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Home My WebLink AboutP_Architectural_201222_v2.pdfDevCo | Solera Renton Master Site Plan Modification / Site Plan Review Blocks A & B | December 22, 2020 MP-02.1 Development Summary MP-02.2 Zoning Code Summary MP-02.3 Urban and Design Standards & Regulations MP-03.1 Master Plan - Site plan MP-03.2 Master Plan - Typical Residential Floor MP-03.3 Master Plan - Aerial MP-03.4 Phasing Plan MP-03.5 Setback Comparison Plan MP-03.6 Setback Comparison Section MP-04.1 Aerial View MP-04.2 Aerial View MP-05.1 Block A - P1 Floor Plan MP-05.2 Block A - Level 01 Floor Plan MP-05.3 Block A - Level 02 Floor Plan MP-05.4 Block A - Levels 3-5 Floor Plans MP-05.5 Block A - Level 06 Floor Plan MP-05.6 Block A Roof Plan MP-06.1 Block A - Elevations MP-06.2 Block A - Building Sections MP-07.1 Block B - P1 Floor Plan MP-07.2 Block B - Level 01 Floor Plan MP-07.3 Block B Level 02 Floor Plan MP-07.4 Block B Level 03 Floor Plan MP-07.5 Block B Level 4-7 Floor Plans MP-07.6 Block B - Roof Plan MP-08.1 Block B - Elevations MP-08.2 Block B - Building Sections MP-09.1 Gateway Elevations & Perspective MP-09.2 Primary View A MP-09.3 Primary View B MP-09.4 Primary View C MP-09.5 Primary View D MP-09.6 Primary View E MP-09.7 Primary View F MP-09.8 Perspectives MP-09.9 Perspectives MP-09.10 Commercial Area Vignettes MP-09.11 Ground-Floor Units Vignettes MP-09.12 DayCare Vignettes MP-10.0 Block A - Modulation Diagrams MP-10.1 Block B - Modulation Diagrams MP-10.2 Urban Design Regulation Compliance MP-10.3 Gateway Perspective MP-01 Cover Sheet Project Address: 2842 NE Sunset Blvd, Renton, WA 98056 Parcel Numbers: 7227801406, 7227801405, 7227801235, 7227801785, 7227801205, 7227801206 List of approved permits: LUA 18-000490, SA-M, PP, CU-H, MOD Client:DevCo, LLC Heartland Construction 10900 NE 8th Street, Suite 1200 Bellevue, WA 98004 425-453-9551 Architect: Tiscareno Associates 1200 Sixth Ave, Suite 605 Seattle, WA 98101 206-325-3356 CIVIL C-1.0 Cover Sheet C-2.0 Utility Plan C-3.0 Drainage Plan C-4.0 Road Plan C-4.1 Road Plan and Profile, Jefferson Avenue NE C-4.2 Road Plan and Profile, Jefferson Avenue NE C-4.3 Road Plan and Profile, Jefferson Avenue NE C-4.4 Road Plan and Profile, NE 1TH Street C-4.5 Road Plan and Profile, NE 11TH Street C-4.6 Road Plan and Profile, Alley A C-4.7 Road Plan and Profile, Alley B C-4.8 Road Plan and Profile, Alley B C-4.9 Road Plan and Profile, Alley B C-4.10 Road Plan and Profile, Alley C & D C-4.11 Road Plan and Profile, Alley E & F C-4.12 Frontage Improvement Plan, Sunset Boulevard C-4.13 Road Sections C-4.14 Road Section C-5.00 Grading Plan LANDSCAPE L-1.0 Proposed Site Plan Overview & Open Space Plan L-1.1 Details L-1.2 Details L-1.3 Fencing Plan L-1.4 Tree Retention Plan L-1.5 Tree Inventory L-2.0 Grading Plan L-3.0 Perimter Landscaping L-4.0 Planting Plan L-4.1 Planting Plan L-4.2 Planting Plan L-4.3 Planting Plan L-4.4 Planting Plan L-4.5 Plant Schedule & Notes L-5.0 Planting Specifications L-5.1 Bioretention Soil Specifications & Details L-6.0 Design Elements & Materials IR-1.0 Irrigation Specifications Civil Engineer: KPFF 1601 Fifth Avenue, Suite 1600 Seattle, WA 98101 206-622-5822 Landscape: Talasaea Consultants 15020 Bear Creek Rd. NE Woodinville, WA 98077 425-861-7550 Arborist: Creative Landscape Solutions 425-980-3808 Survey: AXIS 15241 NE 90th Street Redmond, WA 98052 425-823-5700 Traffic: TENW 11400 SE 8th Street, Suite 200 Bellevue, WA 98004 425-889-6747 SHEET INDEX LUA20-000305 Vehicle Parking - Block B Total Block B Parking Day Care Staff Bicycle Parking - Residential Bicycle Parking - Block B 10 prkg stalls10 (see note 11) 153 Units Commercial - Block B Retail Eating & Drinking Establishements Affordable Res. Units Market Rate Res. Units 154 Units Bicycle Parking - Commercial Bycicle Parking - Block B 154 bicycle spaces 153 prkg stalls (see note 1) 39 prkg stalls (see note 3) 268 prkg stalls (see note 2) 270 prkg stalls (see note 4) 471 prkg stalls 471 prkg stalls538 prkg stalls192 prkg stalls 30 prkg stalls (see note 5) 40 prkg stalls Day Care Pickup & Dropoff 8 (see note 12) 8 prkg stalls Surface Day Care Parking 13 prkg stalls Day Care Parking Area 12,000 SF 1,000 SF 154 bicycle prkg spaces (see note 9) Min. Required Bicycle Parking Vehicle Parking - Block A Min. Required Provided Affordable Res. Units Total Block A Parking Bicycle Parking - Residential Bicycle Parking - Block A Shared Parking 372 prkg stalls 1. 1 per dwelling unit required, RMC, 4-4-080, sec. 10, d. Block A Mixed Use 124 Units Commercial Parking - Block A Retail Eating & Drinking Establishments 5. 2.5/ 1,000 SF of net floor area, RMC, 4-4-080, sec. 10, d. Total Commercial Parking 6. 10/ 1,000 SF of dining area, RMC, 4-4-080, sec. 10, d. Max. Allowed 2. 1.75 per dwelling unit is allowed, RMC, 4-4-080, sec. 10, d. 3. Dwell. Unit for Low Income - 1 for each 4 dwell. units, RMC, 4-4-080, sec. 10, d. 4. 1.75/ dwell. unit, RMC, 4-4-080, sec. 10, d. 7. 5/ 1,000 SF of net floor area, RMC, 4-4-080, sec. 10, d. 8. 10/ 1,000 SF of dining area, RMC, 4-4-080, sec. 10, d. Market Rate Res. Units 124 Units Bicycle Parking - Commercial Bicycle Parking 124 bicycle spaces 124 prkg stalls (see note 1) 31 prkg stalls (see note 3) 217 prkg stalls (see note 2) 217 prkg stalls (see note 4) 372 prkg stalls155 prkg stalls 434 prkg stalls 30 prkg stalls (see note 5) 10 prkg stalls (see note 6) 40 prkg stalls Area 11,605 SF 1,000 SF 124 bicycle prkg spaces (see note 9) 9. 0.5/dwell. unit, RMC, 4-4-080, sec. 11, a. 10. 10% of Block A Commercial prkg stalls, RMC, 4-4-080, sec. 11, a. Min. Required Bycicle Parking 4 bicycle prkg space (see note 10) Block A Block B Code Reference Notes: 59 prkg stalls (see note 7) 10 prkg stalls (see note 8) Min. Required ProvidedBlock A Mixed Use Max. Allowed 59 prkg stalls (see note 7) 10 prkg stalls (see note 8) 4 bicycle prkg space (see note 10) 307 Units 10 prkg stalls (see note 8) Min. Required ProvidedMax. Required 11. A minimum and maximum of 1 for each employee, RMC, 4-4-080, sec. 10, d. 10 12. 2 drop-off/pick-up spaces for every 25 clients, RMC, 4-4-080, sec. 10, d. 10 (see note 11) 8 (see note 12) Day Care Min. Required Max. Allowed 248 Units 13. Structured commercial parking is shared 14. Structured commercial parking is shared Commercial Parking Provided Angled Stalls Proposed Parallel Stalls Approved Street Stalls * Shared Stalls Inside Building 40 - 4 = 3612 prkg stalls 8 prkg stalls 4 prkg stalls 15. Item A. Parking and Parking Structures, Standstill Agreement Total Commercial Parking Min. Required Max. Allowed Provided Standstill Agreement, see note 15 Angled Stalls Proposed Parallel Stalls Approved Shared Stalls Inside Building 40 - 12 = 2830 prkg stalls 18 prkg stalls 12 prkg stalls Provided 5 prkg stalls Standstill Agreement, see note 15 Commercial, Accessible Stalls Provided: 2 Residential, Accessible Stalls Provided: 19 Compact Provided: 196 Accessible Stalls Compact Commercial, Accessible Stalls Provided: 2 Residential, Accessible Stalls Provided: 25 Compact Provided: 73 Accessible Stalls Compact Commercial Parking Provided * allowed to count towards on-site parking by standstill agreement Street Stalls * * allowed to count towards on-site parking by standstill agreement 1 prkg stall Accessible Block Block A Block C Area 17,904 SF Block D Block B 13,202 SF 24,714 SF 13,263 SF J. Square footage of landscaping for each area, for interior parking lot landscaping, and total TOTAL GENERAL LANDSCAPE 69,083 SF 8' - 0" MIN 16' - 0"8 x 16 COMPACT 18' - 0"8' - 6" 8.5 x 18 REGULAR STALL 18' - 0"8' - 0"5' - 0" 8 x 18 ACCESSIBLE STALL ACCESS AISLE SERVING VAN PARKING SPACES 8' - 0" ACCESS AISLE Level Level P1 Level 2 Non-residential 11,735 SF Level 3 Level 1 12,682 SF 41,693 SF 54,950 SF 3,078 SF 9,768 SF 13,031 SF 45,726 SF Level 5 Level 4 54,950 SF 54,950 SF 59,800 SF Building A Building B Residential Total Non-residential Residential Total 12,742 SF 12,253 SF 3,644 SF Level 6 Level 7 59,581 SF Accessory Accessory 87,648 SF 81,151 SF 49,491 SF 62,129 SF 62,129 SF 62,129 SF 33,934 SF30,059 SF 75,913 SF 55,727 SF 7,798 SF 7,179 SF 7,179 SF 7,179 SF 3,875 SF 8,844 SF 8,085 SF 57,477 SF 72,978 SF 70,745 SF 54,570 SF 67,885 SF 67,885 SF 67,885 SF 82,761 SF 86,390 SF 67,666 SF 73,823 SF 261,019 SF 25,877 SF12,742 SF 300,604 SF438,611 SF164,850 SF 242,384 SF 568,865 SFTotal 59,800 SF 59,800 SF 8,085 SF 8,085 SF 8,085 SF b. Existing area of impervious surfacing g. Total pavement sf including existing pavement to remain and new pavement proposed Area 397,340 SF f. % of lot covered by buildings or structures 53% 142,715 SF LUA20-000305 Development SummaryDevCo | Solera Renton December 22, 2020 MP-02.1Master Site Plan Modification / Site Plan Review Blocks A & B PARKING ANALYSIS UNITS BY TOWERMASTER PLAN ****ACCESSORY USES: Uses customarily incidental and subordinate to the principal use and located upon the same lot occupied by the principal use or on an abutting/adjacent lot that is under the same ownership as the principal lot. Some accessory uses are specifically listed, particularly where a use is only allowed in an accessory form, whereas other accessory uses are determined by the Development Services Division on a case-by-case basis per RMC 4-2-050C4 and C6, Accessory Use Interpretations and Unclassified Uses. ***The CV Zone requires a minimum of 20 DU/Acre and a maximum of 80 DU/Acre (net) **Code requires a minimum of 1 stall per unit and a maximum of 1.75 stalls per unit. Commercial parking is dependant on use - TBD *Commercial area in Block B includes a proposed daycare use Parking Ratio** 1.50 1.53 2.00 2.00 1.59 1.35 Parking Stalls 372 471 130 62 1,035 906 DU/Acre*** 95.26 111.59 25.18 24.18 70.68 70.81 Total Units 248 307 65 31 651 673 Townhomes (ULS) 65 31 96 152 Multi Family Units 248 307 555 521 Lobby/Amenity**** 7,701 11,826 19,527 Increase 7.12% Total Residential Area 227,177 282,567 110,776 52,744 673,264 628,487 Unit Area - TH (ULS) 110,776 52,744 163,520 269,933 Residential Area 227,177 282,567 509,744 358,554 Total Non-Residential Use 12,742 25,872 38,614 Commercial Area* 12,742 25,872 38,614 38,777 Lot Coverage Max. at 75% 85,050 89,646 84,335 41,881 300,912 Proposed Lot Coverage 84,979 88,839 Proposed Lot Area (net), see sheet MP-02.2 and civil plans 113,400 119,528 112,447 55,841 401,216 414,030 Block A Block B Block C Block D Proposed Totals Approved Master Plan SOLERA - PROPOSED MASTER PLAN MODIFICATION Floor Area, Net Per RMC TYPICAL STALL SIZES TOTAL UNITS 555 Total Residential SF 561,622 