Loading...
HomeMy WebLinkAboutJ_Modifications_Justification_Report_201216_v1.pdf1200 Sixth Avenue, Suite 605 Seattle, WA 98101 206-325-3356 1 DECEMBER 16, 2020 City of Renton Community & Economic Development Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 | www.rentonwa.gov Solera Justification for the Modification Request - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 1. Modification to the Approved Master Plan: Administrative Site Plan Review for Blocks A and B Site Plan Review for Blocks C and D submitted separately A. Project Information Owner Modification: DevCo, LLC Program Modification: Mixed use buildings including commercial space along Sunset Blvd. and affordable and market rate housing units. The mixed use buildings will include townhome units accessible from Sunset Lane NE and NE 12th St. Blocks C and D will consist of stand-alone townhome units which will be submitted under a separate site plan review. Intro: The Solera Master Plan is a 10.8 acre site that lies within the Sunset neighborhood of Renton. Solera is proposed as a mixed use development that contains commercial uses along Sunset Blvd, 555 mixed income apartments in two mixed-use buildings, 96 townhomes, and commercial space set aside for a daycare with outside play space. Residences vary in size from one bedroom to four bedroom units with an emphasis on families. The high density community is made up of semi - urban blocks with pedestrian friendly facades and sidewalks, street parking and ample onsite parking for the residences and patrons. The approved Master Plan and proposed modification to the Master Plan is consistent with Renton's vision to revitalize the neighborhood. From Sunset Blvd the project is comprised of two mixed-use buildings bisected by a residential access street creating a gateway into the community. To reinforce the sense of a singular neighborhood and inclusivity amongst the mixed income residents we have chosen to use the same materials and color palette throughout. Along Sunset Ln (Jefferson) the buildings base contains a mix of ground level units, residential amenity spaces and leasing offices. Within the 15’ setback the residences are provided with private patios and entries screened by landscaping. Some also are provided a change in elevation from the sidewalk. Breaks in the overall building form occur where the upper level courtyards are open to the street providing views into and out of the elevated courtyards. Along the street these deeper setbacks are prime for outdoor patios connected to the amenity spaces located inside the adjacent building. 2 B. Project Narrative: Modification to Site Plan Review Component Previously Approved Master Plan Modification Project Name Solera Solera Size 470,395 sf (adjusted per Axis Survey) 470,395 sf (existing site area) Location 2842 NE Sunset Blvd 98056 2842 NE Sunset Blvd 98056 Zoning Designation of site CV CV, Urban Design District D Zoning Designation of adjacent properties CV on all sides CV, Urban Design District D Current Use of the site and existing improvements Greater Highlands Shopping Center (Neighborhood Shopping Center), surface parking Greater Highlands Shopping Center (Neighborhood Shopping Center), surface parking Special Site Features None None Statement addressing soil type and drainage conditions Near surface fill underlain by medium dense to dense sand and silty sand native soils. Drainage is variable. Soils are comprised largely of near surface fill deposits underlain by medium dense to dense sand and silty sand native soils. The identified fill deposits are comprised primarily of loose silty sands. Proposed use of property and scope of the proposed development  151 Townhomes  2 Mixed-Use Residential/ Commercial Buildings with approximately 521 apartment units and 39,000 sf of commercial or non-residential use,  1 Existing Retail Bank to remain.  96 Townhomes  2 Mixed Use Residential/ Commercial Buildings with approximately 555 apartment and townhome units and 35,000 sf Commercial or non- residential use  Existing bank to be demolished Number of Lots 7 parent lots 150 unit lots 4 parent lots 96 unit lots Net Lot Area Townhome Net Lot Area: 259,806 sf (5.96 Ac) Mixed Use and Commercial Net Lot Area: 159,458 sf (3.66 Ac) Total Net Lot Area: 419,264 sf (9.62 Ac) Townhome Net Lot Area: Block C: 112,447 sf, Block D: 55,841 sf Mixed Use Block A: 113,400 sf, Block B 119,528 sf Total Resulting Lot Area: 401,216 sf (9.21 acres) Net Lot Density Townhome Net Density: 25.3 DU/Ac Mixed Use and Commercial net Density: 142 DU/Ac Total Net Density: 77.7 DU/Ac Total Net Density: 70.68 DU/Ac. Range of Sizes Parent Lots: Smallest: 31,376 sf Largest: 116,213 sf Average: 69,877 sf Units Lots: See Net Lot Area for Parent Lots Unit Lots: See Plat Plan 3 Smallest: 1,074 sf Largest: 4,749 sf Average: 1,720 sf Height 75’ for Block A and 85’ for Block B per approved conditional use. Both buildings proposed to be a max. of 70’ per IBC. Units 521 Multifamily Units 151 Townhome Units 550 Multifamily Units 96 Townhomes Market Rate / Affordable Multifamily: 100% Market Rate Townhomes: 