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CITY OF RENTON Ι PERMIT CENTER
DESIGN DISTRICT “C” CHECKLIST
PURPOSE OF CHECKLIST
Ensure compliance with design review regulatfons located in the Renton Municipal Code in order to:
•Maintain and protect property values;
•Enhance the general appearance of the City;
•Encourage creatfvity in building and site design;
•Achieve predictability, balanced with flexibility; and
•Consider the individual merits of proposals.
INSTRUCTIONS FOR APPLICANTS
This design district checklist asks you to describe some basic informatfon about your proposal. The City will use this
checklist to determine whether the your proposal complies with the Urban Design Regulatfons in the Renton Municipal
Code (RMC 4-3-100). Answer the questfons briefly, with the most precise informatfon known, or give the best
descriptfon 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 actfon meets the
intent of the design guidelines.
If you really do not know the answer, or if a questfon does not apply to your proposal, write "do not know" or "does
not apply". Complete answers to the questfons now may avoid unnecessary delays later.
SITE DESIGN AND BUILDING LOCATION
Intent: To ensure that buildings are located in relatfon 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 actfvity throughout the district.
Site Design and Street Pattern:
Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that
are organized for efficiency while maintaining flexibility for future development at high urban densitfes and
intensitfes of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle
circulatfon; and provide service to businesses.
Minimum Standard: Provide a network of public and/or private local streets in additfon to public arterials.
Minimum Standard: Maintain a hierarchy of streets to provide organized circulatfon that promotes use by multfple
transportatfon 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 transportatfon functfon.
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 concentratfon of pedestrian actfvity.
Such streets feature slow moving traffic, narrow travel lanes, on-street parking, and wide sidewalks.
d.Internal or local roads (public or private).
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DESIGN DISTRICT C CHECKLIST
2. Building Location and Orientation:
Intent: To ensure visibility of businesses; establish actfve, lively uses along sidewalks and pedestrian pathways;
organize buildings in such a way that pedestrian use of the district is facilitated; encourage sitfng of structures so
that natural light and solar access are available to other structures and open space; enhance the visual character
and definitfon of streets within the district; provide an appropriate transitfon between buildings, parking areas, and
other land uses and the street; and increase privacy for residentfal uses located near the street.
Minimum Standard: Buildings on designated pedestrian-oriented streets shall feature “pedestrian-oriented
facades” and clear connectfons to the sidewalk (see illustratfon, RMC 4-3-100E7a). 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.
Minimum Standard: Buildings frontfng on pedestrian-oriented streets shall contain pedestrian-oriented uses.
Minimum Standard: Nonresidentfal buildings may be located directly adjacent to any street as long as they feature
a pedestrian-oriented facade.
Minimum Standard: Buildings containing street-level residentfal uses and single-purpose residentfal buildings shall
be set back from the sidewalk a minimum of 10 feet and feature substantfal landscaping between the sidewalk and
the building (see illustratfon, RMC 4-3-100E7b).
Minimum Standard: If buildings do not feature pedestrian-oriented facades they shall have substantfal landscaping
between the sidewalk and building. Such landscaping shall be at least 10 feet in width as measured from the
sidewalk (see illustratfon, RMC 4-3-100E7c).
Guideline: Sitfng of a structure should take into consideratfon the contfnued availability of natural light (both direct
and reflected) and direct sun exposure to nearby buildings and open space (except parking areas).
Guideline: Ground floor residentfal 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 frontfng sidewalk and urban character of the district.
Minimum Standard: Multfple buildings on the same site shall provide a contfnuous network of pedestrian paths
and open spaces that incorporate landscaping to provide a directed view to building entries.
Minimum Standard: Ground floor units shall be directly accessible from the street or an open space such as a
courtyard or garden that is accessible from the street.
Minimum Standard: Secondary access (not frontfng on a street) shall have weather protectfon at least 4-1/2 feet
wide over the entrance or other similar indicator of access.
Minimum Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots,
abutting street intersectfons, crosswalks, and transit stops.
