HomeMy WebLinkAboutP_Architectural_210723_v2.pdfDevCo | Solera Renton
Master Site Plan Modification / Site Plan Review Blocks A & B | May 5, 2021
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-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 - Level 03 Floor Plan
MP-05.7 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 4-6 Floor Plans
MP-07.6 Block B Level 07 Floor Plan
MP-07.7 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-09.13 Primary View G
MP-09.14 Primary View H
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
Civil and Landscape not Requested
Resubmitted July 23, 2021 (See Revision Clouds)
Vehicle Parking - Block B
Total Block B Parking
Day Care Staff
Bicycle Parking - Residential
Bicycle Parking - Block B
10 prkg stalls10 (see note 11)
315 Units
Commercial - Block B
Retail
Eating & Drinking Establishements
Affordable Res. Units
Market Rate Res. Units
0 Units
Bicycle Parking - Commercial
162 bicycle
spaces
315 prkg stalls (see note 1)
0 prkg stalls (see note 3)
548 prkg stalls (see note 2)
0 prkg stalls (see note 4)
490 prkg stalls
490 prkg stalls548 prkg stalls315 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
11,662 SF
1,000 SF
158 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
405 prkg stalls
1. 1 per dwelling unit required, RMC, 4-4-080, sec. 10, d.
Block A
Mixed Use
0 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
275 Units
Bicycle Parking - Commercial
142 bicycle
spaces
0 prkg stalls (see note 1)
69 prkg stalls (see note 3)
0 prkg stalls (see note 2)
481 prkg stalls (see note 4)
406 prkg stalls69 prkg stalls 481 prkg stalls
30 prkg stalls (see note 5)
10 prkg stalls (see note 6)
40 prkg stalls
Area
11,746 SF
1,000 SF
138 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
87 prkg stalls (see note 7)
10 prkg stalls (see note 8)
4 bicycle prkg space
(see note 10)
315 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
275 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: 22
Compact Provided: 171
Accessible Stalls
Compact
Commercial, Accessible Stalls Provided: 2
Residential, Accessible Stalls Provided: 22
Compact Provided: 205
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
Level 3
Level 1 11,039 SF
12,312 SF
43,418 SF
12,909 SF
9,813 SF
46,144 SF
Level 5
Level 4 56,524 SF 56,607 SF
Building A Building B
Residential Total Non-residential Residential Total
12,429 SF 15,065 SF
6,015 SF
Level 6
Level 7 56,491 SF
Accessory Accessory
31,482 SF*
84,236 SF
80,445 SF
51,996 SF
64,787 SF
31,482 SF*
73,197 SF
55,704 SF
8,578 SF
8,263 SF
10,284 SF
9,752 SF
56,157 SF
69,624 SF
68,277 SF
56,428 SF
66,359 SF
81,035 SF
88,548 SF
65,724 SF
70,742 SF
292,865 SF 25,187 SF12,429 SF 295,764 SF507,307 SF202,013 SF 240,603 SF 561,554 SFTotal
9,233 SF
261,019 SF 25,877 SF12,742 SF 300,604 SF438,611 SF164,850 SF 242,384 SF 568,865 SF
Approved Major
Modification
13.5%-2.7%0.0%-1.6%15.7%22.5%-0.7%-1.3%% Change Total
57,721 SF 8,638 SF 66,359 SF
57,721 SF 8,638 SF 66,359 SF
2,465 SF
% Change
Above Grade 12.2%-2.1%8.5%3.4%
*New P1 Level on Builing A is entirely below grade
56,524 SF 64,787 SF8,263 SF
56,524 SF 64,787 SF8,263 SF
56,524 SF 64,787 SF8,263 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
May 5, 2021
MP-02.1Master Site Plan Modification / Site Plan Review
Blocks A & B
PARKING ANALYSIS
UNITS BY BLOCK - CURRENTMASTER PLAN