Total Residential SF 160,014 TOTAL 153 1,046 100% 4B 23 1,481 15% 3B 38 1,212 25% 2B/2B 43 1,033 28% 1B 49 724 32% Unit Type # of Units Average Size (SF) % of Total Block B - Affordable Unit Matrix Total Residential SF 140,589 TOTAL 154 913 100% 3B 21 1241 14% 2B TH 5 1455 3% 2B/2B 50 1,020 32% 1B 78 721 51% Unit Type # of Units Average Size (SF) % of Total Block B - Market Rate Unit Matrix Total Residential SF 137,420 TOTAL 124 1108 100% 4B 22 1463 18% 3B 37 1197 30% 2B/2B 41 1065 33% 1B 24 720 19% Unit Type # of Units Average Size (SF) % of Total Block A - Affordable Unit Matrix Total Residential SF 123,599 TOTAL 124 997 100% 3B 19 1265 15% 2B TH 16 1338 2B/2B 44 1039 48% 1B TH 2 869 1B 43 714 36% Unit Type # of Units Average Size (SF) % of Total Block A - Market Rate Unit Matrix Net Rentable Areas (GSF per unit) a. Total square footage of the site: 470,395 SF b. Total square footage of existing area(s) of impervious surfacing: See Impervious Area table c. Total square footage of existing natural/undeveloped area: 0 SF d. Square footage (by floor and overall total) of each individual building and/or use: See Gross Building Areas table e. Total square footage of the footprints of all buildings: See Proposed Lot Coverage in Master Plan table f. Percentage of lot covered by buildings or structures: See Impervious Area table g. Total pavement square footage, both existing pavement to remain plus new pavement proposed to be installed; See Impervious Area table h. Square footage of any on-site wetlands: There are no on-site wetlands. i. Parking analysis to include the total number of parking spaces required and provided, number of compact and “ADA accessible” spaces provided, and parking space dimensions See Parking Analysis table j. Square footage of landscaping for each area, for interior parking lot landscaping, and total; See Landscape Analysis table k. Allowable and proposed building height: Allowable Reference Proposed Ht Code 60' RZC 4-2-120A - Block A 75' max Hearing Examiner Decision 12/11/18 70' max Block B 85' max Hearing Examiner Decision 12/11/18 70' max l. Building setbacks required by Code; Section: RZC 4-2-120A Setback Depth Note Front Yard 15' min-20' max Reduction to 0' min through site plan review Secondary Front Yard 15' min-20' max Reduction to 0' min through site plan review Rear Yard 0' min 15' if abuts residential-zoned lot Side Yard 0' min 15' if abuts or adjacent to residential-zoned lot m. Proposed building setbacks. (Ord. 4587, 3-18-1996) Block A Setback Depth Note Front Yard 1'-9" min - 17' Reduction for parking dedication Secondary Front Yard 23'-7" max Increased for ground floor residential Rear Yard NA Side Yard NA Block B Setback Depth Note Front Yard 2'-3" min - 16' Reduction for parking dedication Secondary Front Yard 51'-7" max Increased for featured play area Rear Yard NA Side Yard 53'-6" max PARKING, LOT COVERAGE, LANDSCAPING ANALYSIS IMPERVIOUS AREALANDSCAPE ANALYSIS GROSS BUILDING AREAS LUA20-000305 Zoning Code SummaryDevCo | Solera Renton December 22, 2020 MP-02.2Master Site Plan Modification / Site Plan Review Blocks A & B Max Lot Coverage 4-2-120A 65% of total lot area or 75% if parking is provided within the building or within and on-site parking garage Floor Plates All of the CV Zone Uses restricted to 65,000 gross sq. ft. – increases up to: 40% or 26,000 gross sq. ft. Increases 4-2-120C.2 The following table indicates the maximum requested size/standard change that may be allowed by an Administrative Conditional Use Permit. Increases above these levels may not be achieved by a variance or the conditional use permit process. Maximum Net Residential Density (9)80 dwelling units per new acre (1,21) Density 4-2-120A Minimum Net Residential Density (9)20 delling units per net acre Airport Height Restriction 182 (COR map "(FAR) Part 77 - Airport Height Restrictions" (FAR is Federal Aviation Regulations) 4-2-120C.6 6. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions, for uses located within the Airport Influence Area and Safety Compatibility Zones designated under RMC 4-3-020. Structure Height 4-2-120A Vested height limit, Hearing Examiner Dec.11, 2018 The purpose of the conditional use permit is to exceed the maximum building height for the CV zone from 60-feet for buildings with a ground floor commercial use to a maximum of 75 -feet for Mixed Use Building A and a maximum of 85- feet for Mixed Use Building B (Exhibits 41 and 42). Minimum Lot Width/Depth N/A Lot Dimensions 4-2-120A Minimum Lot Site 25,000 sf DEVELOPMENT POTENTIAL Q. General Accessory Uses Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in Use Table (AC) L. Vehicle Related Activities Parking garage, structured, commercial, or public (P) K. Services Hotel (P); Motel (P); On-site services (P); Day care centers (P); Family day care (AC); J. Entertainment and Recreation Recreational facilities, indoor, new (P); I. Retail Eating and drinking establishments (P); Retail sales (P); H. Office and Conference Medical and dental offices (P112); Offices, general (P112) P112 condition limiting these uses does not apply on this site 6.a. Standalone Residential — Where Allowed: Standalone residential buildings are permitted: ii. in the CV zone where not abutting NE Sunset Blvd. east of Harrington Avenue NE; c.Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial or vertically mixed use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for any required standalone commercial or vertically mixed use building(s). (Ord. 5899, 11-19-2018) Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses. 4-2-080 P6 Conditions b.Commercial Uses: Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. Permitted Uses 4-2-060 C. Residential Attached dwellings - Flats (P6); Attached dwellings - Townhouses (P6) Harrington Pl NE Not Defined Sunset Ln NE Not Defined NE 12th St Collector Street Shared Roadway Bikeway (no bike lane) Intersection radii 35' turning radius Pedestrian bulbs Required where on-street parking is located Center Median Center median allowed for boulevard treatment and center left turn lane. Width will be width of center left turn lane minus 1' from through traffic travel lanes on both sides. Pull-outs with a minimum 25' length required for maintenance and emergency vehicles within the median at intervals of 300 – 350' Lane Widths (9) 11' travel lanes, 5' bike lanes, and 12' center left turn lanes Paved roadway width, not including parking 5 lanes - 66' Bicycle facilities (7) All classifications of arterial will have Class I, Class II or Class III bicycle facility Parking Lanes Allowed at 8' Planting Strips 8' between curb and walk, both sides Sidewalks 8' on both sides ROW 5 lanes - 103' R.O.W. Designation NE Sunset Blvd Principal Arterial Caution Area Bikeway (no bike lane) Zoning Overlay 4-3-100 Urban Design District D Conflicts: Where there are conflicts between the design requirements in subsection E of this section and other sections of the Renton Municipal Code, the regulations of this Section shall prevail. Adjacent Zones CV (Center Village) Zone 4-2-010 CV (Center Village) - Commercial & Mixed Use (CMU) Comprehensive Plan ZONING OVERVIEW Lot Size 119,186 sf + 114,171 sf = 233,357 sf (Multifamily Lots) Parcel Numbers 7227801205, -1206, -1406, -1405, (Multifamily); 7227801235, -1785 (Townhomes) Address 2902 NE Sunset Blvd, Renton, WA 98056 SITE OVERVIEW Dumpster/Recycling Collection Area 4-2-120A Size and Location See RMC 4-4-090 Loading Dock 4-2-120A Location within Site See RMC 4-4-080. Shall not be permitted on the side of the lot adjacent to or abutting a lot zoned residential.(3) See RMC 4-4-090 Refuse or Recyclables Screening See RMC 4-4-095 Outdoor, Loading, Repair, Maintenance, Work, or Storage Areas; Surface-Mounted Utility and Mechanical Equipment; Roof Top Equipment (Except for Telecommunication Equipment) iii. Large-sized maturing trees: fifty feet (50') on center. ii. Medium-sized maturing trees: forty feet (40') on center; and i. Small-sized maturing trees: thirty feet (30') on center; c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. F.2. Street Trees and Landscaping Required Within the Right-of-Way on Public Streets: Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection L2 of this Section shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. Landscaping RMC 4-4-070 F.1 Street Frontage Landscaping Required: Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. Building Orientation See urban design regulations in RMC 4-3-100. Commercial and civic uses shall provide entry features on all sides of a building facing a public right-of-way or parking lot. Except for unit lot subdivisions, the front entry of residential only uses shall be oriented to a public street. Maxiumum Gross Floor Area of Any Single Office Use on a Site (2,9) None Building Limitations Maxiumum Gross Floor Area of Any Single Commercial Use on a Site None 4-11-030 Definitions C Clear Vision Area The area bounded by the street property lines of corner lots and a line joining points along said street lines twenty (20') from their point of intersection. Clear Vision Area In no case shall a structure over 42" in height intrude into the 20' clear vision area defined in RMC 4-11-030 Min Side Yard (18)None, except 15' if lot abuts or is adjacent to a lot zoned residential Min Rear Yard (18)None, except 15' if lot abuts a lot zoned residential Max Secondary Front Yard 20' Min Secondary Front Yard (14,18) 15'. The minimum may be reduced to 0' through site plan review process, provided blank walls are not located within the reduced setback Max Front Yard (18)20' (15) Setbacks 4-2-120A Min Front Yard (14,18)15'. The minimum may be reduced to 0' through site plan review process, provided blank walls are not located within the reduced setback A minimum of 2 per dwelling unit, however, 1 per dwelling unit may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Detached dwellings and townhouses: A minimum and maximum of 2.5 per 1,000 square feet of net floor area, except wholesale retail sales, which is allowed a maximum of 5.0 per 1,000 square feet of net floor area if shared and/or structured parking is provided. Retail sales and wholesale retail sales: A minimum and maximum of 10 per 1,000 square feet of dining area. Eating and drinking establishments and taverns: A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Offices, general: A minimum and maximum of 1 for each employee and 2 drop-off/pick-up spaces within 100 feet of the main entrance for every 25 clients of the program. Day care centers, adult day care (I and II): A minimum of 1 for each 4 dwelling units is required. A maximum of 1.75 per dwelling unit is allowed. Attached dwelling for low income: 1 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed. d. Parking Spaces...Attached dwellings within all other zones: ii. When a development falls under more than one category, the parking standards for the most specific category shall apply, unless specifically stated otherwise. a. Interpretation of Standards – Minimum and Maximum Number of Spaces. i. When a maximum and a minimum range of required parking is listed in this Code, the developer or occupant is required to provide at least the number of spaces listed as the minimum requirement, and may not provide more than the maximum listed in this Code, unless exceptions are permitted as specified in this Section. 