100% Market Rate Multifamily: 50% Market Rate / 50% Max. Affordable Townhomes: 100% Market Rate Total: Residential SF 628,487 sf 657,703 sf Non-residential SF 38,777 sf 38,914 sf Lot coverage 75% max On-Site Parking 906 stalls 1,024 stalls Access New public ROW and road connections from NE 10th Street to NE 12th Street, and from NE Sunset Blvd to Harrington Place NE. Private alleys and a woonerf will also provide for circulation within the site. New public ROW and road connections from NE 10th Street to NE 12th Street, and from NE Sunset Blvd to Harrington Place NE. Access to Block A is from Kirkland Ave NE and the new N-S ROW. Access to Block B is from NE10th Street and the proposed NE 11th Street. Private alleys will provide for circulation within Blocks C and D. Proposed off-site improvements Road frontage improvements on Harrington Pl NE, NE Sunset Blvd, Kirkland Ave NE and NE 12th St, and a water main extension in Harrington Pl NE. Sidewalk improvements, new streets, new hydrants, sewer main, angled and parallel parking, etc. Total estimated construction cost $8.5M for site development costs Building costs to be determined TBD Total Estimated Fair Market Value of the Proposed Project $65M Fair Market Value (unable to confirm how much of the project this figure relates to) $175M Fair Market Value for blocks A and B Estimated quantities and types of materials involved if any fill or excavation is proposed Approximately 30,000 sq. yd of cut removed from the site. Approximately 15,000 sq. yd of structural fill import and embankment on-site. TBD Number, type and size of trees to be removed 13 on-site significant trees will be removed. The tree types are London Plan and Poplar ranging in size from 6 to 27 inches. 12 on-site viable trees will removed. One will be saved as required by RMC. It is located on- site adjacent to Kirkland Ave NE Explanation of any land to be dedicated to the City 53-ft ROW will be dedicated along Jefferson Ave NE connecting NE 10th Street and NE 11th Street, 47-ft ROW will be dedicated along Jefferson Ave NE connecting NE Dedication to city of proposed Sunset Lane NE (Jefferson Ave NE) and NE 11th St. Modification of approved 53’ wide ROW to 59’ 4 11th Street to NE 12th St. 53-ft ROW for full length of NE 11th Street connecting NE Sunset Boulevard and Harrington Place NE. A 26-ft ROW dedication will be provided to connect Harrington Place NE to NE 11th Street. A 2-ft ROW dedication will be provided on Harrington Place NE frontage, a 9.5-ft ROW dedication on the NE 12th Street frontage, and a 1.5-ft dedication on the NE Sunset Boulevard Frontage. wide ROW per CED request at 11th St. Sunset Ln (Jefferson). Proposed Job Shacks or Trailers 2 to 3 job shacks or trailers will be maintained on-site throughout construction TBD by Contractor Proposed Model Homes One townhome building (3-6 units) will be constructed as a model complex within each parent lot. TBD Modifications Being Requested Mixed-use building height modification request See attached Within 100-ft of a wetland or stream No No Within 200-ft of Black River, Cedar River, Springbrook Creek, May Creek, or Lake Washington No No C. Response to ALL previous conditions. See attached Response to Conditions of Approval 5 2. New code modifications A. Street Modifications i. Internal Streets – parallel parking on both sides of residential streets RMC 4-6-060F.2 Min. Design Standards for Public Street and Alleys The city requested street modification seeks a modification from RMC 4 -6-060F. 2 Minimum Design Standards for Public Streets and Alleys for the following modifications to streets within the master site plan and along its frontage: ( 1) Jefferson Ave/ Lane NE and NE 11th St – a Residential Access Street which requires a 53-foot right-of-way (ROW) with 26-foot paved roadway width, including two ( 2) 10- foot travel lanes and one ( 1) 6-foot parking lane, 0.5-foot curb and gutter, 8-foot planter strip, and 5-foot sidewalk. Proposed Modification The city requested street modification seeks a modification from RMC 4-6-060F.2 for the internal streets. The CED has requested to widen the right of way to 59’ in order to provide 6-foot of parallel parking on both sides of the (2) 10-foot travel lanes. ii. Sunset Blvd. Hearing Examiner, December 11, 2018: The Applicant is proposing to provide on- street, parallel parking, separated from the vehicular traffic of NE Sunset Blvd by an 8-ft planter strip and 10-ft drive aisle in order to support the retail and commercial uses of the proposed mixed- use buildings along NE Sunset Blvd. Proposed Modification The applicate proposes to provide on-street, angled parking that will be separated from vehicular traffic on NE Sunset Blvd. by an 8’ planter strip and a 10’ drive aisle. 