The Kenmore design standards are intended to implement the City’s comprehensive plan and vision for the creation of “...a community... that has clear design standards creating attractive, functional, and enduring buildings and places...”
The purpose of the design standards is to create pedestrian-oriented mixed use areas by identifying appropriate site and development standards, including green infrastructure, for new development.
The Kenmore design standards are structured in the following manner.
(Ord. 11-0329 § 3 (Exh. 1); Ord. 16-0428 § 13 (Att. I); Ord. 23-0574 § 2 (Exh. A))
The highest priority is to provide as much guidance to those elements that affect the development pattern and pedestrian orientation: building orientation and location on-site, relationship to the street, and circulation. Standards relating to these topics are more specific and relate to:
A. 
A sidewalk environment which is lively, attractive, comfortable, and safe;
B. 
Rich visual detail in the built environment which tells the user how buildings and places are used;
C. 
Visual predominance of buildings, walkways, and landscape, less prominent signs, and parking lots and structures which are generally concealed from view.
(Ord. 11-0329 § 3 (Exh. 1))
Standards relating to the character of development are structured to provide greater flexibility in development and building design. They provide a palette of options to consider during the design process and address:
A. 
Ground floors of buildings;
B. 
Buildings of several stories which create continuity along the streetscape and walkways;
C. 
Detail in building mass and form which creates human scale with the parts of larger buildings.
(Ord. 11-0329 § 3 (Exh. 1); Ord. 23-0574 § 2 (Exh. A))
The photographs in this document are included to visually depict the type of site or building design considerations that could meet the intent of the Kenmore design standards. The images are examples only and are not intended to be interpreted as the only design approach possible.
These photographs correspond to the intent of the visioning process and visual preference survey conducted during the comprehensive plan process and independent research efforts by the planning commission conducted in May 2002.
(Ord. 11-0329 § 3 (Exh. 1))
[1]
Code reviser’s note: Exhibit A to Ordinance 03-0176 contains the photographs for the Kenmore downtown design standards. A copy for public review and examination is on file and available in the office of the city clerk.
A. 
Plan for and implement an attractive, vital, pedestrian-oriented, transit friendly City center offering commercial, civic, cultural and park spaces, integrated with higher density housing.
B. 
Address the different characteristics of downtown by encouraging regional serving development south of SR-522 and local serving development north of SR-522.
C. 
Support redevelopment in accordance with the vision for the downtown through investment in public infrastructure including transportation, utility, and civic infrastructure.
D. 
Give priority to creating indoor and outdoor public spaces, promote community activities meeting the needs of a range of ages and interests. Outdoor spaces should include plazas, parks, and public green spaces. Encourage the efficient use of space and shared uses where appropriate.
E. 
Give priority consideration to strong linkages between the four downtown quadrants and the surrounding neighborhoods. Pedestrian crossings, including a bridge(s), over SR-522, linking the north and south quadrants, should be readily accessible, functional, visually attractive, safe, and inviting links to key destinations, and should provide a Kenmore identity.
F. 
Create a downtown circulation system that promotes mobility for all modes of travel, emphasizing a loop road circulation system.
G. 
Create an interconnected system of trails, sidewalks, bikeways, and open spaces in downtown.
H. 
Promote the revitalization and expansion of business and retail compatible with the character of the downtown districts. Encourage businesses that draw patrons during both the day and evening. Provide an adequate mix of on-street, surface and structured parking, and encourage shared parking options.
I. 
Provide high density, high amenity (includes public spaces and private facilities) pedestrian-oriented residential neighborhoods meeting the housing needs of a variety of income levels, and developed at densities high enough to support transit and commercial uses. Off-street parking should be encouraged.
J. 
Coordinate public and private investment to achieve optimal leverage of public funds.
K. 
Create an identity for the downtown and SR-522 by giving priority consideration to improving the appearance of the physical environment through design guidelines, sidewalks, landscaping, street trees, public art and signage.
L. 
The downtown should acknowledge and create a beneficial and symbiotic relationship with SR-522.
M. 
Integrate and manage downtown development to support sound ecological principles by responding to natural landforms, providing stormwater management, improving water quality, and retaining and adding green spaces.
N. 
Identify downtown view corridors of significant off-site features (i.e., Lake Washington, Cascades, and surrounding hillsides), giving priority consideration to provision of public physical and visual access from the downtown quadrants to the waterfront.
(Ord. 11-0329 § 3 (Exh. 1); Ord. 23-0574 § 2 (Exh. A))
A. 
Locate the Civic Center facility (including City Hall, a community center and library) in the Northwest Quadrant to provide the greatest stimulus to redevelopment. If there is a truly unique opportunity in another quadrant of the downtown that would meet the balance of the Civic Center criteria, it should not be ruled out.
B. 
Locate a multi-modal transportation facility in the Northwest Quadrant linked with other public facilities and spaces, functioning as a key node within a larger regional system.
C. 
Locate the Civic Center facility at a highly visible and/or accessible location, if possible taking advantage of view corridors to Lake Washington. The facility should provide long-term expansion potential and opportunities for private use of public space. Additional potential civic uses should be considered. The facility should be prominent, distinguishable and visually attractive.
D. 
A large, functional, open, outdoor space should be created to function as a focal point and “public square,” providing opportunities for public and private gatherings.
E. 
Give priority consideration to public purchase of parcels in the Northwest Quadrant where desired private investment is least likely to occur. Public investment may include purchase, long-term lease or other owner/tenant options.
(Ord. 11-0329 § 3 (Exh. 1))
A. 
Design standards shall apply as depicted in Figure 18.52.070.A.1.
B. 
A property owner or developer electing to develop under Chapter 18.29 KMC, Transit Oriented Development (TOD) District Overlay, shall comply with Standard 1 as described in subsection C of this section.
C. 
The components of the design standards shall apply as follows: (X = design component required under the specific standard)
Design Standard
Standard 1
Standard 2
Standard 3
Article II. Site Design – Standards for All Uses
 