10. Number of Parking Spaces Required. The specified land use shall provide parking spaces as shown in the table in subsection F10d of this Section, except as provided in this Section: For one row and two (2) rows of ninety degree (90°) parking using the same aisle in a one way or two (2) way circulation pattern, the minimum width of the aisle shall be twenty four feet (24'). 4-4-080F 9. Aisle Width Standards:b. Ninety Degree (90°) Parking Aisle Width Minimums 3. Joint Use Parking Facilities a. When Permitted: Joint use of parking facilities may be authorized for those uses that have dissimilar peak-hour demands or when it can be demonstrated that the parking facilities to be shared are underutilized. (Amd. Ord. 5330, 12-10-2007) b. Agreement Required: A parking agreement ensuring that joint use parking is available for the duration of the uses shall be approved by the Community and Economic Development Administrator, following review by the City Attorney. Notice of termination of the agreement shall be provided to the Administrator and additional parking must be provided if the agreement is terminated, consistent with subsection F10 of this Section. (Ord. 5676, 12-3-2012; Ord. 5828, 12-12-2016) c. Maximum Distance to Joint Use Parking: i. Within the Center Downtown Zone: No distance requirements apply when both the use and joint use parking are located within the Center Downtown. ii. Within the UC Zone: Joint use parking shall be within seven hundred fifty feet (750') of the building or use if it is intended to serve residential uses, and within fifteen hundred feet (1,500') of the building or use if it is intended to serve nonresidential uses. (Ord. 5729, 10-20-2014) iii. All Other Zones: Joint use parking shall be within seven hundred fifty feet (750') of the building or use it is intended to serve. 4-4-080 PARKING, LOADING, AND DRIVEWAY REGULATIONS Over 1,000 20 spaces plus 1 space for every 100 spaces or fraction thereof over 1,000 501 - 1,000 2% of total spaces 401 - 500 9 301 - 400 8 201 - 300 7 Total Parking Spaces in Lot or Garage Minimum Required Number of Accessible Spaces NUMBER OF ACCESSIBLE PARKING SPACES g. Accessible Parking as Stipulated in the Americans with Disabilities Act (ADA): Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. f. Guest Parking: Required guest parking stalls shall be located in a common area accessible by guests. The area shall be set aside exclusively for guest parking. In mixed-used developments, the required guest parking shall be calculated using only the residential portion of the development. e. Special Reduced Length for Overhang: The Department of Community and Economic Development may permit the parking stall length to be reduced by two feet (2'), providing there is sufficient area to safely allow the overhang of a vehicle and that the area of vehicle overhang does not intrude into required landscaping areas. 4-4-080F iv. Maximum Number of Compact Spaces in the UC Zones: The maximum number of compact spaces shall not exceed fifty percent (50%). All other uses – not to exceed thirty percent (30%). Structured parking – not to exceed fifty percent (50%). Designated employee parking – not to exceed forty percent (40%). iii. Maximum Number of Compact Spaces Outside of the UC Zones: c. Compact Parking Stall Size and Maximum Number of Compact Spaces: ii. Stall Size – Structured Parking: A parking stall shall be a minimum of seven feet, six inches (7'6") in width. A parking stall shall be a minimum of twelve feet (12') in length, measured along both sides for stalls designed at less than forty five degrees (45°). A stall shall be a minimum of thirteen feet (13') in length, for stalls designed at forty five degrees (45°) or greater. ii. Minimum Width: A parking stall shall be a minimum of eight feet, four inches (8'4") in width. 4-4-080F b. Standard Parking Stall Size – Structured Parking: i. Minimum Length: A parking stall shall be a minimum of fifteen feet (15'). A stall shall be a minimum of sixteen feet (16') for stalls designed at forty five degrees (45°) or greater. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. 4-4-080F 2. Maximum Parking Lot and Parking Structure Slopes: Maximum slopes for parking lots shall not exceed eight percent (8%) slope. The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. Mixed Use: Joint parking is required subject to RMC 4-4-080E3. Commercial Uses: Parking may not be located between the building and the public street unless located within a structured parking garage. Automobiles 4-4-120A Required Location Residential Uses: Required parking shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure. Any additional parking may not be located between the building and public street unless located within a structured parking garage. PARKING REQUIREMENTS Ordinance N0. 5964 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SUBSECTION 4 3 100.B.1.b OF THE RENTON MUNICIPAL CODE, BY REVISING DESIGN DISTRICT APPLICABILITY REGULATIONS IN THE CITY’S URBAN DESIGN DISTRICTS B’ AND D,’ PROVIDING FOR SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE. iv. District D’: All areas zoned Center Village CV), or Commercial Arterial CA), Commercial Neighborhood CN), or the Commercial Office ( CO) Zone, except for those properties included in the Automall District and used for small vehicle sales or asecondary use identified in RMC 4- 3- 040. C. 1, Uses Permitted in the Renton Automall District. 2. Conflicts: Where there are conflicts between the design requirements in subsection E of this Section and other sections of the Renton Municipal Code, the regulations of this Section shall prevail. Ordinance N0. 5952 4-3-100 Urban Design SUBSECTION 4 3 100 iv. District D’: All areas zoned Center Village CV), or Commercial Arterial CA), Commercial Neighborhood CN), Commercial Office CO) except for those properties included in the Automall District and used for small vehicle sales or a secondary use identified in RMC 4 3 040.C.1, Uses Permitted in the Renton Automall District. Ordinance N0. 5909 4-4-080 Parking d. Tandem Parking: Tandem parking is allowed for detached single family residential and townhouse developments. In the table under 'Use' - 'Detached dwelling and townhouses:' has been added ZONING ORDINANCES ADOPTED SINCE SOLERA'S VESTING DATE - AUGUST 2018 The street modification request 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 AccessStreet which requires a 53-foot right-of-way (ROW) with 26-foot paved roadway width, includingtwo ( 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. Hearing Examiner, Dec. 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... APPROVED & PENDING CODE MODIFICATIONS Ordinance N0. 5899 Vested code prior to ordinance 5899: Garden style apartments are prohibited. Within the Center Village Zone, ground floor commercial development at a minimum of seventy five percent (75%) of the frontage of the building is for all residential projects on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE. Design Regulations See Urban Design Regulations in RMC 4-3-100. Vehicular None Access 4-4-120A Pedestrian Access See Urban Design Regulations in RMC 4-3-100 CV 30% above maximum density or density allowed via conditional use permit 3. Maximum Bonus Units: The following table provides the maximum density that may be granted in applicable zones for conformance with affordable housing provisions: c. Affordable Unit Conditions: Affordable housing units shall be provided in a range of sizes and with features comparable to market-rate units. The low-income units shall be distributed throughout the development and have substantially the same functionality as the other units in the development. 4-9-065D BONUS ALLOWANCES... 1. Affordable Housing: One bonus market-rate dwelling unit may be granted for each affordable dwelling unit constructed on site, up to the maximum bonus density allowed pursuant to subsection D3 of this Section, Maximum Bonus Units. Affordable dwelling units shall conform to the following standards: Affordable Housing Incentives 4-2-120C.1 1. A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. ADDITIONAL CONSIDERATIONS The Building Department may authorize the use of space designated and primarily used for recreation purposes for a portion of the required parking space provided the space conforms to the following conditions: Such parking areas shall be subject to all locational and developmental provisions of this Section; such portions of the recreation area to be used for parking shall be paved with a durable, dustless surface of a permanent nature; and such parking space may be credited only to space requirements of the principal use which it is intended to serve. K. MODIFICATIONS: 1. Special Provisions for Use of Paved Recreation Space for Parking: Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. 6. Driveway Grades – Maximum Based Upon Land Use: b. All Other Uses: 5. Driveway Angle – Minimum: The angle between any driveway and the street roadway or curb line shall not be less than forty five degrees (45°). There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted subject to the other requirements of this Section. 4. Maximum Number of Driveways Based Upon Land Use: b. All Other Uses: The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. 