Minimum Standard: Features such as entries, lobbies, and display windows should be oriented to a street or
pedestrian-oriented space; otherwise, screening or decoratfve features such as trellises, artwork, murals,
landscaping, or combinatfons thereof should be incorporated into the street-oriented facade.
Guideline: For projects that include residentfal uses, entries should provide transitfon 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, existfng
neighborhoods are preserved.
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DESIGN DISTRICT C CHECKLIST
5. Service Element Location and Design:
Intent: To reduce the potentfal negatfve impacts of service elements (i.e., waste receptacles, loading docks) by
locatfng service and loading areas away from high-volume pedestrian areas, and screening them from view in high
visibility areas.
Minimum Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian
environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to
service vehicles and convenient for tenant use (see illustratfon, RMC 4-3-100E7e).
Minimum Standard: Garbage, recycling collectfon, and utflity areas shall be enclosed, consistent with RMC 4-4-090,
Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Locatfon Limitatfons.
Minimum Standard: In additfon to standard enclosure requirements, garbage, recycling collectfon, and utflity 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 illustratfon, RMC 4-3-100E7f).
Minimum Standard: The use of chain link, plastfc, or wire fencing is prohibited.
Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped
plantfng strip, minimum 3 feet wide, shall be located on 3 sides of such facility.
Guideline: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combinatfon
of the three.
6. Gateways:
Intent: To distfnguish 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 distfnctfve within the context of the
district, are compatfble with the district in form and scale.
Minimum Standard: Developments located at district gateways shall be marked with visually prominent features
(see illustratfon, subsectfon RMC 4-3-100.E7g).
Minimum Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see
illustratfon, subsectfon RMC 4-3-100.E7h).
Minimum Standard: Visual prominence shall be distfnguished by two or more of the following:
a. Public art;
b. Monuments;
c. Special landscape treatment;
d. Open space/plaza;
e. Identffying building form;
f. Special paving, unique pedestrian scale lightfng, or bollards;
g. Prominent architectural features (trellis, arbor, pergola, or gazebo);
h. Signage, displaying neighborhood or district entry identfficatfon (commercial signs are not allowed).
PARKING AND VEHICULAR ACCESS
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes
of transportatfon, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles;
ensure sufficient parking is provided, while encouraging creatfvity in reducing the impacts of parking areas; allow
an actfve pedestrian environment by maintaining contfguous street frontages, without parking lot sitfng 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.
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DESIGN DISTRICT C CHECKLIST
1. Location of Parking:
Intent: To maintain actfve pedestrian environments along streets by placing parking lots primarily in back of
buildings.
Minimum Standard: On Designated Pedestrian-Oriented Streets:
a. Parking shall be at the side and/or rear of a building, with the exceptfon of on-street parallel parking. No
more than 60 feet of the street frontage measured parallel to the curb shall be occupied by off-street
parking and vehicular access.
b. On-street parallel parking spaces located adjacent to the site can be included in calculatfon of required
parking. For parking ratfos based on use and zone, see RMC 4-4-080, Parking, Loading and Driveway
Regulatfons.
c. On-street parallel parking shall be required on both sides of the street.
Minimum Standard: All parking lots located between a building and street or visible from a street shall feature
landscaping between the sidewalk and building; see RMC 4-4-080F, Parking Lot Design Standards.
Minimum Standard: 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 five hundred foot (1,500') maximum perimeter area and a minimum dimension
on one side of two hundred feet (200'), unless project proponent can demonstrate future alternatfve use of the
area would be physically possible. Exceptfon: If there are size constraints inherent in the original parcel (see
illustratfon, subsectfon F5a of this Sectfon).
Guideline: In areas of mixed use development, shared parking is recommended.
Guideline: If a limited number of parking spaces are made available in front of a building for passenger drop-off
and pick-up, they shall be parallel to the building façade.
Guideline: When frontfng on streets not designated as pedestrian-oriented, parking lots should be located on the
interior portfons of blocks and screen from the surrounding roadways by buildings, landscaping and/or gateway
features as dictated by locatfon.
2. Design of Surface Parking:
Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots
wherever possible.