***** % Change from the Approved Major Modification to the Proposed Minor Modification
****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** 1.48 1.56 2.00 2.00 1.59 1.59 1.35
Parking Stalls 406 490 130 62 1088 1,035 5.1% 906
DU/Acre*** 105.55 114.54 25.18 24.18 74.42 70.68 5.3% 70.81
Total Units 275 315 65 31 686 651 5.4% 673
Townhomes (ULS) 65 31 96 96 0% 152
Multi Family Units 275 315 590 555 6.3% 521
Lobby/Amenity**** 9,525 11,813 21,338 19,527 9.3%
Total Residential Area 272,364 275,061 110,776 52,744 710,945 673,264 5.6% 628,487
Unit Area - TH (ULS) 110,776 52,744 163,520 163,520 0% 269,933
Residential Area 272,364 275,061 547,425 509,744 7.4% 358,554
Total Non-Residential Use 12,429 25,187 37,616 38,614 -2.6%
Commercial Area* 12,429 25,187 37,616 38,614 -2.6% 38,777
Lot Coverage Max. at 75% 85,117 89,836 84,335 41,881 301,170 300,912
Proposed Lot Coverage 85,026 89,261
Proposed Lot Area (net), see
sheet MP-02.2 and civil plans 113,490 119,782 112,447 55,841 401,560 401,216 414,030
Block A Block B Block C Block D
Proposed Minor
Modification
Totals
Approved
Major
Modification
%
Change*****
Approved
Master Plan
SOLERA - PROPOSED MASTER PLAN MODIFICATION
Floor Area, Net Per RMC
TYPICAL STALL SIZES
TOTAL UNITS 590 Total Residential SF 588,629
Total Residential SF 295,764
TOTAL 315 939 100%
3B TH 3 1,458
3B 45 1,231 15.0%
2B TH 6 1,272
2B/2B 123 1,038 41%
1B 138 730 44%
Unit Type # of Units Average Size (SF) % of Total
Block B - Market Rate Unit Matrix
Total Residential SF 292,865
TOTAL 275 1,065 100%
4B TH 4 1,863
4B 41 1,465 16%
3B TH 6 1,462
3B 57 1,170 23%
2B TH 6 1,184
2B/2B 82 1,048 32%
1B 79 720 29%
Unit Type # of Units Average Size (SF) % of Total
Block A - Affordable 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 (vested 2018) -
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" - 17' Reduction for parking dedication
Secondary Front Yard 23'-7" Increased for ground floor residential
Rear Yard NA
Side Yard NA
Block B
Setback Depth Note
Front Yard 2'-3" - 16' Reduction for parking dedication
Secondary Front Yard 51'-7" Increased at NE 10th St. for featured play area
Rear Yard NA
Side Yard NA
PARKING, LOT COVERAGE,
LANDSCAPING ANALYSIS
IMPERVIOUS AREALANDSCAPE ANALYSIS
GROSS BUILDING AREAS - CURRENT
GROSS BUILDING AREAS - APPROVED MAJOR MODIFICATION
UNITS BY BLOCK - APPROVED MAJOR MODIFICATION
TOTAL UNITS 555 Total Residential SF 561,622
Total Residential SF 300,603
TOTAL 307 979 100%
4B 23 1,481 7%
3B 59 1,222 19%
2B TH 5 1,455
2B/2B 93 1,026 32%
1B 127 722 41%
Unit Type # of Units Average Size (SF) % of Total
Block B - Rate Unit Matrix
Total Residential SF 261,019
TOTAL 248 1,052 100%
4B 22 1,463 9%
3B 56 1,220 23%
2B TH 16 1,338
2B/2B 85 1,052 41%
1B TH 2 869
1B 67 716 28%
Unit Type # of Units Average Size (SF) % of Total
Block A - Unit Matrix
Net Rentable Areas (GSF per unit)
LUA20-000305
Zoning Code SummaryDevCo | Solera Renton
May 5, 2021
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
LUA20-000305
Urban and Design Standards &
Regulations
DevCo | Solera Renton
May 5, 2021
MP-02.3Master Site Plan Modification / Site Plan Review
Blocks A & B
c. 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.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
All districts
All of the following are required:
1. Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public
Plaza Locations Map and as listed below.
2. The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension
of twenty feet (20') on one side abutting the sidewalk.