3. Driveway Width Maximums Based Upon Land Use: c. All Other Uses: iv. There shall be a minimum of eighteen feet (18') between driveway curb returns where there is more than one driveway on property under single ownership or control and used as one premises. iii. Driveways shall not be closer than five feet (5') to any property line (except as allowed under subsection I9 of this Section, Joint Use Driveways). ii. Driveway width (aggregate width if more than one driveway exists) shall not exceed forty percent (40%) of the street frontage. i. The location of ingress and egress driveways shall be subject to approval of the Department of Community and Economic Development under curb cut permit procedures. 2. Driveway Spacing Based Upon Land Use:b. All Other Uses: 4.Wheel Stops Required: Wheel stops shall be required on the periphery of the parking lot so the cars shall not protrude into the public right-of-way of the parking lot, or strike buildings. Wheel stops shall be two feet (2') from the end of the stall for head-in parking. iv. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. iii. For in-building bike parking and limited access fenced areas, fixed structures for locking individual bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six feet (6') high, or be floor-to-ceiling. ii. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. i. Bicycle parking standards i through iv in subsection F11b of this Section shall apply to this subsection; and c. Bicycle Parking Standards: The location of and access to bicycle parking areas for office, manufacturing and fabrication, laboratories, packaging operations, and attached dwellings shall be in accordance with the following standards: One-half (0.5) bicycle parking space per one dwelling unit. Spaces shall meet the requirements of subsection F11c of this Section, Bicycle Parking Standards. restoration, unless kept within an enclosed building. parked on a lot, including those vehicles under repair and Tandem parking is allowed. A maximum of 4 vehicles may be Bicycles 4-4-080F 11. Number of Bicycle Parking Spaces Required: townhouses: may be permitted for 1 bedroom or less dwelling units. SOLERA - RENTON, RESIDENTIAL MIXED USE DEVELOPMENT STANDARDS 73. Reserved Vested code prior to ordinance 5899: Garden style apartments are prohibited. Within the Center Village Zone, ground floor commercial development at a minimum of seventy five percent (75%) of the frontage of the building is for all residential projects on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE. CITY OF RENTON - ORDINANCE N0. 5899 Urban and Design Standards &RegulationsDevCo | Solera RentonDecember 16, 2020MP-02.3Master Site Plan Modification / Site Plan ReviewBlocks A & Bc. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.d. Northeast Fourth Area: Intersections with N.E. Fourth at:i. Duvall Avenue N.E.;ii. Monroe Avenue N.E.; andiii. Union Avenue N.E.e. Grady Area: Intersections with Grady Way at:i. Lind Avenue S.W.;ii. Rainier Avenue S.;iii. Shattuck Avenue S.; andiv. Talbot Road S.f. Puget Area: Intersection of S. Puget Drive and Benson Road S.g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:i. Airport Way/Renton Avenue S.;ii. S. Second Street;iii. S. Third Street/S.W. Sunset Boulevard;iv. S. Fourth Street; andv. S. Seventh Street.h. North Renton Area: Intersections with Park Avenue N. at:i. N. Fourth Street; andii. N. Fifth Street.i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:i. Duvall Avenue N.E.; andii. Union Avenue N.E.All districtsAll of the following are required:1. Public plazas shall be provided at intersections identified in the Commercial Arterial Zone PublicPlaza Locations Map and as listed below.2. The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimensionof twenty feet (20') on one side abutting the sidewalk.3. The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum streettrees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low impact developmentfacilities may be used in the plaza where feasible and designed consistent with the Surface WaterDesign Manual. Such facilities shall count towards no more than fifty percent (50%) of the plazarequirement.4. Public plazas are to be provided at the following intersections:a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.b. Bronson Area: Intersections with Bronson Way North at:i. Factory Avenue N./Houser Way S.;ii. Garden Avenue N.; andiii. Park Avenue N. and N. First Street.iii. Private decks, balconies, and private ground floor open space.iv. Other required landscaping and sensitive area buffers without common access links, such aspedestrian trails.2. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses(excludes parking garage floorplate areas) shall provide pedestrian-oriented space.a. The pedestrian-oriented space shall be provided according to the following formula: 1% of the sitearea + 1% of the gross building area, at minimum.b. The pedestrian-oriented space shall include all of the following:i. Visual and pedestrian access (including barrier-free access) to the abutting structures fromthe public right-of-way or a nonvehicular courtyard; andii. Paved walking surfaces of either concrete or approved unit paving; andiii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on theground; andiv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty(60) square feet of plaza area or open space.c. The following areas shall not count as pedestrian-oriented space:i. The minimum required walkway. However, where walkways are widened or enhanced beyondminimum requirements, the area may count as pedestrian-oriented space if the Administratordetermines such space meets the definition of pedestrian-oriented space.ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters orservice areas.d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrianorientedspace.3. Open space substitution: see RMC 4-1-240.Standards: Districts A, C,and DAll of the following are required:1. All mixed use residential and attached housing developments of ten (10) or more dwelling units shallprovide common open space and/or recreation areas.a. At minimum, fifty (50) square feet per unit shall be provided.b. The location, layout, and proposed type of common space or recreation area shall be subject toapproval by the Administrator.c. Open space or recreation areas shall be located to provide sun and light exposure to the area andlocated so that they are aggregated to provide usable area(s) for residents.d. For projects with more than one hundred (100) dwelling units, vegetated low impact developmentfacilities may be used in required or provided open space where feasible and designed consistentwith the Surface Water Design Manual. Such facilities shall be counted towards no more than fiftypercent (50%) of the required open space.e. At least one of the following shall be provided in each open space and/or recreation area (theAdministrator may require more than one of the following elements for developments having morethan one hundred (100) units):i. Courtyards, plazas, pea-patches, or multi-purpose open spaces;ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the streetlevel must feature views or amenities that are unique to the site and are provided as an assetto the development;iii. Pedestrian corridors dedicated to passive recreation and separate from the public streetsystem; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools,exercise areas, game rooms, or other similar facilities; orv. Children’s play spaces that are centrally located near a majority of dwelling units and visiblefrom surrounding units. They shall also be located away from hazardous areas such asgarbage dumpsters, drainage facilities, and parking areas.f. The following shall not be counted toward the common open space or recreation arearequirement:i. Required landscaping, driveways, parking, or other vehicular use areas.ii. Required yard setback areas. Except for areas that are developed as private or semi-private(from abutting or adjacent properties) courtyards, plazas or passive use areas containinglandscaping and fencing sufficient to create a fully usable area accessible to all residents ofthe development (illustration below).GuidelinesDevelopments located at street intersections should provide pedestrian-oriented space at the street corner toemphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspectsof quality development that encourage pedestrians and users. These areas shall be provided in an amount that isadequate to be functional and usable; they shall also be landscaped and located so that they are appealing tousers and pedestrians.IntentTo ensure that areas for both passive and active recreation are available to residents, workers, and visitorsand that these areas are of sufficient size for the intended activity and in convenient locations. To create usableand inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly atstreet corners. CITY OF RENTON - RECREATION AREAS AND COMMON OPEN SPACEDistricts A, C, and DThe following is required:At least one of the following elements shall be used to create varied and interesting roof profiles(illustration below):1. Extended parapets;2. Feature elements projecting above parapets;3. Projected cornices;4. Pitched or sloped roofs.5. Roof-mounted mechanical equipment shall not be visible to pedestrians.6. Buildings containing predominantly residential uses shall have pitched roofs with a minimumslope of one to four (1:4) and shall have dormers or interesting roof forms that break up themassiveness of an uninterrupted sloping roof.GuidelinesBuilding roof lines shall be varied and include architectural elements to add visual interest to the building.To ensure that roof forms provide distinctive profiles and interest consistent with an urban project andcontribute to the visual continuity of the district.IntentBUILDING ROOF LINESDistricts B, C, and D1. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparentwindows and/or doors for at least the portion of the ground floor facade that is between four feet(4') and eight feet (8') above ground (as measured on the true elevation).2. Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark,and highly reflective (mirror-type) glass and film are prohibited.All of the following are required:1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall beprovided along the facade’s ground floor.2. Upper portions of building facades shall have clear windows with visibility into and out of thebuilding. However, screening may be applied to provide shade and energy efficiency. Theminimum amount of light transmittance for windows shall be fifty percent (50%).3. Display windows shall be designed for frequent change of merchandise, rather than permanentdisplays. Display racks and fixtures may not obscure more than fifty percent (50%) of thewindow space.4. Window coverings, such as blinds and curtains, must be functional, they may not be affixed sothat they cannot be open and/or closed.All of the following are prohibited:1. Tinted and dark glass, highly reflective (mirror-type) glass and film.2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways.a. A wall (including building facades and retaining walls) is considered a blank wall if:i. It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has ahorizontal length greater than fifteen feet (15'), and does not include a window, door,building modulation or other architectural detailing; orii. Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does notinclude a window, door, building modulation or other architecturaldetailing.b. If blank walls are required or unavoidable, they shall be treated. The treatment shall beproportional to the wall and use one or more of the following (illustration below):i. A planting bed at least five feet (5') in width abutting the blank wall that contains trees,shrubs, evergreen ground cover, or vines;ii. Trellis or other vine supports with evergreen climbing vines;iii. Architectural detailing such as reveals, contrasting materials, or other special detailingthat meets the intent of this standard;iv. Artwork, such as bas-relief sculpture, mural, or similar; orv. Seating area with special paving and seasonal planting.All districtsSTANDARDSGuidelinesThe use of material variations such as colors, brick, shingles, stucco, and horizontal wood sidingis encouraged. The primary building entrance should be made visibly prominent by incorporating architecturalfeatures such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below).Detail features should also be used, to include things such as decorative entry paving, street furniture(benches, etc.), and/or public art.To ensure that buildings are visually interesting and reinforce the intended human-scale character ofthe pedestrian environment; and ensure that all sides of a building within near or distant public view havevisual interest.IntentGROUND LEVEL DETAILSDistricts A and DBoth of the following are required:1. All building facades shall include modulation or articulation at intervals of no more than forty feet(40').2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet(8') in width.3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety ofmodulations and articulations to reduce the apparent bulk and scale of the facade (illustration inDistrict B, below); or provide an additional special feature such as a clock tower, courtyard,fountain, or public gathering area.GuidelinesBuilding facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up longblank walls, add visual interest, and enhance the character of the neighborhood. Articulation,To ensure that buildings are not bland and so that they appear to be at a human scale, as well as to ensure that allsides of a building which can be seen by the public are visually interesting.IntentBUILDING CHARACTER AND MASSINGIntentTo encourage building design that is unique and urban in character, comfortable on a humanscale, and uses appropriate building materials that are suitable for the Pacific Northwest climate and to discouragefranchise retail architecture. CITY OF RENTON - BUILDING ARCHITECTURAL DESIGNDistricts A, C, and DThe following is required:All buildings shall use material variations such as colors, brick or metal banding, patterns, ortextural changes.All of the following are required:1. All sides of buildings visible from a street, pathway, parking area, or open space shall befinished with the same building materials, detailing, and color scheme. A different treatment maybe used if the materials are of the same quality.2. All buildings shall use material variations such as colors, brick or metal banding, patterns ortextural changes.3. Materials, individually or in combination, shall have texture, pattern, and be detailed on allvisible facades.4. Materials shall be durable, high quality, and consistent with more traditional urban development,such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass andcast-in-place concrete.5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/orcoloring with a concrete coating or admixture.6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks andcolored mortar, decorative bond pattern and/or shall incorporate other masonry materials.All districtsSTANDARDSGuidelinesBuilding materials are an important and integral part of the architectural design of a building thatis attractive and of high quality. Material variation shall be used to create visual appeal and eliminatemonotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall beused. If materials like concrete or block walls are used they shall be enhanced to create variation and enhancetheir visual appeal.To ensure high standards of quality and effective maintenance over time and encourage the use ofmaterials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that addvisual interest to the neighborhood.IntentBUILDING MATERIALSCITY OF RENTON URBAN DESIGN REGULATIONSStandards: Districts A, B,and DAt least one of the following design elements shall be used to promote a transition to surrounding uses:1. Building proportions, including step-backs on upper levels in accordance with the surrounding plannedand existing land use forms; or2. Building articulation to divide a larger architectural element into smaller increments; or3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existingdevelopment.Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reducethe bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abuttingyards.GuidelinesCareful siting and design treatment shall be used to achieve a compatible transition where newbuildings differ from surrounding development in terms of building height, bulk and scale.To shape redevelopment projects so that the character and value of Renton’s long-established, existingneighborhoods are preserved.Intent TRANSITION TO SURROUNDING DEVELOPMENTStandards: Districts A, B,and DAll of the following are required:1. The primary entrance of each building shall be:a. Located on the facade facing a street, shall be prominent, visible from the street, connected by awalkway to the public sidewalk, and include human-scale elements; andb. Made visibly prominent by incorporating architectural features such as a facade overhang,trellis, large entry doors, and/or ornamental lighting (illustration below).2. Building entries from a street shall be clearly marked with canopies, architectural elements,ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensurethat the weather protection is proportional to the distance above ground level.3. Building entries from a parking lot shall be subordinate to those related to the street.4. Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrianorientedspace; otherwise, screening or decorative features should be incorporated.5. Multiple buildings on the same site shall direct views to building entries by providing a continuousnetwork of pedestrian paths and open spaces that incorporate landscaping.6. Ground floor residential units that are directly accessible from the street shall include:a. Entries from front yards to provide transition space from the street; orb. Entries from an open space such as a courtyard or garden that is accessible from the street.GuidelinesPrimary entries shall face the street, serve as a focal point, and allow space for social interaction. Allentries shall include features that make them easily identifiable while reflecting the architectural character of thebuilding. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from thesidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrianexperience on the site.To make building entrances convenient to locate and easy to access, and ensure that building entries furtherthe pedestrian nature of the fronting sidewalk and the urban character of the district.Intent BUILDING ENTRIESStandards: Districts A, B,and DAll of the following are required:1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildingsand open space (except parking areas) shall be considered when siting structures.2. Buildings shall be oriented to the street with clear connections to the sidewalk.3. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard.4. Buildings with residential uses located at the street level shall be:a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscapingbetween the sidewalk and the building (illustration below); orb. Have the ground floor residential uses raised above street level for residents’ privacy.5. Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administratormay allow facades that do not feature a pedestrian orientation; if so, substantial landscaping betweenthe sidewalk and building shall be provided. Such landscaping shall be at least thirty feet (30') in widthas measured from the sidewalk.6. Residential and mixed-use buildings containing street-level residential uses and single-purposeresidential buildings shall be:a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscapingbetween the sidewalk and the building (illustration below); orb. Have the ground floor residential uses raised above street level for residents’ privacy.GuidelinesDevelopments shall enhance the mutual relationship of buildings with each other, as well as with theroads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shallbe configured to encourage variety and so that natural light is available to buildings and open space. The privacy ofindividuals in residential uses shall be provided for.To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrianpathways. To organize buildings for pedestrian use and so that natural light is available to other structures andopenspace. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increaseprivacy for residential uses.Intent BUILDING LOCATION AND ORIENTATIONIntentTo ensure that buildings are located in relation to streets and other buildings so that theVision of the City of Rentoncan be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way;and to encourage pedestrian activity. CITY OF RENTON - SITE DESIGN AND BUILDING LOCATIONStandards: Districts C andDAll of the following are required:1. Developments located at district gateways shall be marked with visually prominent features (illustration below).2. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (illustration below).3. Visual prominence shall be distinguished by two (2) or more of the following:a. Public art;b. Special landscape treatment;c. Open space/plaza;d. Landmark building form;e. Special paving, unique pedestrian scale lighting, or bollards;f. Prominent architectural features (trellis, arbor, pergola, or gazebo);g. Neighborhood or district entry identification (commercial signs do not qualify).GuidelinesDevelopment that occurs at gateways shall be distinguished with features that visually indicate to both pedestriansand vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types offeatures include monuments, public art, and public plazas.To distinguish gateways as primary entrances to districts or to the City, special design features andarchitectural elements at gateways should be provided. While gateways should be distinctive within the context ofthe district, they should also be compatible with the district in form and scale.Intent GATEWAYSStandards: Districts A, B,and DAll of the following are required:1. Service elements shall be located and designed to minimize the impacts on the pedestrianenvironment and adjacent and/or abutting uses. Service elements shall be concentrated and locatedwhere they are accessible to service vehicles and convenient for tenant use.2. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shallbe enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence andhave self-closing doors (illustration below).3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of thethree (3).4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscapedplanting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility.GuidelinesService elements shall be concentrated and located so that impacts to pedestrians and other abutting uses areminimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing thatis made of quality materials. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces areencouraged to implement vegetative screening in addition to or as part of service enclosures.To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locatingservice and loading areas away from pedestrian areas, and screening them from view in high visibility areas.Intent SERVICE ELEMENT LOCATION AND DESIGN PROPERTY LINE15' SETBACKPROPERTY LINE15' SETBACKPROPOSED PARALLEL PARKING, BOTH SIDES OF JEFFERSON PER RENTON CED REQUESTPARKING ACCESS AT P1PARKING ACCESS AT LEVEL 1PROPOSED PROPERTY LINE FOR ANGLED PARKINGBLOCK ABLOCK BBLOCK CBLOCK DPULLED BUILDING BACK TO MEET MAX. LOT COVERAGE AND FOR DAYCARE PLAYGROUNDPULLED BUILDING BACK TO MEET MAX. LOT COVERAGEDAYCARE AT GROUND FLOOR, MARKET RATE "TOWER" ABOVENE SUNSET BLVDNE 11TH STSUNSET LN NEN E 10T H S T KIRKLAND AVE NENE 12TH STHARRINGTON PL NEPARKING ACCESS AT LEVEL P1PARKING ACCESS AT LEVEL 1EXISTING ACCESS EASEMENT AT ADJACENT PROPERTYSURFACE PARKING FOR DAYCARE (PICK-UP AND DROP-OFF)COMMERCIALREFUSE COLLECTION BLOCK BREFUSE COLLECTION BLOCK ANEW CIVIL PLANPARALLEL STALLSPLAY AREARESIDENTIALCOMMERCIALLOBBY/AMENITYDAYCAREPARKINGCIRCULATIONCOLOR LEGENDMaster Plan - Site planDevCo | Solera RentonDecember 16, 2020MP-03.1Master Site Plan Modification / Site Plan ReviewBlocks A & B10'20'40'80'0'1" = 40'-0"1SITE PLAN - GROUND LEVELNW 1/4 OF THE NW 1/4 AND THE NE 1/4 OF THE NW 1/4 SECTION 9, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M. MARKET RATE TOWERAFFORDABLE TOWERMARKET RATE TOWERAFFORDABLE TOWERMaster Plan - Typical Residential FloorDevCo | Solera RentonDecember 16, 2020MP-03.2Master Site Plan Modification / Site Plan ReviewBlocks A & B10'20'40'80'0'1" = 40'-0"1Site Plan - Typical Residential LevelNW 1/4 OF THE NW 1/4 AND THE NE 1/4 OF THE NW 1/4 SECTION 9, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M. BLOCK ABLOCK BBLOCK CBLOCK DNE SUNSET BLVDSUNSET LN NEN E 10T H S T KIRKLAND AVE NENE 12TH STHARRINGTON PL NEEASEMENT PROPERTY LINE15' SETBACKPROPERTY LINE15' SETBACKMaster Plan - AerialDevCo | Solera RentonDecember 16, 2020MP-03.3Master Site Plan Modification / Site Plan ReviewBlocks A & B10'20'40'80'0'1" = 40'-0"1SITE PLANNW 1/4 OF THE NW 1/4 AND THE NE 1/4 OF THE NW 1/4 SECTION 9, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M. PROPERTY LINE15' SETBACKPROPERTY LINE15' SETBACKBLOCK ABLOCK BBLOCK CBLOCK DNE SUNSET BLVDNE 11TH STSUNSET LN NEN E 10T H S T KIRKLAND AVE NENE 12TH STHARRINGTON PL NECOMMERCIALIIIIIIEASEMENTIIIPLAY AREAPhasing PlanDevCo | Solera RentonDecember 16, 2020MP-03.4Master Site Plan Modification / Site Plan ReviewBlocks A & B10'20'40'80'0'1" = 40'-0"1SITE PLAN - PHASINGNW 1/4 OF THE NW 1/4 AND THE NE 1/4 OF THE NW 1/4 SECTION 9, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M. PROPERTY LINEOLD PROPERTY LINEBLOCK ABLOCK BBLOCK C BLOCK DNE SUNSET BLVDNE 11TH STSUNSET LN NEN E 10T H S T KIRKLAND AVE NENE 12TH STHARRINGTON PL NECOMMERCIALEASEMENTPROPERTY LINEPROPOSED23' - 11"APPROVED13' - 5"PROPOSED34' - 7"O LD PRO PERTY LINEPRO PERTY LINE15' SETBACK15' SETBACK15' SETBACKPROPERTY LINEPROPERTY LINEAPPROVED15' - 10"APPROVED14' - 9"APPROVED14' - 0"APPROVED84' - 0"APPROVED71' - 3"APPROVED74' - 6"PROPOSED93' - 5"APPROVED29' - 8"APPROVED18' - 5"APPROVED90' - 2"PROPOSED90' - 4"PROPOSED23' - 11"15' SETBACK15' SETBACKOUTLINE OF PREVIOUSLY APPROVED MASTER SITE PLANOUTLINE OF CURRENT MASTER SITE PLAN PROPOSALSetback Comparison PlanDevCo | Solera RentonDecember 16, 2020MP-03.5Master Site Plan Modification / Site Plan ReviewBlocks A & B10'20'40'80'0'1" = 40'-0"1SITE PLAN - SETBACK COMPARISONNW 1/4 OF THE NW 1/4 AND THE NE 1/4 OF THE NW 1/4 SECTION 9, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M. EXISTING PROPERTY LINEAPPROVED PROPERTY LINEAPPROVEDBUILDING PROPOSEDBUILDINGBLOCK BSETBACK15' - 0"SETBACKPROPOSED22' - 11"PROPOSED PROPERTY LINEBLOCK B LEVEL 2 AT 361'SUNSET BLVDPROPOSED MAX. BLDG HT AT 423.84'APPROVED13' - 4"TYPE VA CONSTRUCTIONPROPOSED HEIGHT = 70' - 0" PER IBC,PROPOSED BLOCK B GRADE PLANE AT 353.84'APPROVED CUP MAX HT 85' - 0"APPROVED CUP MAX HT AT 85' ABOVE GRADE PLANEPREVIOUS SUBMITTAL GRADE PLANE AT 353.25' (FROM HEX DOCUMENT DATED 11/27/18)OUTLINE OF PREVIOUSLY APPROVED MASTER SITE PLANOUTLINE OF CURRENT MASTER SITE PLAN PROPOSALSetback Comparison SectionDevCo | Solera RentonDecember 16, 2020MP-03.6Master Site Plan Modification / Site Plan ReviewBlocks A & B3/16" = 1'-0"1BLOCK B SETBACK COMPARISON BUILDING SECTION2' 8"5' 4"10' 8"0' Aerial ViewDevCo | Solera RentonDecember 16, 2020MP-04.1Master Site Plan Modification / Site Plan ReviewBlocks A & B1Aerial View Looking Southwest Aerial ViewDevCo | Solera RentonDecember 16, 2020MP-04.2Master Site Plan Modification / Site Plan ReviewBlocks A & B1Massing Model - Aerial View Looking Northeast A'AB'C'BCDE'9990303MP-06.2MP-06.16MP-06.12MP-06.11MP-06.15MP-06.1MP-06.143MAILLEASING /RECEPTION /CONCIERGECOFFEENICHEDBL HT LOBBYRR1/2 BBALLCOURTPKGCOURTSIDEBBALL SUPPLY STORAGE & LOCKERSD'Parking Entrance2 Story Townhouses2MP-06.21MP-06.24MP-06.25MP-06.2Sunset Ln NENE 11th StNE 12th StKirkland Ave NEA-A0A-A00A-F'STAIRELEV ELEV2B/3B Townhouse 2B/3B Townhouse 2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B TownhouseSTAIRSTAIRSTAIRELEVELEVMP-09.1122B/3B Townhouse2B/3B Townhouse1B Townhouse2B/3B Townhouse2B/3B TownhouseMP-09.102356.00356.00Block A - P1 Floor PlanDevCo | Solera RentonDecember 16, 2020MP-05.1Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block A - P1 Floor Plan A'AB'C'BCDE'9990303MP-06.2MP-06.16MP-06.12MP-06.11MP-06.15MP-06.1MP-06.143OPEN TO BB BELOWCONFERENCEROOMFITNESSOPEN TO LOBBY BELOWLAUNDRYGAMEBASKETBALL OVERLOOKRESTROOMSSTORAGED'Kirkland Ave NEParking EntranceSecondary LobbyBreezeway for Commercial Access from ParkingCommercialCommercial2 Story UnitsSTORAGE2MP-06.21MP-06.24MP-06.25MP-06.2A-A0A-A00A-F'ELEVELEVSTAIRTrash RoomELEVELEVSTAIRSTAIRTrash RoomSTAIRNE Sunset Blvd2B/3B Townhouse 2B/3B Townhouse 2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse1B2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B Townhouse2B/3B TownhouseTrash RoomMP-09.1122B/3B Townhouse 2B/3B Townhouse1B Townhouse2B/3B Townhouse2B/3B TownhouseMP-09.102Sunset Ln NENE 11th StNE 12th St24' - 0"24' - 0"24' - 0"24' - 0"366.00366.00366.00366.00Block A - Level 01 Floor PlanDevCo | Solera RentonDecember 16, 2020MP-05.2Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block A - Level 01 Floor Plan A'AB'C'BCDE'9990303MP-06.2MP-06.16MP-06.12MP-06.11MP-06.15MP-06.1MP-06.143D'TrashStairsElevElevStairsElev ElevStairsTrashCommercial BelowCourtyardStairs2MP-06.21MP-06.24MP-06.25MP-06.2Kirkland Ave NEA-A0A-A00A-F'3B2B 1B 1B3B2B2B2B2B2B1B1B1B1B1B1B2B3B3B4B3B1B2B3B1B1B 2B 2B 3B 3B2B1B2B4BNE Sunset BlvdMP-09.1122B1B3B1B1B2BMP-09.102Sunset Ln NENE 11th StNE 12th StBlock A - Level 02 Floor PlanDevCo | Solera RentonDecember 16, 2020MP-05.3Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block A - Level 2 Floor Plan A'AB'C'BCDE'9990303MP-06.2MP-06.16MP-06.12MP-06.11MP-06.15MP-06.1MP-06.143D'2MP-06.21MP-06.24MP-06.25MP-06.2Kirkland Ave NEA-A0A-A00A-F'2B2B1B3B3B3B3B1B2B1B1B1B1B1B1B2B4B4B2B2B3B2B4B4B3B3B3B3B2B3B3B3B2B4B1B1B2B1B1B2BSTAIRELEVELEVSTAIRSTAIRELEV ELEVSTAIRTrash RoomTrash RoomNE Sunset BlvdMP-09.1122B2B2B1B3B1B1B2B2B2BMP-09.102Sunset Ln NENE 11th StNE 12th St13' - 0" 136' - 0" 16' - 0" 105' - 2"13' - 0"23' - 6"21' - 9"11' - 6"22' - 6"11' - 6"22' - 3"12' - 0"11' - 0"11' - 0"12' - 0"33' - 0"11' - 6"22' - 6"11' - 6"3' - 8"190' - 0"12' - 0"69' - 0"16' - 0"93' - 0"13' - 0"33' - 0"12' - 0"11' - 0"11' - 0"12' - 0"11' - 6"12' - 6"11' - 6"10' - 6"12' - 0"13' - 0"138' - 1"41' - 1"16' - 0"69' - 0"12' - 0"11' - 0"12' - 0"33' - 0"13' - 0"18' - 1"12' - 0"11' - 0"11' - 0"11' - 0"25' - 0"10' - 0"25' - 0"10' - 0"47' - 8"82' - 4"6' - 0"41' - 8"13' - 0"22' - 0"10' - 0"22' - 0"13' - 0"2' - 4"156' - 0"4' - 10"5' - 2"30' - 0"12' - 0"22' - 6"12' - 6"11' - 0"11' - 0"12' - 6"30' - 6"5' - 0"3' - 0"2' - 0"70' - 0"41' - 0"4' - 0"6' - 0"50' - 0"6' - 0"4' - 0"41' - 0"5' - 0"5' - 0"30' - 0"12' - 0"22' - 6"11' - 6"12' - 0"22' - 0"50' - 0"22' - 0"71' - 0"11' - 4"14' - 0"22' - 0"13' - 0"22' - 0"13' - 0"8' - 6"2'2'14' - 0"22' - 0"14' - 0"14' - 0"2' - 4"9' - 0"270' - 2"Block A - Levels 3-5 Floor PlansDevCo | Solera RentonDecember 16, 2020MP-05.4Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block A - Levels 3-6 Floor Plan A'AB'C'BCDE'9990303MP-06.2MP-06.16MP-06.12MP-06.11MP-06.15MP-06.1MP-06.143D'Kirkland Ave2MP-06.21MP-06.24MP-06.25MP-06.2A-A0A-A00A-F'4B3B1B1BTrash Room2B1B4B4B3BSTAIRELEVELEV2B4B2B 3B2B 3B3B3B2B2B3B3B1B2B4B4BSTAIRNE Sunset BlvdMP-09.1122B2BMP-09.102Sunset Ln NENE 11th StNE 12th StBlock A - Level 06 Floor PlanDevCo | Solera RentonDecember 16, 2020MP-05.5Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block A - Level 06 Floor Plan