Minimum Standard: Parking lot lightfng shall not spill onto adjacent or abutting propertfes (see illustratfon,
subsectfon RMC 4-3-100.F5b).
Minimum Standard: All surface parking lots shall be landscaped to reduce their visual impact (see RMC 4-4-
080F7, Landscape Requirements).
Guideline: Wherever possible, parking should be configured into small units, connected by landscaped areas to
provide on-site buffering from visual impacts.
Guideline: Access to parking modules should be provided by public or private local streets with sidewalks on both
sides where possible, rather than internal drive aisles.
Guideline: Where multfple 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 and the Center Village; 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.
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DESIGN DISTRICT C CHECKLIST
Minimum Standard: Parking Structures frontfng Designated Pedestrian-Oriented Streets:
a. Parking structures shall provide space for ground floor commercial uses along street frontages at a
minimum of 75% of the frontage width (see illustratfon, subsectfon RMC 4-3-100.F5c).
b. The entfre facade must feature a pedestrian-oriented facade.
Minimum Standard: Parking Structures Frontfng Non-Pedestrian-Oriented Streets:
a. Parking structures frontfng non-pedestrian-oriented streets and not featuring a pedestrian-oriented facade
shall be set back at least 6 feet from the sidewalk and feature substantfal landscaping. This includes a
combinatfon of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased
to 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:
• Ornamental grillwork (other than vertfcal bars);
• Decoratfve artwork;
• Display windows;
• Brick, tfle, or stone;
• Pre-cast decoratfve panels;
• Vine-covered trellis;
• Raised landscaping beds with decoratfve materials; or
• Other treatments that meet the intent of this standard.
c. Facades shall be artfculated architecturally, so as to maintain a human scale and to avoid a solid wall.
Vehicular entrances to nonresidentfal or mixed use parking structures shall be artfculated by arches, lintels,
masonry trim, or other architectural elements and/or materials (see illustratfon, subsectfon RMC 4-3-
100.F5d).
Guideline: Parking garage entries should be designed and sited to complement, not subordinate, the pedestrian
entry. If possible, locate the parking entry away from the primary street, to either the side or rear of the building.
Guideline: Parking garage entries should not dominate the streetscape.
Guideline: The design of structured parking at finished grade under a building should minimize the apparent width
of garage entries.
Guideline: Parking within the building should be enclosed or screened through any combinatfon of walls,
decoratfve grilles, or trellis work with landscaping.
Guideline: Parking garages should be designed to be complementary with adjacent buildings. Use similar forms,
materials, and/or details to enhance garages.
Guideline: Parking service and storage functfons 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 contfguous, uninterrupted sidewalk by minimizing, consolidatfng and/or eliminatfng vehicular
access off streets within pedestrian environments and/or designated pedestrian-oriented streets.
Minimum Standard: Parking garages shall be accessed at the rear of buildings or from non-pedestrian streets when
available.
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Minimum Standard: Surface parking driveways are prohibited on pedestrian-oriented streets.
Minimum Standard: Parking lot entrances, driveways, and other vehicular access points on high visibility streets
shall be restricted to one entrance and exit lane per 500 linear feet as measured horizontally along the street.
PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by creatfng
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 multf-modal and public transportatfon systems in
order to reduce other vehicular traffic.
1. Pathways through Parking Lots:
Intent: To provide safe and attractfve pedestrian connectfons to buildings, parking garages, and parking lots.
Minimum Standard: Clearly delineated pedestrian pathways and/or private streets shall be provided throughout
parking areas.
Minimum Standard: Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable
building facade, at a maximum distance of 150 feet apart (see illustratfon, subsectfon RMC 4-3-100.G4a).
2. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the
pedestrian environment.
Minimum Standard: Developments shall include an integrated pedestrian circulatfon system that connects
buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent propertfes (see
illustratfon, subsectfon RMC 4-3-100.G4b).
Minimum Standard: Sidewalks located between buildings and streets shall be raised above the level of vehicular
travel.
Minimum Standard: Pedestrian pathways within parking lots or parking modules shall be differentfated by material
or texture from adjacent paving materials (see illustratfon, subsectfon RMC 4-3-100.G4c).
Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to
accommodate antfcipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width
(measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an
8 foot minimum unobstructed walking surface and street trees (see illustratfon, subsectfon RMC-4-3-
100.G4d).
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
antfcipated number of users. A 10 - 12 foot pathway, for example, can accommodate groups of persons
walking four abreast, or two couples passing one another. An 8 foot pathway will accommodate three
individuals walking abreast, whereas a smaller 5 – 6 foot pathway will accommodate two individuals.
Minimum Standard: Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct
visibility of walkway or sight lines to building entries.
Minimum Standard: All pedestrian walkways shall provide an all-weather walking surface unless the applicant can
demonstrate that the proposed surface is appropriate for the antfcipated number of users and complementary to
the design of the development.
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Guideline: Delineatfon of pathways may be through the use of architectural features, such as trellises, railings, low
seat walls, or similar treatment.
Guideline: Mid-block connectfons are desirable where a strong linkage between uses can be established.
Guideline: Decoratfve fences, with the exceptfon of chain link fences, may be allowed when appropriate to the
situatfon.
Guideline: Through-block connectfons should be made between buildings, between streets, and to connect
sidewalks with public spaces. Preferred locatfon for through-block connectfons is mid-block (see illustratfon,
subsectfon RMC 4-3-100.G4e).
Guideline: Between buildings of up to and including two stories in height, through-block connectfons should be at
least 6 feet in width.
Guideline: Between buildings three stories in height or greater, through-block connectfons should be at least 12
feet in width.
Guideline: Transit stops should be located along designated transit routes a maximum 0.25 mile apart.
Guideline: As an alternatfve to some of the required street trees, developments may provide pedestrian-scaled
light fixtures at appropriate spacing and no taller than 14 feet in height. No less than one tree or light fixture per 30
lineal feet of the required walkway should be provided.
3. Pedestrian Amenities:
Intent: To create attractfve spaces that unify the building and street environments and are invitfng and comfortable
for pedestrians; and provide publicly accessible areas that functfon for a variety of actfvitfes, at all tfmes of the year,
and under typical seasonal weather conditfons.
Minimum Standard: On designated pedestrian-oriented streets, provide pedestrian overhead weather protectfon
in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2'
feet wide along at least 75 percent of the length of the building facade facing the designated pedestrian-oriented
street, a maximum height of fifteen feet (15') above the ground elevatfon, and no lower than 8 feet) above ground
level.
Minimum Standard: Site furniture provided in public spaces shall be made of durable, vandal- and weather-
resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of tfme.
Minimum Standard: Site furniture and amenitfes shall not impede or block pedestrian access to public spaces or
building entrances.
Guideline: Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided.
Guideline: Street amenitfes such as outdoor group seatfng, kiosks, fountains, and public art should be provided.
Guideline: Architectural elements that incorporate plants, such as facade-mounted plantfng boxes or trellises or
ground-related or hanging containers are encouraged, partfcularly at building entrances, in publicly accessible
spaces, and at facades along pedestrian-oriented streets (see illustratfon, subsectfon RMC 4-3-100.G4f).
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 circulatfon; and add to the aesthetfc enjoyment of the area by the community. To have areas suitable for both
passive and actfve recreatfon by residents, workers, and visitors; provide these areas in sufficient amounts and in safe
and convenient locatfons; and provide the opportunity for community gathering in places centrally located and
designed to encourage such actfvity.
1. Landscaping:
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Intent: Landscaping is intended to reinforce the architecture to concept of the area; provide visual and climatfc
relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular
circulatfon; and add to the aesthetfc enjoyment of the area by the community.
Minimum Standard: All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping).
Minimum Standard: Street trees are required and shall be located between the curb edge and building, as
determined by the City of Renton.
Minimum Standard: On designated pedestrian-oriented streets, street trees shall be installed with tree grates. For
all other streets, street tree treatment shall be as determined by the City of Renton (see illustratfon, subsectfon
RMC 4-3-100.H3a).