3. The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street
trees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low impact development
facilities may be used in the plaza where feasible and designed consistent with the Surface Water
Design Manual. Such facilities shall count towards no more than fifty percent (50%) of the plaza
requirement.
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.; and
iii. 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 as
pedestrian 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 site
area + 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 from
the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the
ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty
(60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or enhanced beyond
minimum requirements, the area may count as pedestrian-oriented space if the Administrator
determines such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or
service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrianoriented
space.
3. Open space substitution: see RMC 4-1-240.
Standards: Districts A, C,
and D
All of the following are required:
1. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall
provide 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 to
approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light exposure to the area and
located so that they are aggregated to provide usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low impact development
facilities may be used in required or provided open space where feasible and designed consistent
with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty
percent (50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or recreation area (the
Administrator may require more than one of the following elements for developments having more
than one hundred (100) units):
i. Courtyards, plazas, pea-patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street
level must feature views or amenities that are unique to the site and are provided as an asset
to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the public street
system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools,
exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling units and visible
from surrounding units. They shall also be located away from hazardous areas such as
garbage dumpsters, drainage facilities, and parking areas.
f. The following shall not be counted toward the common open space or recreation area
requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or semi-private
(from abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all residents of
the development (illustration below).
Guidelines
Developments located at street intersections should provide pedestrian-oriented space at the street corner to
emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects
of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is
adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to
users and pedestrians.
Intent
To ensure that areas for both passive and active recreation are available to residents, workers, and visitors
and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable
and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at
street corners.
CITY OF RENTON - RECREATION AREAS AND COMMON OPEN SPACE
Districts A, C, and D
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.
5. Roof-mounted mechanical equipment shall not be visible to pedestrians.
6. Buildings containing predominantly residential uses shall have pitched roofs with a minimum
slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the
massiveness of an uninterrupted sloping roof.
Guidelines
Building 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 and
contribute to the visual continuity of the district.
Intent
BUILDING ROOF LINES
Districts B, C, and D
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.
All of the following are required:
1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be
provided along the facade’s ground floor.
2. Upper portions of building facades shall have clear windows with visibility into and out of the
building. However, screening may be applied to provide shade and energy efficiency. The
minimum amount of light transmittance for windows shall be fifty percent (50%).
3. Display windows shall be designed for frequent change of merchandise, rather than permanent
displays. Display racks and fixtures may not obscure more than fifty percent (50%) of the
window space.
4. Window coverings, such as blinds and curtains, must be functional, they may not be affixed so
that 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 a
horizontal length greater than fifteen feet (15'), and does not include a window, door,
building modulation or other architectural detailing; or
ii. Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not
include a window, door, building modulation or other architectural
detailing.
b. If blank walls are required or unavoidable, they shall be treated. The treatment shall be
proportional to the wall and use one or more of the following (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 detailing
that meets the intent of this standard;
iv. Artwork, such as bas-relief sculpture, mural, or similar; or
v. Seating area with special paving and seasonal planting.
All districts
STANDARDS
Guidelines
The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding
is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural
features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (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 of
the pedestrian environment; and ensure that all sides of a building within near or distant public view have
visual interest.
Intent
GROUND LEVEL DETAILS
Districts A and D
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.
Guidelines
Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long
blank walls, add visual interest, and enhance the character of the neighborhood. Articulation,
To ensure that buildings are not bland and so that they appear to be at a human scale, as well as to ensure that all
sides of a building which can be seen by the public are visually interesting.
Intent
BUILDING CHARACTER AND MASSING
Intent
To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate and to discourage
franchise retail architecture.
CITY OF RENTON - BUILDING ARCHITECTURAL DESIGN
Districts A, C, and D
The following is required:
All buildings shall use material variations such as colors, brick or metal banding, patterns, or
textural changes.
All of the following are required:
1. All sides of buildings visible from a street, pathway, parking area, or open space shall be
finished with the same building materials, detailing, and color scheme. A different treatment may
be used if the materials are of the same quality.
2. All buildings shall use material variations such as colors, brick or metal banding, patterns or
textural changes.
3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all
visible 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 and
cast-in-place concrete.
5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or
coloring with a concrete coating or admixture.