1200 Sixth Avenue, Suite 605 Seattle, WA 98101 206-325-3356 1 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD DECEMBER 16, 2020 City of Renton Community & Economic Development Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 | www.rentonwa.gov Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD # Reference Name Condition Response 1 Plans for Block B The Applicant shall submit revised plans with administrative Site Plan Review application for Block B that ensures any proposed amenity space is temporary in nature and not credited to the open space requirement under Urban Design Regulations District D. The Applicant shall construct the space to commercial standards identified in FOF 26 Conditional Use analysis. The revised plans shall be revised and approved by the current planning Project Manager prior to Administrative Site Plan issuance See Provided plans for Administrative Site Plan Review for Block A and B. Amenity space is not currently proposed in the commercial frontage along NE Sunset Blvd. Both buildings shall be designed to meet the International Building Code with state and local amendments that is in affect at the time of Building Permit Application. 2 Covenants The Applicant shall record a covenant on the underlying properties with the plat requiring any future division of the lots or increases to density must be consistent with the maximum density requirements as measured within the master plan as a whole. The applicant shall submit a draft of the covenant with the final plat application for review and Approval by the Current Planning Project Manager prior to recording with the King County Recorder's Office. The Applicant wishes to defer this to Administrative Site Plan Review for Blocks C and D. 3 Master Plan The Applicant shall submit revised Master Site Plan for parent site R1 that contains a min. lot size of 25,000 SF. The revised parent site plans shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan Issuance or construction permit issuance, whichever comes first. Parent site R1 is now Block C. See the provided plans for the proposed Master Plan Modification. 2 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 4 3' High Stoops @ Mixed Use The Applicant shall raise the ground floor of the townhome units on Mixed Use Building a min. of 3' above the grade of Jefferson Ave sidewalk and provide an elevated stoop entrance for each unit. These ground level features to be shown on the elevation plans submitted with the Administrative Site Plan review application to be reviewed and approved by the current Planning Project manager prior to site plan issuance. Alternate measures to those required by this condition may be approved by Current Planning Project Manager to the extent that those measures effectively mitigates against the setback reduction requested by the Applicant The applicant reads conditions 4 as imposing the three-foot stoops for townhomes within Blocks A and B in response to reduced setbacks along Jefferson and Kirkland Avenues. See Setbacks: Mixed Use Building A along Jefferson Ave NE on page 11 of the Staff Report dated November 27, 2018. The current proposal includes the full 15’ setback (or more) to the ROW and the proposed ROW now includes parallel parking on both sides of the street which provides for greater separation across the ROW than required by RZC. The applicant will dedicate additional ROW to accommodate parallel parking on both sides of the street, which is not required by the RZC but was requested by CED staff and agreed to by the applicant. The added parking also increases the separation between the MU building townhomes and the street. Further the landscape plan will be designed to enhance privacy along the townhome frontage. Note that the applicant has every intention of creating attractive units along the street frontage, and entries will be at grade or slightly elevated where practical in response to grade and other applicable local, state and federal regulations (i.e. State IBC and FHA). By meeting street setback requirements and increasing the separation between blocks C/D and A/B with the wider ROW, the intent of Condition 4 should be deemed satisfied, or alternatively modified to remove conformance with the minimum 3' elevated stoop entry specification. 3 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 5 3' High Stoops @ Townhomes The Applicant shall raise the ground floor of the three townhome units on Cluster Buildings in Block R3 a min. of 3' above the grade on NE 11 St and Harrington Pl NE sidewalk and provide an elevated stoop entrance for each unit. Additionally, the Applicant shall provide articulation, materials and glazing beyond what is required by the R-10 and R-14 Residential Design and Open Space Standards and side elevations and townhomes facing the street similar to front elevations. These ground level features and additional exterior sidewall articulation shall be shown on the elevation plans submitted with the Administrative Site Plan review application for Block to be reviewed and approved by the Current Planning Project Manager . Alternate measures to those required by this condition may be approved by the Current Planning Project Manager to the extent that those measures effectively mitigate against setback reductions requested by the Applicant. The applicant understands this condition is in response to townhouse units that do not meet the required 15' setback to the adjacent ROW which