Minimum Standard: The proposed landscaping shall be consistent with the design intent and program of the
building, the site, and use.
Minimum Standard: The landscape plan shall demonstrate how the proposed landscaping, through the use of plant
material and nonvegetatfve elements, reinforces the architecture or concept of the development.
Minimum Standard: Surface parking areas shall be screened by landscaping in order to reduce views of parked cars
from streets (see RMC 4-4-080F7, Landscape Requirements). Such landscaping shall be at least 10 feet in width as
measured from the sidewalk (see illustratfon, subsectfon RMC 4-3-100.H3b).
Minimum Standard: Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted
tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at plantfng shall be
eight feet or two inch caliper (as measured four feet from the top of the root ball) respectfvely.
Minimum Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped area. Shrubs shall be at
least 12 inches tall at plantfng and have a mature height between three and four feet.
Minimum Standard: Ground cover shall be planted in sufficient quantftfes to provide at least 90 percent coverage
of the landscaped area within three years of installatfon.
Minimum Standard: The applicant shall provide a maintenance assurance device, prior to occupancy, for a period
of not less than three years and in sufficient amount to ensure required landscape standards have been met by the
third year following installatfon.
Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as follows:
a. Required amount:
Total number of spaces Minimum Required Landscape Area*
15 to 50 15 square feet/parking space
51 to 99 25 square feet/parking space
100 or more 35 square feet/parking space
*Landscape area calculatfons above and plantfng requirements below exclude perimeter
parking lot landscaping areas.
b. Provide trees, shrubs, and ground cover in the required interior parking lot landscape areas.
c. Plant at least one tree for every six parking spaces. Permitted tree species are those that reach a mature
height of at least 35 feet . Minimum height or caliper at plantfng shall be eight feet or two inch caliper (as
measured four feet from the top of the root ball) respectfvely.
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d. Plant shrubs at a rate of five per 100 square feet of landscape area. Shrubs shall be at least 16 inches tall at
plantfng and have a mature height between three and four feet.
e. Up to 50 percent of shrubs may be deciduous.
f. Select and plant ground cover so as to provide 90 percent coverage within three years of plantfng;
provided, that mulch is applied untfl plant coverage is complete.
g. Do not locate a parking stall more than 50 feet from a landscape area.
Minimum Standard: Regular maintenance shall be provided to ensure that plant materials are kept healthy and
that dead or dying plant materials are replaced.
Minimum Standard: Underground, automatfc irrigatfon systems are required in all landscape areas.
Guideline: Landscaping should be used to soften and integrate the bulk of buildings.
Guideline: Landscaping should be provided that appropriately provides either screening of unwanted views or
focuses attentfon to preferred views.
Guideline: Use of low maintenance, drought-resistant landscape material is encouraged.
Guideline: Choice of materials should reflect the level of maintenance that will be available.
Guideline: Seasonal landscaping and container plantfngs are encouraged, partfcularly at building entries and in
publicly accessible spaces.
Guideline: Window boxes, containers for plantfngs, hanging baskets, or other plantfng feature elements should be
made of weather-resistant materials that can be reasonably maintained.
Guideline: Landscaping should be used to screen parking lots from adjacent or neighboring propertfes.
2. Recreation Areas and Common Open Space:
Intent: To ensure that districts have areas suitable for both passive and actfve recreatfon by residents, workers,
and visitors and that these areas are of sufficient size for the intended actfvity and in convenient locatfons; create
usable, accessible, and invitfng open space that is accessible to the public; and promote pedestrian actfvity on
pedestrian-oriented streets partfcularly at street corners.
Minimum Standard: Mixed use residentfal and attached housing developments of ten or more dwelling units shall
provide a minimum area of common space or recreatfon area equal to 50 square feet per unit. The common space
area shall be aggregated to provide usable area(s) for residents. The locatfon, layout, and proposed type of
common space or recreatfon area shall be subject to approval by the Director. The required common open space
shall be satfsfied with one or more of the elements listed below. The Director may require more than one of the
following elements for developments having more than 100 units.
a. Courtyards, plazas, or multf-purpose open spaces;
b. (b) Upper level common decks, patfos, terraces, or roof gardens. Such spaces above the street level must
feature views or amenitfes that are unique to the site and are provided as an asset to the development;
c. (c) Pedestrian corridors dedicated to passive recreatfon and separate from the public street system;
d. (d) Recreatfon facilitfes including, but not limited to, tennis/sports courts, swimming pools, exercise areas,
game rooms, or other similar facilitfes; or
e. (e) Children’s play spaces.