6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks and
colored mortar, decorative bond pattern and/or shall incorporate other masonry materials.
All districts
STANDARDS
Guidelines
Building materials are an important and integral part of the architectural design of a building that
is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate
monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be
used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance
their visual appeal.
To ensure high standards of quality and effective maintenance over time and encourage the use of
materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that add
visual interest to the neighborhood.
Intent
BUILDING MATERIALS
CITY OF RENTON URBAN DESIGN REGULATIONS
Standards: Districts A, B,
and D
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.
Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce
the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting
yards.
Guidelines Careful siting and design treatment shall be used to achieve a compatible transition where new
buildings differ from surrounding development in terms of building height, bulk and scale.
To shape redevelopment projects so that the character and value of Renton’s long-established, existing
neighborhoods are preserved.
Intent
TRANSITION TO SURROUNDING DEVELOPMENT
Standards: Districts A, B,
and D
All 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 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 (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 ensure
that 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 pedestrianoriented
space; otherwise, screening or decorative features should be incorporated.
5. Multiple buildings on the same site shall direct views to building entries by providing a continuous
network of pedestrian paths and open spaces that incorporate landscaping.
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; or
b. Entries from an open space such as a courtyard or garden that is accessible from the street.
Guidelines
Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All
entries shall include features that make them easily identifiable while reflecting the architectural character of the
building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the
sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian
experience on the site.
To make building entrances convenient to locate and easy to access, and ensure that building entries further
the pedestrian nature of the fronting sidewalk and the urban character of the district.
Intent
BUILDING ENTRIES
Standards: Districts A, B,
and D
All of the following are required:
1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings
and open space (except parking areas) shall be considered when siting structures.
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 (illustration below); or
b. 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 Administrator
may allow facades that do not feature a pedestrian orientation; if so, substantial landscaping between
the sidewalk and building shall be provided. Such landscaping shall be at least thirty feet (30') in width
as measured from the sidewalk.
6. Residential and mixed-use buildings containing street-level residential uses and single-purpose
residential buildings shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping
between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents’ privacy.
Guidelines
Developments shall enhance the mutual relationship of buildings with each other, as well as with the
roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall
be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of
individuals in residential uses shall be provided for.
To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian
pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and
open
space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase
privacy for residential uses.
Intent
BUILDING LOCATION AND ORIENTATION
Intent
To ensure that buildings are located in relation to streets and other buildings so that theVision of the City of Renton
can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way;
and to encourage pedestrian activity.
CITY OF RENTON - SITE DESIGN AND BUILDING LOCATION
Standards: Districts C and
D
All 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).
Guidelines
Development that occurs at gateways shall be distinguished with features that visually indicate to both pedestrians
and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types of
features include monuments, public art, and public plazas.
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.
Intent
GATEWAYS
Standards: Districts A, B,
and D
All of the following are required:
1. Service elements shall be located and designed to minimize the impacts on the pedestrian
environment and adjacent and/or abutting uses. Service elements shall be concentrated and located
where they are accessible to service vehicles and convenient for tenant use.
2. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall
be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and
have self-closing doors (illustration below).
3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the
three (3).
4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped
planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility.
Guidelines
Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are
minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that
is made of quality materials. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces are
encouraged to implement vegetative screening in addition to or as part of service enclosures.
To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating
service and loading areas away from pedestrian areas, and screening them from view in high visibility areas.
