing pedestrian path to Talbot Road providing a more pedestrian friendly experience with additional landscaping and increased pedestrian width. In addition, the project is providing a more walkable pedestrian orientated pathway along the front of the building. This pathway provides elements such as landscape and trellis that will enhance the pedestrian nature of the building entrances. The pathways are easily identified from the street and well lit to enhance visual direction and maintain a high level of safety. 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. This design complies. 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. This design complies. a. Pathways shall be located so that there are clear sight lines, to increase safety. This design complies. 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. This design complies. Page 11 of 25 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. Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: This design complies. 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. This design complies. 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'). Does not apply. There are no interior courts in this project Minimum Standard: Mid-block connections between buildings shall be provided. Does not apply. 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. The design complies. We are providing a comprehensive pedestrian experience at the front of the building to guide shoppers clearly with room to maneuver and provide shelter from inclement weather or shade as necessary. 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 The design complies. Page 12 of 25 Minimum Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. The design complies. Minimum Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. Does not apply. 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. Does not apply. b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Does not apply. 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. This design complies. Page 13 of 25 C. RECREATION AREAS AND COMMON OPEN SPACE: 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. Does not apply. This is an existing retail building and does not have any recreational areas in its former or current condition. 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. Does not apply. 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. Does not apply. a. At minimum, fifty (50) square feet per unit shall be provided. Does not apply. b. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. Does not apply. 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. Does not apply. Page 14 of 25 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. Does not apply. 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): Does not apply. i. Courtyards, plazas, pea-patches, or multi-purpose open spaces; Does not apply. 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; Does not apply. iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; Does not apply. iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or Does not apply. 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. Does not apply. Page 15 of 25 f. The following shall not be counted toward the common open space or recreation area requirement: Does not apply. 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). Does not apply. iii. Private decks, balconies, and private ground floor open space. Does not apply. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Does not apply. 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. This design complies. 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. Does not apply. Page 16 of 25 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 Does not apply. ii. Paved walking surfaces of either concrete or approved unit paving; and Does not apply. iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and Does not apply. 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. Does not apply. 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. Does not apply. ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. Does not apply. Page 17 of 25 d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. This design complies. Minimum Standard: Open space substitution: see RMC 4-1-240. Minimum Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below. Does not apply. 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. Does not apply. 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. Does not apply. Minimum Standard: Public plazas are to be provided at the following intersections: 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: Page 18 of 25 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: 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. Does not apply. 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. This design complies. The project incorporates into existing conditions (that were designed before acquisition of the site) enhanced building entries that include canopies and architectural elements. Weather protection has been provided along the front façade to allow for a more comfortable experience entering the building. The project also is incorporating entry vestibules to assist in providing a continuous pedestrian path into the building. The existing building has been upgraded substantially to include modulation and articulation that has had a significant impact on the apparent bulkiness of the prior façade. Human scale elements were added to the façade such as trellises, landscape features, and canopies. The existing blank walls have been upgraded with architectural features with building modulation and architectural detailing to help give the façade a more relatable human scale. The project has incorporated material variations with a variety of colors, banding and textural changes that both modernize and humanize the building. Page 19 of 25 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. This design complies. Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). This design complies. Minimum Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Does not apply. 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. This design complies. 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. This design complies. 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. This design complies. Page 20 of 25 Minimum Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. This design complies. 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). Does not apply. 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%). Does not apply. Minimum Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Does not apply. Minimum Standard: Where windows or storefronts occur, they must principally contain clear glazing. Does not apply. 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. 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. Page 21 of 25 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. Does not apply. 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. Does not apply. The roofline is an existing condition. Guideline Standard: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Does not apply. The roofline is an existing condition. 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. Does not apply. The roofline is an existing condition. Minimum Standard: Roof mounted mechanical equipment shall not be visible to pedestrians. This design complies. Page 22 of 25 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. Does not apply. 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. This design complies. 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. This design complies. 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. This design complies. Minimum Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. This design complies. Minimum Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. This design complies. Page 23 of 25 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. This design complies. 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. This design complies. Minimum Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. This design complies. E. SIGNAGE: Minimum Standard: Signage shall be an integral part of the design approach to the building. This design complies. We are using a unified visual clear and pleasing scheme of signage that is integrated into the design of the building. Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Does not apply. Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. This design complies. Page 24 of 25 Minimum Standard: Entry signs shall be limited to the name of the larger development. Does not apply. 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. This design complies. Minimum Standard: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. This design complies. Minimum Standard: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Does not apply. 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. This design complies. 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. This design complies. Page 25 of 25 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. This design complies. 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. This design complies. 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. This design complies. 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. This design complies. 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.). This design complies.