Minimum Standard: In mixed use residentfal and attached residentfal 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 recreatfon or common use areas.
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Minimum Standard: In mixed use residentfal and attached residentfal projects required yard setback areas shall
not count toward outdoor recreatfon and common space unless such areas are developed as private or semi-
private (from abutting or adjacent propertfes) 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 illustratfon,
subsectfon RMC 4-3-100.H3c).
Minimum Standard: Private decks, balconies, and private ground floor open space shall not count toward the
common space/recreatfon area requirement.
Minimum Standard: In mixed use residentfal and attached residentfal projects, other required landscaping and
sensitfve area buffers without common access links, such as pedestrian trails, shall not be included toward the
required recreatfon and common space requirement.
Minimum Standard: All buildings and developments with over 30,000 square feet of nonresidentfal uses (excludes
parking garage floorplate areas) shall provide pedestrian-oriented space (see illustratfon, subsectfon RMC 4-3-
100.H3d) according to the following formula:
1% of the lot area + 1% of the building area = Minimum amount of pedestrian-oriented space
Minimum Standard: To qualify as pedestrian-oriented space, the following must be included:
a. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-
of-way or a nonvehicular courtyard;
b. Paved walking surfaces of either concrete or approved unit paving;
c. On-site or building-mounted lightfng providing at least four foot-candles (average) on the ground; and
d. At least three feet of seatfng area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza
area or open space.
Minimum Standard: The following features are encouraged in pedestrian-oriented space (see illustratfon,
subsectfon RMC 4-3-100.H3e) and may be required by the Director:
a. Provide pedestrian-oriented uses on the building facade facing the pedestrian-oriented space.
b. Spaces should be positfoned in areas with significant pedestrian traffic to provide interest and security –
such as adjacent to a building entry.
c. Provide pedestrian-oriented facades on some or all buildings facing the space.
d. Provide movable public seatfng.
Minimum Standard: The following are prohibited within pedestrian-oriented space:
a. Adjacent unscreened parking lots;
b. Adjacent chain link fences;
c. Adjacent blank walls;
d. Adjacent dumpsters or service areas; and
e. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian
environment.
Minimum Standard: The minimum required walkway areas shall not count as pedestrian-oriented space. However,
where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Director determines such space meets the definitfon of pedestrian-oriented space.
Minimum Standard: The locatfon of public open space shall be considered in relatfon to building orientatfon, sun
and light exposure, and local micro-climatfc conditfons.
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Guideline: Common space areas in mixed use residentfal and attached residentfal projects should be centrally
located so they are near a majority of dwelling units, accessible and usable to residents, and visible from
surrounding units.
Guideline: Common space areas should be located to take advantage of surrounding features such as building
entrances, significant landscaping, unique topography or architecture, and solar exposure.
Guideline: In mixed use residentfal and attached residentfal projects children’s play space should be centrally
located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilitfes,
streets, and parking areas.
Guideline: Developments located at street intersectfons corners on designated pedestrian-oriented streets are
encouraged to provide pedestrian-oriented space adjacent to the street corner to emphasize pedestrian actfvity
(see illustratfon, subsectfon RMC 4-3-100.H3f).
BUILDING ARCHITECTURAL DESIGN
Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses
appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail
architecture.
1. Building Character and Massing
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides
of a building, that can be seen by the public, are visually interestfng.
Minimum Standard: All building facades shall include measures to reduce the apparent scale of the building and
add visual interest. Examples include modulatfon, artfculatfon, defined entrances, and display windows (see
illustratfon, subsectfon RMC 4-3-100.I5a).