Intent
SERVICE ELEMENT LOCATION AND DESIGN
PROPERTY LINE
15' SETBACK
PROPERTY LINE15' SETBACKPROPOSED PARALLEL
PARKING, BOTH SIDES
OF JEFFERSON PER
RENTON CED REQUEST
PARKING ACCESS AT P1
PARKING ACCESS AT
LEVEL 1
PROPOSED PROPERTY
LINE FOR ANGLED PARKING
BLOCK ABLOCK B
BLOCK C
BLOCK D
PULLED BUILDING BACK TO
MEET MAX. LOT COVERAGE
AND FOR DAYCARE
PLAYGROUND
PULLED BUILDING BACK TO
MEET MAX. LOT COVERAGE
DAYCARE AT GROUND FLOOR
NE SUNSET BLVD NE 11TH STJEFFERSON LN NENE 10TH STKIRKLAND AVE NENE
1
2
TH STH A R R I N G T O N P L N E
PARKING ACCESS AT LEVEL P1
PARKING ACCESS AT LEVEL 1
EXISTING ACCESS EASEMENT
AT ADJACENT PROPERTY
SURFACE PARKING FOR
DAYCARE (PICK-UP AND
DROP-OFF)
COMMERCIAL
REFUSE COLLECTION
BLOCK B
REFUSE COLLECTION
BLOCK A
PARALLEL STALLS
PLAY AREA
RESIDENTIAL
COMMERCIAL
LOBBY/AMENITY
DAYCARE
PARKING
CIRCULATION
COLOR LEGEND
LUA20-000305
Master Plan - Site planDevCo | Solera Renton
May 5, 2021
MP-03.1Master Site Plan Modification / Site Plan Review
Blocks A & B
10'20'40'80'0'
1" = 40'-0"1 SITE PLAN - GROUND LEVEL
NW 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 B - MARKET RATE BLOCK A - AFFORDABLE
NE SUNSET BLVD
JEFFERSON LN NENE 10TH STKIRKLAND AVE NENE
1
2
TH STH A R R I N G T O N P L N E
LUA20-000305
Master Plan - Typical Residential FloorDevCo | Solera Renton
May 5, 2021
MP-03.2Master Site Plan Modification / Site Plan Review
Blocks A & B
10'20'40'80'0'
1" = 40'-0"1 Site Plan - Typical Residential Level
NW 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 B
BLOCK C BLOCK D
NE SUNSET BLVD
JEFFERSON LN NENE 10TH STKIRKLAND AVE NENE
1
2
TH STH A R R I N G T O N P L N E
EASEMENT PROPERTY LINE
15' SETBACK
PROPERTY LINE15' SETBACKLUA20-000305
Master Plan - AerialDevCo | Solera Renton
May 5, 2021
MP-03.3Master Site Plan Modification / Site Plan Review
Blocks A & B
10'20'40'80'0'
1" = 40'-0"1 SITE PLAN
NW 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 LINE
15' SETBACK
PROPERTY LINE15' SETBACKBLOCK ABLOCK B
BLOCK C
BLOCK D
NE SUNSET BLVD NE 11TH STJEFFERSON LN NENE 10TH STKIRKLAND AVE NENE
1
2
TH STH A R R I N G T O N P L N E
COMMERCIAL
III
III
EASEMENT
III
AFFORDABLE
HOUSING
MARKET RATE
Phasing revised per condition 1.d
PLAY AREA
LUA20-000305
Phasing PlanDevCo | Solera Renton
May 5, 2021
MP-03.4Master Site Plan Modification / Site Plan Review
Blocks A & B
10'20'40'80'0'
1" = 40'-0"1 SITE PLAN - PHASING
NW 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.