 
 
18.52.100
Pedestrian walkways
X
X
X
18.52.110
Northwest Quadrant circulation plan
X1
 
 
18.52.120
Public spaces and plazas
X
 
X
18.52.130
Furnishings
X
 
X
18.52.140
Site lighting
X
X
X
18.52.150
Building location/setbacks (for commercial/mixed use buildings)
X
X
X
18.52.160
Building setbacks (for residential/primarily residential uses)
X
 
X
18.52.170
Surface parking lot location
X
X
X
18.52.180
Parking lot screening
X
X
X
18.52.190
Location of driveways
X
X
X
18.52.200
Outdoor service and storage areas
X
X
X
Article III. Building Design – Standards for All Uses
 
 
 
18.52.210
Corner features
X
X
X
18.52.220
Roof form
X
X
X
18.52.230
Structured parking
X
X
X
18.52.240
Blank wall and side wall screening
X
X2
X
18.52.250
Pedestrian bridges
X
X
 
Article IV. Building Design – Standards for Commercial/Mixed Use Buildings
 
 
 
18.52.260
Visible building entrances
X
X
X
18.52.270
Ground floor facades
X
 
X
18.52.280
Ground floor transparency and visibility
X
 
X
18.52.290
Weather protection
X
 
 
18.52.300
Building materials
X
X
X
18.52.310
Upper level stepbacks, mass, and bulk
X
X
X
Article V. Building Design – Standards for Residential/Primarily Residential Uses
 
 
 
18.52.320
Primary residential entrances
X
X
X
18.52.330
Building mass and bulk
X
X
X
18.52.340
Materials
X
X
X
18.52.350
Windows
X
X
X
Notes:
1
Applicable to the portion of the downtown identified in the Northwest Quadrant Circulation Plan.
2
KMC § 18.52.240(B)(1), (B)(3) and (C) only.
D. 
In the event of conflict between the design standards and any other applicable code, the city manager shall determine the appropriate application of the conflicting codes, recognizing the need to protect public health, safety, and welfare, any specific interpretation criteria, as well as furtherance of the intent of the comprehensive plan and these design standards.
E. 
The following categories of improvements shall comply with applicable design standards:
1. 
New construction;
2. 
Exterior remodels of existing structures;
3. 
Parking reconfigurations;
4. 
Building expansions.
F. 
The following categories of improvements are exempt from applicable design standards:
1. 
Re-roofing that does not modify the roof structure;
2. 
Repainting;
3. 
Interior remodels;
4. 
Mechanical equipment replacement;
5. 
Parking lot pavement patching, or stall repainting that does not involve reconfiguration;
6. 
Normal maintenance or minor repair;
7. 
Any activity in which the total cost or fair market value (whichever is higher) of labor and materials combined does not exceed $15,000; provided, that the improvement does not involve priority standards listed in subsection G of this section. This cost/fair market value figure shall be adjusted upward by five percent annually to address a cost of living increase; provided, that within a three-year period, if the total $15,000 amount is exceeded, future improvements shall be subject to applicable design standards.
G. 
The degree to which each standard applies to a redevelopment project shall be evaluated on a case-by-case basis in an effort to achieve an overall design which meets the purpose and intent of the design standards. In determining the degree of applicability, the city manager shall give priority to design standards which address building placement, parking standards, window/door treatments, and first floor facades.
H. 
For proposed existing structure exterior remodels, or existing structure expansions, parking reconfigurations, or other activities subject to design standards that are less than new construction, the city manager shall determine the extent of compliance with the design standards as appropriate to recognize current conditions and further the intent of the design standards. The required design or development standards shall be related to the improvement proposed. For example, if a parking reconfiguration is proposed, the required design standards should address pedestrian walkways between parking lots and building entrances or parking lot screening; or if a building entrance is modified, visible building entrance requirements should be applied.
(Ord. 11-0329 § 3 (Exh. 1); Ord. 14-0391 § 2 (Exh. 1); Ord. 15-0406 § 1 (Att. A); Ord. 18-0454 § 2 (Exh. 1); Ord. 23-0574 § 2 (Exh. A))
A. 
Applications subject to design review shall be reviewed and processed following the permit procedures for the primary permit application(s) consistent with Chapter 19.25 KMC.
B. 
Design Departure. The city manager may grant approval to depart from strict adherence to the design regulations for new construction/development if:
1. 
The proposal results in superior design and fulfills the policy basis for the applicable design regulations and design guidelines; and
2. 
The departure will not have any substantial detrimental effect on nearby properties and the City or the neighborhood.
(Ord. 11-0329 § 3 (Exh. 1))