applies solely to Block D of the proposed Master Plan Modification. With further design development it may be possible to bring this part of the development into compliance with the setback requirement. The applicant requests compliance with this condition be deferred to Administrative Site Plan Review for Block D. 6 Lot Coverage The Applicant shall submit building coverage calculations with an exhibit graphic the identifies compliance with 75 % lot coverage limitation for each parent site and mixed-use lot with each Administrative site plan review application. The Building coverage calculations shall be review and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance. See Sheets MP-02.1, MP-05.3 and MP-07.3 for Lot area calculations and site plans showing the building footprint for lots A and B. Lot coverage for Blocks C and D to be deferred to Administrative Site Plan Review for those blocks. 4 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 7 Arborist Report The Applicant shall submit Arborist report and tree retention plan with the Civil Construction Permit application that considers retention of trees 856-859 & 862-863. The arborist report shall identify best practices for working in and around drip lines of the retained trees. The revised arborist report and tree retention plan shall be review and approval by the Current Planning Project Manager prior to issuance. A revised Arborist Report is included as part of this submittal and will be included with the Civil Construction Permit when it is applied for. 8 Recycle Plan The Applicant shall submit a refuse and recycling plan with the Administrative Site Plan Application for each unit lot subdivision block that identifies the required refuse and recycling space for each townhome unit and the exterior space allocated for the pick-up day. Additionally, the applicant shall provide written approval from the City's refuse and trash recycle contracted collector that adequate space for truck maneuvering is provided. The refuse and recycling plan and refuse/recycling written approvals shall be review and approved by the Current Planning Project Manager prior to Site Plan Issuance. Refuse and recycling locations are identified on the site plans. See sheet MP-03.1. The applicant will forward to Republic Services for review. 9 Building B Residential Entries The Applicant shall submit revised floor plans with the Administrative Design Review application for Building B that limits residential entries to the NE 11th St frontage. The revised floor plans shall be review and approved by the Current Planning Project Development manager prior to site plan issuance. The residential entries are located on the corner of NE 11th Street and Sunset Ln NE (aka Jefferson Ave NE). 10 Sign Package The Applicant shall submit a cohesive sign package for the Master Plan site with the initial Administrative Site Plan Review Application. The sign package shall be reviewed and approved by the Current Planning Project Manager prior to Site Plan issuance. A sign package is provided with the application materials. See file: P_Signage in the application documents. 5 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 11 Revised Master Plan The applicant shall submit a revised Master Plan prior to the first Administrative Site Plan review application or construction permit application, whichever occurs first, that clearly indicates the amount of common open space meeting standard of RMC 4 -2.115E.2 and RMC 4-3-100E.4 or where applicable RMC 4-1-240B.3 if approved. A fee in lieu shall be paid prior to civil construction permit. The revised master plan shall be reviewed and approved by the Current Planning Project Manager prior to the first Administrative Site Plan or construction permit issuance. See the provided landscape plans of Blocks A and B for Common Open Space calculations. Unit Lot Townhouses are no longer proposed on Blocks A and B. The applicant requests open space review to be deferred to Administrative Site Plan Review for Blocks C and D. The accommodation for required common open space for townhouses may require a re- assessment of the layout of units and the accommodation for required Private Yards may require a request for a modification to the design standards such as allowing balconies and roof decks to count towards Standards for Private Yards. Note: RMC 4-2-115E.2 is not referenced within the CV zone nor does this section list the CV zone as applicable to any of the requirements within. The CV zone does allow townhouses outright and the CV zone has it's own standards for Common Open Space which differ from this code section. 12 Townhouses- 250 sf yard min. The applicant shall submit an exhibit for each townhome unit with there respective Administrative site plan review application that clearly identifies that each unit lot contains a minimum 250 SF of private yard space with no dimension less than 8' in width. The exhibit shall be reviewed and approved by the Current Planning Project Manager prior to each individual Administrative Site Plan issuance for Blocks R1-R4 The applicant requests this to be deferred to Administrative Site Plan Review for Blocks C and D. Unit Lot Townhouses are no longer proposed on Blocks A and B. See also response to Condition 11. 