Minimum Standard: All buildings shall be artfculated with one or more of the following:
a. Defined entry features;
b. Window treatment;
c. Bay windows and/or balconies;
d. Roof line features; or
e. Other features as approved by the Director.
Minimum Standard: Single purpose residentfal buildings shall feature building modulatfon as follows (see
illustratfon, subsectfon RMC 4-3-100.I5b):
a. The maximum width (as measured horizontally along the building’s exterior) without building modulatfon
shall be 40 feet.
b. The minimum width of modulatfon shall be 15 feet.
c. The minimum depth of modulatfon shall be the greater of six feet or not less than two-tenths multfplied by
the height of the structure (finished grade to the top of the wall).
Guideline: Although streetiront buildings along designated pedestrian streets should strive to create a uniform
street edge, building facades should generally be modulated and/or artfculated 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.
Guideline: Buildings should be urban in character.
Guideline: Buildings greater than 160 feet in length should provide a variety of techniques to reduce the apparent
bulk and scale of the facade or provide an additfonal special design feature such as a clock tower, courtyard,
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fountain, or public gathering place to add visual interest (see illustratfon, subsectfon RMC 4-3-100.I5c).
2. Ground-Level Details:
Intent: To ensure that buildings are visually interestfng and reinforce the intended human-scale character of the
pedestrian environment; and ensure that all sides of a building within near or distant public view have visual
interest.
Minimum Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways
are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if:
a. It is a ground floor wall or portfon of a ground floor wall over six feet in height, has a horizontal length
greater than 15 feet, and does not include a window, door, building modulatfon or other architectural
detailing; or
b. Any portfon of a ground floor wall having a surface area of 400 square feet or greater and does not include
a window, door, building modulatfon or other architectural detailing.
Minimum Standard: Where blank walls are required or unavoidable, blank walls shall be treated with one or more
of the following (see illustratfon, subsectfon RMC 4-3-100.I5d):
a. A plantfng bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines
adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrastfng materials, or other special detailing that meets the
intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seatfng area with special paving and seasonal plantfng.
Minimum Standard: Treatment of blank walls shall be proportfonal to the wall.
Minimum Standard: Provide human-scaled elements such as a lightfng fixture, trellis, or other landscape feature
along the facade’s ground floor.
Minimum Standard: Facades on designated pedestrian-oriented streets shall have at least 75 percent of the linear
frontage of the ground floor facade (as measured on a true elevatfon facing the designated pedestrian-oriented
street) comprised of transparent windows and/or doors.
Minimum Standard: Other facade window requirements include the following:
a. Building facades must have clear windows with visibility into and out of the building. However, screening
may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for
windows shall be 50percent.
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 reflectfve (mirror-type) glass and film are prohibited.
Guideline: The primary building entrance should be made visibly prominent by incorporatfng a minimum of one of
the following architectural features from each category listed (see illustratfon, subsectfon RMC 4-3-100.I5e):
a. Façade Features:
• Recess;
• Overhang;
• Canopy;
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• Trellis;
• Portfco;
• Porch;
• Clerestory.
b. Doorway Features:
• Transom windows;
• Glass windows flanking door;
• Large entry doors;
• Ornamental lightfng;
• Lighted displays.
c. Detail Features:
• Decoratfve entry paving;
• Ornamental building name and address;
• Planted containers;
• Street furniture (benches, etc.).
Guideline: Artwork or building ornamentatfon (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be
used to provide ground-level detail.
Guideline: Elevated or terraced plantfng beds between the walkway and long building walls are encouraged.
3. Building Roof Lines:
Intent: To ensure that roof forms provide distfnctfve profiles and interest consistent with an urban project and
contribute to the visual contfnuity of the district.
Minimum Standard: Buildings shall use at least one of the following elements to create varied and interestfng roof
profiles (see illustratfon, subsectfon RMC 4-3-100.I5f):
a. Extended parapets;
b. Feature elements projectfng above parapets;
c. Projected cornices;
d. Pitched or sloped roofs.
Minimum Standard: Locate and screen roof-mounted mechanical equipment so that the equipment is not visible
within 150 feet of the structure when viewed from ground level.