LUA20-000305
Aerial ViewDevCo | Solera Renton
May 5, 2021
MP-04.1Master Site Plan Modification / Site Plan Review
Blocks A & B
1 Aerial View Looking Southwest
LUA20-000305
Aerial ViewDevCo | Solera Renton
May 5, 2021
MP-04.2Master Site Plan Modification / Site Plan Review
Blocks A & B
1 Massing Model - Aerial View Looking Northeast
3
MP-06.2
MP-06.1 2
MP-06.1
41
MP-06.2
5
MP-06.2
4 6
E
N
K
A
F.3
J
1
R
P
MP-09.11
2
ELEV ELEV
STAIR
STAIR
ELEV
ELEV
Ramp to Level 1
NE Sunset Blvd
Jefferson Ave NE
NE 11th StUP6
MP-06.2
LUA20-000305
Block A - P1 Floor PlanDevCo | Solera Renton
May 5, 2021
MP-05.1Master Site Plan Modification / Site Plan Review
Blocks A & B
25'50'100'0'
1" = 20'-0"1 Block A - P1 Floor Plan
3
MP-06.2
MP-06.1
6MP-06.1 2
MP-06.1
1
MP-06.1
5
MP-06.1
MP-06.1
4
3
BASKETBALL
HALFCOURT
Parking Entrance
1
MP-06.2
4
MP-06.2
5
MP-06.2
Jefferson Ave NE
NE 11th StNE
1
2
t
h
StKirkland Ave NE19
18
4 6
E
N
K
A
F.3
J
T
1
R
P
STAIR
ELEV ELEV
STAIR
STAIR
ELEV
ELEV
MP-09.11
2
MP-09.10
2
4B
3B
2B
3B
2B 3B 2B 2B 4B
2B
3B
S W ITC H G E A R
4B
4B
3B
3B
2B
Two Story Townhouses
Maintenance Shop
RAMP DNLOBBY
& AMENITIES
6
MP-06.2
355.75
LUA20-000305
Block A - Level 01 Floor PlanDevCo | Solera Renton
May 5, 2021
MP-05.2Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block A - Level 01 Floor Plan
3
MP-06.2
MP-06.1
6MP-06.1 2
MP-06.1
1
MP-06.1
5
MP-06.1
MP-06.1
4
3
Kirkland Ave NEParking Entrance
Secondary Lobby
Breezeway for Commercial Access from ParkingCommercial
Commercial
1
MP-06.2
4
MP-06.2
5
MP-06.2
19
18
4 6
E
N
K
A
F.3
J
T
1
R
P
ELEVELEV
STAIR
Trash Room
ELEV
ELEV
STAIR
Trash Room
STAIR
NE Sunset Blvd
Trash Room
MP-09.11
2
MP-09.10
2
Jefferson Ave NE
NE 11th StNE
1
2
t
h
St
366.25
365.75
366.25
OPEN TO
BASKETBALL
COURT BELOW
Two Story Townhouses
4B
3B
2B
3B
2B 3B 2B 3B 4B
2B
3B
4B
4B
3B
3B
2B
SPRINKLER
LOBBY
& AMENITIES
6
MP-06.2
366.25
LUA20-000305
Block A - Level 02 Floor PlanDevCo | Solera Renton
May 5, 2021
MP-05.3Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block A - Level 02 Floor Plan
3
MP-06.2
MP-06.1
6MP-06.1 2
MP-06.1
1
MP-06.1
5
MP-06.1
MP-06.1
4
3
Trash
Elev
Stairs
Elev Elev
Stairs
Trash
Commercial Below
Courtyard
Stairs
1
MP-06.2
4
MP-06.2
5
MP-06.2
Kirkland Ave NE19
18
4 6
E
N
K
A
F.3
J
T
1
R
P
2B
1B
1B
3B4B
3B
1B
2B
3B
1B
1B 2B 2B
NE Sunset Blvd
MP-09.11
2
MP-09.10
2
Jefferson Ave NE
NE 11th StNE
1
2
t
h
St
2B 1B 1B
1B
1B
3B
4B
1B
4B 2B
2B
2B
1B
1B
1B
1B
1B
3B
2B
2B
4B
2B
3B
3B
3B
2B
2B
2B
4B
3B
6
MP-06.2
Elev
LUA20-000305
Block A - Level 03 Floor PlanDevCo | Solera Renton
May 5, 2021
MP-05.4Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block A - Level 03 Floor Plan
3
MP-06.2
MP-06.1
6MP-06.1 2
MP-06.1
1
MP-06.1
5
MP-06.1
MP-06.1
4
3
1
MP-06.2
4
MP-06.2
5
MP-06.2
19
18