13 Townhouses- Primary entrance The Applicant shall submit a revised Master Site Plan to identify Lots: 7-12,46,54, 57,66,69,116 and 125 comply with the primary entry requirements of RMC 4-2-115E.2 and 3. The revise master site plan shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance or construction permit issuance , whichever occurs first. The applicant requests this to be deferred to Administrative Site Plan Review for Blocks C and D. Unit Lot Townhouses are no longer proposed on Blocks A and B. See also response to Condition 11. 14 Implementation Procedure or Narrative The applicant shall provide implementation procedures for the mitigation measure indicated in Attachment B of the Sunset Area Planned Action Ordinance #5813 or provide a written narrative of how the particular measure is not applicable to the project. the Planned Action mitigation implementation procedure shall to submitted with each Administrative site plan review application for review and approval by See file: ECF_EIS_Mitigation in the application documents. 6 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD the Current Planning Project Manager prior to Site Plan issuance. 15 Submit Minor Modification to Remove Piha site The Applicant shall submit Minor Modification application to remove the Piha site from the Renton Sunset Terrace Redevelopment Master Plan (LUA14- 001475). The minor Modification application shall be submitted and a Decision issued prior to applicant submitting the Administrative site plan review application for this respective phase of the master plan. The minor modification application shall be reviewed and approved by the Current Planning Project Manager prior to issuance. The timing and type of this application has been clarified by CED staff by the following comment. "The condition to remove the Piha site from the Sunset Terrace Redevelopment Master Plan requires a major modification as it changes the boundaries of the master plan (See RMC 4-9-200H.2.c). This modification is not a component of the Standstill Agreement and the timeline for its completion is conditioned to occur prior to administrative site plan review for the respective phase. Further, this modification would require assistance from an outside consultant (paid for by the applicant) as there are NEPA and SEPA Planned Action Ordinance implications. Finalizing the modification also requires action by the Planning Commission and City Council. Staff will not accept this application until the permits identified in the standstill agreement are completed." The applicant understand this needs to occur prior to Administrative Site Plan review of Block C. 16 Townhouses- Revised Site Plans The applicant shall revise site plans for the unit lot Townhomes for each Administrative site plan review application that aligns pedestrian connections across alleys and provides delineated crossing with paving which contrasts with the asphalt paving of the alley. The revised site plans shall be reviewed and approved by the Current Planning Project Manager prior to Site Plan issuance. The applicant requests this to be deferred to Administrative Site Plan Review for Blocks C and D. Unit Lot Townhouses are no longer proposed on Blocks A and B. 7 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 17 Rapid Ride Coordination The Applicant shall coordinate with King County Metro Transit for Rapid Ride improvements at bus stop #45145 on NS Sunset Blvd. Those Improvements include, but are not limited to, shelter footings at the bus stop, and conduit to support Rapid Ride signage and lighting. Coordination of the those improvements with King County Metro Transit shall be shown on the Civil construction permit application to be review and approved by the Current Planning Project Manager prior to permit issuance. The applicant acknowledges this requirement as part of the Civil Construction Permit. 18 Phasing Plan The Applicant shall follow the phasing plan as provided in Exhibit 12 in order of phasing number. Construction activities on the townhouse components of the Master Plan the follow a mixed use building phase shall not be permitted until the mixed use building concrete podium is completed and passed inspection. In lieu of a concrete podium, construction may follow a mixed use building phase when shoring walls and foundation excavation are completed for the mixed use building along with receipt of cash set aside, a letter of credit, or an assignment of funds approved by the city for the entire cost of the mixed use building. Any requested modifications of the phasing plan shall by review and approved by planning project manager and shall continue to result in the initial phase of construction to include one of the two mixed use buildings and public infrastructure improvements identified in orange on the phasing plan. Please see the revised phasing plan on Sheet MP-03.3. The Applicant's first priority is the construction