Minimum Standard: Screening features shall blend with the architectural character of the building, consistent with
RMC 4-4-095E, Roof-Top Equipment.
Minimum Standard: Match color of roof-mounted mechanical equipment to color of exposed portfons of the roof
to minimize visual impacts when equipment is visible from higher elevatfons.
Guideline: Building roof lines should be varied to add visual interest to the building.
4. Building Materials:
Intent: To ensure high standards of quality and effectfve maintenance over tfme; 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.
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Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be
finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of
the same quality.
Minimum Standard: Materials, individually or in combinatfon, shall have an attractfve texture, pattern, and quality
of detailing for all visible facades.
Minimum Standard: Materials shall be durable, high quality, and reasonably maintained.
Minimum Standard: Buildings shall employ material variatfons such as colors, brick, or metal banding, patterns, ot
textual changes.
Guideline: Building materials should be attractfve, durable, and consistent with more traditfonal urban
development. Appropriate examples would include brick, integrally colored concrete masonry, pre-finished metal,
stone, steel, glass, and cast-in-place concrete.
Guideline: Concrete walls should be enhanced by texturing, reveals, snap-tfe patterns, coloring with a concrete
coatfng or admixture, or by incorporatfng embossed or sculpted surfaces, mosaics, or artwork.
Guideline: Concrete block walls should be enhanced with integral color, textured blocks and colored mortar,
decoratfve bond pattern and/or incorporate other masonry materials.
Guideline: Stucco and similar troweled finishes should be used in combinatfon with other more highly textured
finishes or accents. They should not be used at the base of buildings between the finished floor elevatfon and four
feet (4') above.
SIGNAGE
Intent: To provide a means of identffying and advertfsing businesses; provide directfonal assistance; encourage signs
that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character
of the Urban Center and the Center Village; and create color and interest.
Minimum Standard: Signage shall be an integral part of the design approach to the building.
Minimum Standard: Corporate logos and signs shall be sized appropriately for their locatfon.
Minimum Standard: Prohibited signs include (see illustratfon, subsectfon RMC 4-3-100.J3a):
a. Pole signs;
b. Roof signs;
c. Back-lit signs with letters or graphics on a plastfc sheet (can signs or illuminated cabinet signs). Exceptfons:
Back-lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters
back-lit.
Minimum Standard: In mixed use and multf-use buildings, signage shall be coordinated with the overall building
design.
Minimum Standard: Freestanding ground-related monument signs, with the exceptfon of primary entry signs, shall
be limited to five feet above finished grade, including support structure. All such signs shall include decoratfve
landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately,
signage may incorporate stone, brick, or other decoratfve materials as approved by the Director.
Minimum Standard: Entry signs shall be limited to the name of the larger development.
Guideline: Alteratfon of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit,
although creatfve design, strong accent colors, and interestfng surface materials and lightfng techniques are
encouraged.
Guideline: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign.
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Guideline: Blade type signs, proportfonal to the building facade on which they are mounted, are encouraged on
pedestrian-oriented streets.
LIGHTING
Intent: To ensure safety and security; provide adequate lightfng levels in pedestrian areas such as plazas, pedestrian
walkways, parking areas, building entries, and other public places; and increase the visual attractfveness of the area at
all tfmes of the day and night.
Minimum Standard: Lightfng shall conform to on-site exterior lightfng regulatfons located in RMC 4-4-075, Lightfng,
Exterior On-Site.
Minimum Standard: Lightfng shall be provided on-site to increase security, but shall not be allowed to directly
project off-site.
Minimum Standard: Pedestrian-scale lightfng shall be provided, for both safety and aesthetfcs, along all streets, at
primary and secondary building entrances, at building facades, and at pedestrian-oriented spaces.
Guideline: Accent lightfng should be provided at focal points such as gateways, public art, and significant landscape
features such as specimen trees.
Guideline: Additfonal lightfng to provide interest in the pedestrian environment may include sconces on building
facades, awnings with down-lightfng, decoratfve street lightfng, etc.