A'AB'C'BCDE'9990303MP-06.2MP-06.16MP-06.12MP-06.11MP-06.15MP-06.1MP-06.143D'2MP-06.21MP-06.24MP-06.25MP-06.2A-A0A-A00A-F'MP-09.112MP-09.102Sunset Ln NENE 11th StNE 12th StKirkland AveNE Sunset BlvdBlock A Roof PlanDevCo | Solera RentonDecember 16, 2020MP-05.6Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block A - Roof Plan LEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"LEVEL A-P1356' -0"MAX. BUILDING HEIGHT430' -2 41/256"BLOCK A GRADE PLANE360' -2 41/256"TOP PL. A425' -0"3 / MP-06.1SEE ELEV.LEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"LEVEL A-P1356' -0"MAX. BUILDING HEIGHT430' -2 41/256"BLOCK A GRADE PLANE360' -2 41/256"TOP PL. A425' -0"4 / MP-06.1SEE ELEV.LEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"LEVEL A-P1356' -0"MAX. BUILDING HEIGHT430' -2 41/256"BLOCK A GRADE PLANE360' -2 41/256"TOP PL. A425' -0"LEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"LEVEL A-P1356' -0"MAX. BUILDING HEIGHT430' -2 41/256"BLOCK A GRADE PLANE360' -2 41/256"TOP PL. A425' -0"LEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"MAX. BUILDING HEIGHT430' -2 41/256"TOP PL. A425' -0"LEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"LEVEL A-P1356' -0"MAX. BUILDING HEIGHT430' -2 41/256"BLOCK A GRADE PLANE360' -2 41/256"TOP PL. A425' -0"FCP-1 FCP-3 FCP-2 FCP-4AASPEN RIDGEMATERIAL PALETTESANDSTONE BEIGEIRON GRAYGRAY SLATEBR-1EBONY BRICKFCP-5BLACK MAGICMTL-1DARK BRONZEEXTERIOR FINISHESFCP-1FCP-2FCP-3FCP-4AFCP-4BFCP-5BR-1MTL-1FIBER CEMENT PANEL - SANDSTONE BEIGE PANEL & LAPFIBER CEMENT PANEL - GRAY SLATE PANELFIBER CEMENT PANEL - IRON GRAY PANELFIBER CEMENT PANEL - RUSTICSERIES 4A - ASPEN RIDGE LAP, 4B - SAND CASTLE LAPFIBER CEMENT PANEL - CHROMETALLICBLACK MAGIC PANELBRICK - EBONYBREAK METAL - DARK BRONZEBlock A - ElevationsDevCo | Solera RentonDecember 16, 2020MP-06.1Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"4Block A - West Elevation1" = 20'-0"3Block A West Elevation (North)1" = 20'-0"1Block A - North Elevation1" = 20'-0"6Block A - East Elevation - 21" = 20'-0"5Block A - East Elevation - 11" = 20'-0"2Block A - South Elevation LEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"LEVEL A-P1356' -0"BLOCK A AGP360' -0"TYPE V-ATYPE I-AParkingCommercialLEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"ROOF A426' -0"LEVEL A-P1356' -0"BLOCK A AGP360' -0"TYPE V-ATYPE I-ACommercialLobby and AmentiyParkingLEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"ROOF A426' -0"LEVEL A-P1356' -0"BLOCK A AGP360' -0"CommercialParking2 Story Ground Floor Units66' - 0"StairsTYPE V-ATYPE 1-ALEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"ROOF A426' -0"LEVEL A-P1356' -0"BLOCK A AGP360' -0"TYPE V-ATYPE 1-A2 Story Ground Floor UnitsParkingLEVEL A-1366' -0"LEVEL A-2376' -0"LEVEL A-3386' -0"LEVEL A-4396' -0"LEVEL A-5406' -0"LEVEL A-6416' -0"ROOF A426' -0"LEVEL A-P1356' -0"BLOCK A AGP360' -0"TYPE 1-ATYPE V-AStairParkingLobby and AmenityTwo Story Ground Floor UnitsTwo Story Ground Floor UnitsBlock A - Building SectionsDevCo | Solera RentonDecember 16, 2020MP-06.2Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"3Building A Cross Section1" = 20'-0"1Building A Cross Section1" = 20'-0"2Building A Cross Section1" = 20'-0"4Building A Cross Section1" = 20'-0"5Building A Long Section ABCD2501MP-08.11MP-08.15MP-08.12MP-08.1410Sunset Ln NEStairsRamp to Level 13MP-08.22MP-08.24MP-08.25MP-08.2MP-08.13OfficeMP-09.12315161MP-08.2341.00Block B - P1 Floor PlanDevCo | Solera RentonDecember 16, 2020MP-07.1Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block B - P1 Floor Plan MP-09.11ABCD2501MP-08.11MP-08.15MP-08.12MP-08.1410MAILCOFFEE NICHEPKGBUSINESS CENTERCONFERENCE ROOMLobby / LeasingSunset Ln NE11th StDaycare ParkingParking EntranceTwo Story TownhousesBike ParkingOFFICESREC.3MP-08.22MP-08.24MP-08.25MP-08.2Ramp to P1MP-08.13Commercial AboveDaycareMP-09.123Playground151620' Wide Paving 3' Wide Planting Strip 6'-6" Wide Elevated Walkway w/ Guardrail Circulation1MP-08.2Refuse and Recycling351.00355.50351.00351.00Block B - Level 01 Floor PlanDevCo | Solera RentonDecember 16, 2020MP-07.2Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block B - Level 01 Floor Plan MP-09.11ABCD2501MP-08.11MP-08.15MP-08.12MP-08.1410AmenitiesPool BelowSunset Ln NENE Sunset Blvd.11th StParking EntryCommercialCommercialBreezway for Commercial Access from Parking Two Story TownhousesFITNESSOPENLOUNGEGAMETVCONFERENCEEQUIPMENTRESTROOMS & LAUNDRY3MP-08.22MP-08.24MP-08.25MP-08.2MP-08.13MP-09.12315161MP-08.2361.00361.00364.00361.00361.00361.00361.00361.00364.00355.00355.00361.00Block B Level 02 Floor PlanDevCo | Solera RentonDecember 16, 2020MP-07.3Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block B Level 02 Floor Plan MP-09.11ABCD2501MP-08.11MP-08.15MP-08.12MP-08.1410Sunset Ln NENE Sunset Blvd11th StCourtyardCommercial Below3MP-08.22MP-08.24MP-08.25MP-08.2Commercial BelowMP-08.13MP-09.12315161MP-08.2Block B Level 03 Floor PlanDevCo | Solera RentonDecember 16, 2020MP-07.4Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block B Level 03 Floor Plan MP-09.11ABCD2501MP-08.11MP-08.15MP-08.12MP-08.1410Sunset Ln NENE Sunset Blvd11th St3MP-08.22MP-08.24MP-08.25MP-08.2MP-08.13MP-09.123151610' - 0"32' - 4"12' - 0"22' - 6"12' - 6"11' - 6"12' - 6"22' - 0"14' - 0"149' - 4"22' - 0"14' - 0"22' - 0"12' - 6"11' - 6"14' - 0"74' - 0"22' - 0"14' - 0"22' - 0"12' - 6"11' - 6"12' - 6"22' - 6"12' - 0"30' - 0"10' - 0"147' - 0"32' - 0"10' - 0"36' - 0"12' - 6"25' - 6"10' - 0"94' - 0"10' - 0"30' - 0"22' - 0"13' - 0"75' - 0"13' - 0"22' - 0"13' - 0"11' - 6"11' - 6"71' - 0"1 0 ' - 0 "3 6 ' - 0 "1 3 ' - 0 "3 5 ' - 0 " 9 4 ' - 0 "12' - 0"13' - 0"22' - 6"12' - 6"22' - 0"12' - 0"11' - 0"105' - 0"11' - 0"15' - 3"11' - 0"12' - 0"33' - 0"11' - 6"11' - 6"12' - 0"11' - 0"11' - 0"12' - 0"11' - 6"11' - 6"33' - 0"12' - 0"11' - 0"11' - 0"12' - 0"21' - 6"23' - 6"13' - 0"102' - 0"16' - 0"102' - 0"16' - 0"81' - 0"317' - 0"11' - 0"11' - 0"11' - 0"12' - 0"33' - 0"13' - 0"12' - 0"16' - 0"13' - 0"12' - 0"10' - 6"11' - 6"12' - 6"12' - 6"12' - 0"11' - 0"95' - 0"81' - 0"2' - 4"540' - 4"192' - 0"437' - 6"8' - 6"8' - 6"13' - 0"5' - 0"12' - 0"13' - 0"11' - 0"1MP-08.2Block B Level 4-7 Floor PlansDevCo | Solera RentonDecember 16, 2020MP-07.5Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block B Level 4-7 Floor Plans MP-09.11ABCD2501MP-08.11MP-08.15MP-08.12MP-08.14103MP-08.22MP-08.24MP-08.25MP-08.2MP-08.13MP-09.12315161MP-08.2Block B - Roof PlanDevCo | Solera RentonDecember 16, 2020MP-07.6Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block B Level 07 Floor Plan MAX. BUILDING HEIGHT423' -10 3/32"LEVEL B-2361' -0"LEVEL B-3371' -0"LEVEL B-4381' -0"LEVEL B-5391' -0"LEVEL B-6401' -0"LEVEL B-7411' -0"LEVEL B-1351' -0"TOP PL. B420' -0"BLOCK B GRADE PLANE353' -10 3/32"MAX. BUILDING HEIGHT423' -10 3/32"LEVEL B-2361' -0"LEVEL B-3371' -0"LEVEL B-4381' -0"LEVEL B-5391' -0"LEVEL B-6401' -0"LEVEL B-7411' -0"LEVEL B-1351' -0"TOP PL. B420' -0"BLOCK B GRADE PLANE353' -10 3/32"MAX. BUILDING HEIGHT423' -10 3/32"LEVEL B-2361' -0"LEVEL B-3371' -0"LEVEL B-4381' -0"LEVEL B-5391' -0"LEVEL B-6401' -0"LEVEL B-7411' -0"LEVEL B-1351' -0"LEVEL B-P1341' -0"TOP PL. B420' -0"BLOCK B GRADE PLANE353' -10 3/32"MAX. BUILDING HEIGHT423' -10 3/32"LEVEL B-2361' -0"LEVEL B-3371' -0"LEVEL B-4381' -0"LEVEL B-5391' -0"LEVEL B-6401' -0"LEVEL B-7411' -0"LEVEL B-1351' -0"LEVEL B-P1341' -0"TOP PL. B420' -0"BLOCK B GRADE PLANE353' -10 3/32"EXTERIOR FINISHESFCP-1FCP-2FCP-3FCP-4AFCP-4BFCP-5BR-1MTL-1FIBER CEMENT PANEL - SANDSTONE BEIGE PANEL & LAPFIBER CEMENT PANEL - GRAY SLATE PANELFIBER CEMENT PANEL - IRON GRAY PANELFIBER CEMENT PANEL - RUSTICSERIES 4A - ASPEN RIDGE LAP, 4B - SAND CASTLE LAPFIBER CEMENT PANEL - CHROMETALLICBLACK MAGIC PANELBRICK - EBONYBREAK METAL - DARK BRONZEMAX. BUILDING HEIGHT423' -10 3/32"LEVEL B-2361' -0"LEVEL B-3371' -0"LEVEL B-4381' -0"LEVEL B-5391' -0"LEVEL B-6401' -0"LEVEL B-7411' -0"LEVEL B-1351' -0"LEVEL B-P1341' -0"TOP PL. B420' -0"BLOCK B GRADE PLANE353' -10 3/32"FCP-1 FCP-3 FCP-2 FCP-4BSAND CASTLEMATERIAL PALETTESANDSTONE BEIGEIRON GRAYGRAY SLATEBR-1EBONY BRICKFCP-5BLACK MAGICMTL-1DARK BRONZELUA20-000305Block B - ElevationsDevCo | Solera RentonDecember 22, 2020MP-08.1Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"1Block B - North Elevation1" = 20'-0"5Block B - East Elevation - 21" = 20'-0"2Block B - South Elevation - 11" = 20'-0"4Block B - West Elevation1" = 20'-0"3Block B - South Elevation - 2 LEVEL B-2361' -0"LEVEL B-3371' -0"LEVEL B-4381' -0"LEVEL B-5391' -0"LEVEL B-6401' -0"LEVEL B-7411' -0"LEVEL B-1351' -0"LEVEL B-P1341' -0"ROOF B.421' -0"DaycareStairsTYPE V-ATYPE I-ABike ParkingCommercialLobby and AmenityMAX. BUILDING HEIGHT423' -10 3/32"LEVEL B-2361' -0"LEVEL B-3371' -0"LEVEL B-4381' -0"LEVEL B-5391' -0"LEVEL B-6401' -0"LEVEL B-7411' -0"LEVEL B-1351' -0"LEVEL B-P1341' -0"TOP PL. B420' -0"BLOCK B GRADE PLANE353' -10 3/32"Parking EntryTYPE V-ATYPE I-ADaycareParkingLobby and AmenityCourtyardMAX. BUILDING HEIGHT423' -10 3/32"LEVEL B-2361' -0"LEVEL B-3371' -0"LEVEL B-4381' -0"LEVEL B-5391' -0"LEVEL B-6401' -0"LEVEL B-7411' -0"LEVEL B-1351' -0"LEVEL B-P1341' -0"TOP PL. B420' -0"BLOCK B GRADE PLANE353' -10 3/32"TYPE V-ATYPE I-AParkingRetailAmenity (Pool)StairsCourtyardMAX. BUILDING HEIGHT423' -10 3/32"LEVEL B-2361' -0"LEVEL B-3371' -0"LEVEL B-4381' -0"LEVEL B-5391' -0"LEVEL B-6401' -0"LEVEL B-7411' -0"LEVEL B-1351' -0"LEVEL B-P1341' -0"TOP PL. B420' -0"BLOCK B GRADE PLANE353' -10 3/32"TYPE V-ATYPE I-AMAX. BUILDING HEIGHT423' -10 3/32"LEVEL B-2361' -0"LEVEL B-3371' -0"LEVEL B-4381' -0"LEVEL B-5391' -0"LEVEL B-6401' -0"LEVEL B-7411' -0"LEVEL B-1351' -0"LEVEL B-P1341' -0"TOP PL. B420' -0"BLOCK B GRADE PLANE353' -10 3/32"DaycareType I-ATYPE V-ABlock B - Building SectionsDevCo | Solera RentonDecember 16, 2020MP-08.2Master Site Plan Modification / Site Plan ReviewBlocks A & B5'10'20'40'0'1" = 20'-0"2Building B Cross Section1" = 20'-0"4Building B Cross Section1" = 20'-0"5Building B Long Section1" = 20'-0"3Building B Cross Section1" = 20'-0"1Building B Cross Section EXTERIOR FINISHESFCP-1FCP-2FCP-3FCP-4AFCP-4BFCP-5BR-1MTL-1FIBER CEMENT PANEL - SANDSTONE BEIGE PANEL & LAPFIBER CEMENT PANEL - GRAY SLATE PANELFIBER CEMENT PANEL - IRON GRAY PANELFIBER CEMENT PANEL - RUSTICSERIES 4A - ASPEN RIDGE LAP, 4B - SAND CASTLE LAPFIBER CEMENT PANEL - CHROMETALLICBLACK MAGIC PANELBRICK - EBONYBREAK METAL - DARK BRONZEFCP-1 FCP-3 FCP-2FCP-4AASPEN RIDGEMATERIAL PALETTESANDSTONE BEIGEIRON GRAYGRAY SLATEBR-1EBONY BRICKFCP-5BLACK MAGICMTL-1DARK BRONZEFCP-4BSAND CASTLEGateway Elevations & PerspectiveDevCo | Solera RentonDecember 16, 2020MP-09.1Master Site