and completion of Blocks A and B but still wishes to allow construction of the townhouses on Blocks C and D to occur after all permits pertaining to these blocks are approved and construction on Block A and B are well under way. 19 Street Modification Request The Applicant shall submit a street modification request to modified Unit lot Drive Standards and provide the private alley sections as shown on the townhouse unit lot subdivision. The street modification decision shall by reviewed and approved by the Current Planner Project Manager and shall be issued prior to submittal of the construction permit application. The applicant requests this to be deferred to Administrative Site Plan Review for Blocks C and D. Unit Lot Townhouses are no longer proposed on Blocks A and B. 8 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 20 Access Easement (Building B) The Applicant shall ensure irrevocable access to alley tract C for mixed use building B. The irrevocable access shall be noted on the final plat documents and recorded as an access easement with the King County Recorder's office. The irrevocable access language shall be review and approved by the Current Planner Project Manager prior to final plat recording. The access easement shall be recorded with the King County Recorder's Office with final plat Alley C is no longer proposed on Block B. See the site plan on MP-03.1 and revise Plat Plan. No access easement is required at this location. 21 Access & Parking Agreement (Building A & US Bank) The Applicant shall prepare an irrevocable access and parking agreement with Mixed Use Building A and the US bank building. The access and parking agreement shall be reviewed and approved by the Current Planning Project Manager prior to final recording. The access and parking agreement shall be recorded with the King County Recorder's Office with final plat The US Bank building is no longer proposed to be retained. See the site plan on MP-03.1. No access and parking agreement is required at this location. 22 Street Vacations The Applicant shall receive preliminary approval for street vacations from City Council prior to issuance of the civil construction permit. Final approval of the street vacation shall completed prior to plat recording. The applicant acknowledges this requirement as part of the Civil Construction Permit. The Street Vacation Application has been submitted to the City. 23 Design (Building A& B):Modulation The Applicant shall provide modulations both vertical and horizontal on mixed use Buildings A & B beyond what is required by Design District D Regulations. The exterior cladding and articulation on each building shall be a diverse mix of high quality materials commensurate to the overall size and scale of the building. The building shall incorporate upper story setbacks, roof features, extended feature elements on the building corners abutting NE 11th St. and NE Sunset Blvd, or other articulation what is alread y required in the Urban Design District 'D' Regulations. These modulation and articulation features shall be shown on colored elevation sheets and represented on three-dimensional renderings to be submitted with their respective Administrative site plan review applications to be reviewed and approved by the planning Current Planning Project Manager prior to site plan issuance. The proposed project provides both vertical and horizontal modulation beyond what is required by Design District D Regulations in the following manner. Horizontal modulation is required to be no more than 40 feet apart in all locations. The proposal provides modulation [can we specify types of modulation?] distance 34 to 20 feet apart or less at all facades. The minimum modulation size is 8 feet wide, depth of 2 feet and height of 16 feet. The proposal provides widths of 10 to 12 feet, depths of 4 feet and height of 38 feet or more at all facades. Exterior cladding consists of brick, metal, fiber cement panel and wood like material all selected for their durability and diverse aesthetic. The buildings provide multiple roof features that include sloped roofs, projected cornices and elements projecting above parapets. The District D regulations require one roof element. Building corners have extended feature elements on building corners abutting NE 11th St. such as, roof overhangs, distinct fan shaped canopies, and radius corners. All of these elements work together to provide cohesive building design that goes beyond what is required by the Urban Design District D Regulations. Please see sheet MP- 10.0 and MP-10.1 for more detailed descriptions of these 9 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD elements and a graphic example of each building. Colored elevations and three-dimensional renderings are contained within the P_Architectural Application document. 24 Design (Building A& B): 1st floor ceiling height or setback The Applicant shall provide one of the following ground level treatments to Mixed use Building A and B along NE Sunset Blvd: 1. floor to finish ceiling height shall be a minimum of 18 feet. Or 2. The floor to finished ceiling height shall be a minimum of 15 feet and the residential portion of the buildings (wood construction) on top of the concrete podium be set back a minimum of 15 feet. The ground level details shall be shown on the Administrative Site Plan application to be reviewed and approved by the Current Planning Project Manager prior to issuance. The proposal for Block A includes a minimum ceiling height at the retail along Sunset Blvd. of 18 feet. The proposal for Block B includes a minimum ceiling height at NE Sunset Blvd and NE 11th St of 15 feet at this corner. The site slopes down to the South approximately 10' in total along the street frontage of Sunset Blvd. The applicant proposed to step the retail with grade at 2 or 3 locations to maintain the relationship to the sidewalk and parking along NE Sunset Blvd. resulting in a possible ceiling height of over well 20 feet at the South end of the project. The average retail ceiling height of the entire frontage is proposed to be at least 18 foot minimum height. The Applicant requests no setback be required above the podium. The alternative to raise the entire building so the minimum height at the uphill corner would only create taller retail space that provides no benefit to the project. 10 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 25 Setbacks (Building A) The Applicant shall submit elevations with the Administrative site plan review application that provides a minimum setback of 15 feet for the portion of Building A above the ground floor townhome units along Jefferson Ave NE elevation. The elevations shall be reviewed and approved by the Current Planning Project Manager prior to issuance. The applicant reads conditions 25 as imposing the upper level step-back in response to reduced setbacks along Jefferson and Kirkland Avenues. See Setbacks: Mixed Use Building A along Jefferson Ave NE on page 11 of the Staff Report dated November 27 2018. The current proposal includes the full 15’ setback (or more) to the ROW and the proposed ROW now includes parallel parking on both sides of the street which provides for greater separation across the ROW than required by RZC. The applicant will dedicate additional ROW to accommodate parallel parking on both sides of the street, which is not required by the RZC but was requested by CED staff and agreed to by the applicant. The wider ROW adds comparable separation between the townhomes on blocks C & D, and the MU buildings on Blocks A & B, meeting the intent of the upper building step-backs. The added parking also increases the separation between the MU building townhomes and the street. Further the landscape plan will be designed to enhance privacy along the townhome frontage. The Applicant requests that the condition requiring an upper level setback on the upper level of Building A be deemed met by the restoration of the full 15' street level setback on Block A. The Applicant also notes that the widened street right of way further softens the transition to Block C. 26 Revised Utility Plans The Applicant shall submit revised utility plans with the civil construction permit that provides a concrete tabled intersection at Jefferson Ave NE and NE 11th St.. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. The applicant acknowledges this requirement as part of the Civil Construction Permit. 27 Road name approval All road names shall be approved by the city Acknowledged 28 Sanitary Sewers Sanitary sewers shall be provided by the developer at no cost to the city and designed in accordance with City standards. Side sewers lines shall be installed 8 feet into each lot if sanitary sewer mains are available or provided with the subdivision development. Acknowledged 11 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 29 Pavement Control Monuments Concrete permanent control monuments shall be established at every controlling corner of the subdivision. Interior monuments shall be determined by the Department. All surveys shall be per city of Renton surveying standards. All other lot corners shall be marked per City surveying standards. The subdivider shall install all street name signs necessary in the subdivision. Acknowledged 30 Utilities All utilities designed to serve the subdivision shall be places underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. These utilities to be located beneath paved surfaces shall be installed, including service connections, as approved by the public works department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation on utilities as specified by the Public Works Department. Acknowledged 31 Cable Conduit Any cable TV conduit shall be underground at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vault and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and /or land owner. The subdivider shall be responsible only for the conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. Acknowledged 32 Intersection corners:15' radius All lot corners at intersections of dedicated Public ROW, except alleys shall have a minimum radius of 15 feet See the Civil Plans provided with this application.