Plan Modification / Site Plan ReviewBlocks A & B8'16'32'64'0'1/32" = 1'-0"1SUNSET BLVD ELEVATION AT 11th1/32" = 1'-0"2SUNSET LANE ELEVATION AT 11th3Gateway Perspective FCP-1 FCP-3 FCP-2FCP-4AASPEN RIDGEBR-1EBONY BRICKMATERIAL PALETTESANDSTONE BEIGEIRON GRAYGRAY SLATEFCP-5BLACK MAGICMTL-1DARK BRONZEFCP-4BSAND CASTLEPrimary View ADevCo | Solera RentonDecember 16, 2020MP-09.2Master Site Plan Modification / Site Plan ReviewBlocks A & BPRIMARY-Block A on Sunset FCP-1 FCP-3 FCP-2FCP-4AASPEN RIDGEBR-1EBONY BRICKMATERIAL PALETTESANDSTONE BEIGEIRON GRAYGRAY SLATEFCP-5BLACK MAGICMTL-1DARK BRONZEFCP-4BSAND CASTLEPrimary View BDevCo | Solera RentonDecember 16, 2020MP-09.3Master Site Plan Modification / Site Plan ReviewBlocks A & BPRIMARY-Block A townhouse Stoops FCP-1 FCP-3 FCP-2FCP-4AASPEN RIDGEBR-1EBONY BRICKMATERIAL PALETTESANDSTONE BEIGEIRON GRAYGRAY SLATEFCP-5BLACK MAGICMTL-1DARK BRONZEFCP-4BSAND CASTLEPrimary View CDevCo | Solera RentonDecember 16, 2020MP-09.4Master Site Plan Modification / Site Plan ReviewBlocks A & BPRIMARY-Block B Jefferson Entry FCP-1 FCP-3 FCP-2 FCP-4A ASPEN RIDGE BR-1 EBONY BRICK MATERIAL PALETTE SANDSTONE BEIGE IRON GRAY GRAY SLATE FCP-5 BLACK MAGIC MTL-1 DARK BRONZE FCP-4B SAND CASTLE Primary View DDevCo | Solera Renton December 16, 2020 MP-09.5Master Site Plan Modification / Site Plan Review Blocks A & B PRIMARY-Block A Kirkland Ave FCP-1 FCP-3 FCP-2FCP-4AASPEN RIDGEBR-1EBONY BRICKMATERIAL PALETTESANDSTONE BEIGEIRON GRAYGRAY SLATEFCP-5BLACK MAGICMTL-1DARK BRONZEFCP-4BSAND CASTLELUA20-000305Primary View EDevCo | Solera RentonDecember 22, 2020MP-09.6Master Site Plan Modification / Site Plan ReviewBlocks A & BDaycare Perspective - Looking North on Sunset Ln PerspectivesDevCo | Solera Renton December 16, 2020 MP-09.8Master Site Plan Modification / Site Plan Review Blocks A & B 1 Looking North along Sunset 3 Looking North along Sunset 4 Looking North along Sunset 2 Looking South along Sunset PerspectivesDevCo | Solera Renton December 16, 2020 MP-09.9Master Site Plan Modification / Site Plan Review Blocks A & B 1 Looking North along Jefferson 3 Looking North along Jefferson 4 Looking South along Jefferson 2 Looking Northeast along 11th at Block A 25'50'100'0' Commercial Area VignettesDevCo | Solera Renton December 16, 2020 MP-09.10Master Site Plan Modification / Site Plan Review Blocks A & B 1/8" = 1'-0"2 Enlarged Commercial Area Elevation1Commercial Area Perspective Ground-Floor Units VignettesDevCo | Solera Renton December 16, 2020 MP-09.11Master Site Plan Modification / Site Plan Review Blocks A & B 1/8" = 1'-0"2 Enlarged Townhouse Elevation 2'4'8'16'0' Townhouse Perspective DayCare VignettesDevCo | Solera Renton December 16, 2020 MP-09.12Master Site Plan Modification / Site Plan Review Blocks A & B 2 Daycare Perspective - from Parking 1/8" = 1'-0"3 Daycare Entry Enlarged Elevation 3 4 4 ' - 0 " 1 3 6 ' - 0 " 1 6 ' - 0 " 1 3 6 ' - 0 " 1 6 ' - 0 " 4 0 ' - 0 " 4 0 ' - 0 " 8 ' - 0 " 4 0 ' - 0 " 8 ' - 0 " 4 0 ' - 0 " 4 0 ' - 0 " 8 ' - 0 " 4 0 ' - 0 " 8 ' - 0 " 4 0 ' - 0 "240' - 0"88' - 0"16' - 0"136' - 0"40' - 0"8' - 0"40' - 0"40' - 0"8' - 0"40' - 0"8' - 0"40' - 0"75' to Grade Plane16' - 0"56' - 6"Block A is 75' height allowed per approved CU-H (5' higher than the proposed building) Minimum Modulation Dimensions per Renton UDR Required variety of modulations for buildings over 160' per Renton UDR. While no specifics are listed to these, full height and double the width and depth of the minimum would be assumed to meet this requirement Only one roof feature is required per Renton Urban Design Regulations 4' 2' No code maximum for building length. Proposal complies with Lot Coverage. 2 7 0 '1 3 '2 3 '1 1 3 '1 6 '1 0 5 '2 2 '1 2 '2 3 '1 2 '2 2 '1 2 '1 1 '1 1 '1 2 '3 3 '1 2 '2 3 '1 2 '4 '126'69'16'41'11'12'18'11'12'33'13'70' to Grade Plane36'24'11' Proposed modulation exceeds what is required in Urban Design District D Regulations The longest proposed facade length is 113' and has more additional deep cuts into the facade than required. The allowable facade length is 160'. Fulfills "other articulation beyond what is already required in Urban Design District D Regulations". Typical 4' depth of modulation at balconies Block A - Modulation DiagramsDevCo | Solera Renton December 16, 2020 MP-10.0Master Site Plan Modification / Site Plan Review Blocks A & B 1 Block A - Minimum Modulation 3 Block A - Proposed Modulation A Projected cornice as roof extension feature. Urban Design Regulations require at least one roof line element. The proposal has two distinct roof line elements in addition to the typical roof edge condition and fulfills "other articulation beyond what is already required in Urban Design District D Regulations." B Sloped roofs serve as sheds and butterfly roof forms with projected overhangs as roof extension features. C Fan canopy between facades as extended feature elements required by Condition 23. D Curved chamfered building corner as gateway expression at 11th and Sunset Blvd. Not required by Urban Design District D Regulations. Features a curved roof brow as an additional extended roof feature element. Fulfills "other articulation beyond what is already required in Urban Design District D Regulations." CONDITION 23 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 extension features, extended feature elements on the building corners abutting NE 11th St. and NE Sunset Blvd, or other articulation beyond what is already 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. A B C C D A A B GATEWAYS Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. A 4 4 0 ' - 0 " 1 3 6 ' - 0 " 1 6 ' - 0 " 1 3 6 ' - 0 " 1 6 ' - 0 " 1 3 6 ' - 0 "16' - 0"64' - 0"85' to Grade Plane2' - 0" 4' - 0" 85' height allowed per approved CU-H (15' higher than the proposed building) Minimum Modulation Dimensions per Renton Urban Design Regulations Required variety of modulations for buildings over 160' per Renton UDR. While no specifics are listed to these, full height and double the width and depth of the minimum would be assumed to meet this requirement Only one roof feature is required per Renton UDR No code maximum for building length. Proposal complies with Lot Coverage. 4 0 '8 '4 0 '8 '4 0 '4 0 '8 '4 0 '8 '4 0 '4 0 '8 '4 0 '8 '4 0 '4 3 6 '1 1 '9 3 '1 5 '1 0 2 '1 6 '1 0 2 '1 6 '6 8 '1 3 '1 1 '1 2 '1 2 '1 2 '3 3 '1 2 '1 1 '1 6 '1 1 '1 2 '2 2 '2 4 '1 1 '1 2 '3 3 '1 2 '1 2 '1 2 '1 1 '2 3 '1 3 '2 2 '1 2 '1 1 '36' - 6"23' - 6"70' to Grade Plane11' - 0" 11' - 0" 11' - 0" Proposed modulation exceeds what is required in Urban Design District D Regulations The longest proposed facade length is 102' and has more additional deep cuts into the facade than required. The allowable facade length is 160'. Fulfills "other articulation beyond what is already required in Urban Design District D Regulations". Typical 4' depth of modulation at balconies Block B - Modulation DiagramsDevCo | Solera Renton December 16, 2020 MP-10.1Master Site Plan Modification / Site Plan Review Blocks A & B 1 Block B - Minimum Modulation 3 Block B - Proposed Modulation A A A A B B C C C C D CONDITION 23 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 extension features, extended feature elements on the building corners abutting NE 11th St. and NE Sunset Blvd, or other articulation beyond what is already 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. GATEWAYS Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. A Projected cornice as roof extension feature. Urban Design Regulations require at least one roof line element. The proposal has two distinct roof line elements in addition to the typical roof edge condition and fulfills "other articulation beyond what is already required in Urban Design District D Regulations." B Sloped roofs serve as sheds and butterfly roof forms with projected overhangs as roof extension features. C Fan canopy between facades as extended feature elements required by Condition 23. D Curved chamfered building corner as gateway expression at 11th and Sunset Blvd. Not required by Urban Design District D Regulations. Features a curved roof brow as an additional extended roof feature element. Fulfills "other articulation beyond what is already required in Urban Design District D Regulations." 4-3-100 URBAN DESIGN REGULATIONS 1. Site Design and Building Location: BUILDING LOCATION AND ORIENTATION: E. REQUIREMENTS: A 2. Buildings shall be oriented to the street with clear connections to the sidewalk 3.The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. 4. Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or b. Have the ground floor residential uses raised above street level for residents’ privacy. The design meets condition (a) at all street level residential and condition (b) in some areas. B BUILDING ENTRIES: 1.The primary entrance of each building shall be: a. Located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human- scale elements; and b. Made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. C TRANSITION TO SURROUNDING DEVELOPMENT: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1.Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2.Building articulation to divide a larger architectural element into smaller increments; or 3.Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. The design meets condition (2) and (3), therefor adherence to condition (1) is not required. D 3. Pedestrian Environment: 3. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. PEDESTRIAN AMENITIES E 5. Building Architectural Design: Both of the following are required: 1. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area BUILDING CHARACTER AND MASSING F G 1. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). 2. Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. GROUND LEVEL DETAILS H The following is required: At least one of the following elements shall be used to create varied and interesting roof profiles (illustration below): 1. Extended parapets; 2. Feature elements projecting above parapets; 3. Projected cornices; 4. Pitched or sloped roofs. BUILDING ROOF LINES I The design features conditions (3) and (4). AA A A A B C C C C D D D D D E E E E E FF F F G G H H H H H H I I I I I I I I I Urban Design Regulation ComplianceDevCo | Solera Renton December 16, 2020 MP-10.2Master Site Plan Modification / Site Plan Review Blocks A & B 4 Primary View D 1 Primary View A 2 Primary View B 3 Primary View C Gateway PerspectiveDevCo | Solera Renton December 16, 2020 MP-10.3Master Site Plan Modification / Site Plan Review Blocks A & B Gateway Perspective