4 6
E
N
K
A
F.3
J
T
1
R
P
MP-09.11
2
MP-09.10
2
1B
1B
3B
3B
2B
4B
2B
4B4B
3B
3B
1B
4B 2B 2B 3B 3B 2B 2B
3B
3B2B2B1B
1B
2B
1B
Kirkland Ave NENE Sunset Blvd
Jefferson Ave NE NE
1
2
t
h
St
4B
4B
2B
2B
2B
3B
4B4B
3B
2B
4B
1B
1B
1B
1B
1B
1B
1B1B
3B
34' - 0"2B
1B
38' - 0"3
8
' -
0
"
2B
4B
2B
2B
3B
STAIR
ELEV
ELEV
STAIR
STAIR
ELEV ELEVSTAIR
35' - 8"1B
Trash
3B
6' - 0"25' - 0"25' - 0"7' - 6"12' - 0"22' - 0"11' - 0"12' - 0"11' - 0"12' - 0"69' - 0"16' - 0"93' - 0"11' - 0"12' - 0"11' - 6"12' - 6"11' - 6"10' - 6"23' - 11"63' - 6"
13' - 0"23' - 6"21' - 9"11' - 6"22' - 6"11' - 6"22' - 3"12' - 0"11' - 0"
149' - 0"16' - 0"105' - 2"
11' - 0"12' - 0"33' - 0"11' - 6"22' - 6"11' - 6"3' - 8"11' - 0"12' - 0"18' - 1"11' - 0"12' - 0"22' - 0"13' - 0"11' - 0"12' - 0"69' - 0"16' - 0"41' - 1"3
3
' -
0
"
3
7
' -
0
"
1
1
' -
0
"
1
3
' -
0
"
1
1
' -
0
"
1
2
' -
0
"13' - 0"22' - 0"10' - 0"25' - 0"70' - 0"4
7
' -
0
"
3
0
' -
6
"
1
1
' -
6
"
2
2
' -
6
"
1
1
' -
6
"
3
3
' -
0
"
1
3
' -
0
"
1
1
' -
0
"
1
0
' -
0
"
1
3
3
' -
0
"
1
2
' -
0
"11' - 0"12' - 0"33' - 0"11' - 6"25' - 5 31/32"11' - 0"12' - 0"22' - 0"12' - 0"11' - 0"11' - 0"13' - 0"33' - 0"12' - 0"12' - 0"19' - 6"
12' - 0"100' - 6"7' - 6"176' - 11 31/32"8' - 0"22' - 0"11' - 6"11' - 6"12' - 6"11' - 6"13' - 0"11' - 0"93' - 0"12' - 0"39' - 0"6' - 0"25' - 0"7' - 6"70' - 0"7' - 6"31' - 0"
6
MP-06.2 100' - 5 31/32"16' - 0"75' - 11 23/32"LUA20-000305
Block A - Levels 4-7 Floor PlansDevCo | Solera Renton
May 5, 2021
MP-05.5Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block A - Levels 4-7 Floor Plan
3
MP-06.2
MP-06.1
6MP-06.1 2
MP-06.1
1
MP-06.1
5
MP-06.1
MP-06.1
4
3
1
MP-06.2
4
MP-06.2
5
MP-06.2
19
18
4 6
E
N
K
A
F.3
J
T
1
R
P
MP-09.11
2
MP-09.10
2
Jefferson Ave NE
NE 11th StNE
1
2
t
h
St
Kirkland AveNE Sunset Blvd
H
E.3
C.5
A
6
MP-06.2
LUA20-000305
Block A Roof PlanDevCo | Solera Renton
May 5, 2021
MP-05.7Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block A - Roof Plan
LEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
LEVEL A-1
355' -9"
MAX BUILDING HEIGHT
429' -11 7/8"
BLOCK A GRADE PLANE
359' -11 7/8"
TOP PL A
421' -11 1/8"3 / MP-06.1SEE ELEV.LEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
LEVEL A-1
355' -9"
MAX BUILDING HEIGHT
429' -11 7/8"
BLOCK A GRADE PLANE
359' -11 7/8"
TOP PL A
421' -11 1/8"4 / MP-06.1SEE ELEV.LEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
LEVEL A-1
355' -9"
MAX BUILDING HEIGHT
429' -11 7/8"
BLOCK A GRADE PLANE
359' -11 7/8"
TOP PL A
421' -11 1/8"
LEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
LEVEL A-1
355' -9"
MAX BUILDING HEIGHT
429' -11 7/8"
BLOCK A GRADE PLANE
359' -11 7/8"
TOP PL A
421' -11 1/8"
LEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
MAX BUILDING HEIGHT
429' -11 7/8"
TOP PL A
421' -11 1/8"
LEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
LEVEL A-1
355' -9"
MAX BUILDING HEIGHT
429' -11 7/8"
BLOCK A GRADE PLANE
359' -11 7/8"
TOP PL A
421' -11 1/8"
FCP-1 FCP-3 FCP-2 FCL-1 ASPEN RIDGE
MATERIAL PALETTE
COBBLESTONE NIGHT GRAYGRAY SLATE BR-1 EBONY BRICKACM-2 EBONYACM-1 STATUARY BRONZE
EXTERIOR FINISHES
FCP-1
FCP-2
FCP-3
FCL-1
FCL-2
ACM-1
ACM-2
BR-1
FIBER CEMENT PANEL - COBBLESTONE PANEL
FIBER CEMENT PANEL - GRAY SLATE PANEL
FIBER CEMENT PANEL - NIGHT GRAY PANEL
FIBER CEMENT PANEL - RUSTICSERIES
4A - ASPEN RIDGE LAP, 4B - CARIBOU TRAILS LAP
ALUMINIUM COMPOSITE MATERIAL - STATUARY BRONZE
ALUMINIUM COMPOSITE MATERIAL - EBONY
BRICK - EBONY
LUA20-000305
Block A - ElevationsDevCo | Solera Renton
May 5, 2021
MP-06.1Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"4 Block A - West Elevation
1" = 20'-0"3 Block A West Elevation (North)
1" = 20'-0"1 Block A - North Elevation
1" = 20'-0"6 Block A - East Elevation - 2
1" = 20'-0"5 Block A - East Elevation - 1
1" = 20'-0"2 Block A - South Elevation
LEVEL A-P1
346' -6"
LEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
LEVEL A-1
355' -9"
MAX BUILDING HEIGHT
429' -11 7/8"
BLOCK A GRADE PLANE
359' -11 7/8"
TOP PL A
421' -11 1/8"
LEVEL A-P1
346' -6"
Parking
Commercial
2 Story Ground
Floor Units TYPE VATYPE IATYPE VATYPE IALEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
LEVEL A-1
355' -9"
MAX BUILDING HEIGHT
429' -11 7/8"
BLOCK A GRADE PLANE
359' -11 7/8"
TOP PL A
421' -11 1/8"
Commercial
Lobby and Amentiy TYPE VATYPE IATYPE VATYPE IALEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
LEVEL A-1
355' -9"
MAX BUILDING HEIGHT
429' -11 7/8"
BLOCK A GRADE PLANE
359' -11 7/8"
TOP PL A
421' -11 1/8"
2 Story Ground
Floor Units ParkingTYPE VATYPE IALEVEL A-P1
346' -6"
LEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
LEVEL A-1
355' -9"
MAX BUILDING HEIGHT
429' -11 7/8"
BLOCK A GRADE PLANE
359' -11 7/8"
TOP PL A
421' -11 1/8"
LEVEL A-P1
346' -6"
Stair
Parking Lobby and Amenity
Two Story
Ground
Floor Units
Two Story Ground Floor Units TYPE IA TYPE VA
LEVEL A-P1
346' -6"
LEVEL A-2
366' -3"
LEVEL A-3
377' -3"
LEVEL A-4
386' -5 3/4"
LEVEL A-5
395' -7 1/2"
LEVEL A-6
404' -9 1/4"
LEVEL A-7
413' -11"
LEVEL A-1
355' -9"
MAX BUILDING HEIGHT
429' -11 7/8"
BLOCK A GRADE PLANE
359' -11 7/8"
TOP PL A
421' -11 1/8"
LEVEL A-P1
346' -6"
LEVEL A-PIT
341' -6"
PARKING TYPE VATYPE IATYPE VATYPE IAMAXIMUM HT PER RENTON BUILDING CODE = 70'-0"COMMERCIAL
RESIDENTIAL RESIDENTIAL
RESIDENTIAL
BUILDING HEIGHT:
2. All Other Zones: The vertical distance from grade plane to the average height
of the highest roof surface.
GRADE PLANE:
A reference plane representing the average of existing ground level adjoining the
building at exterior walls. Where the finished ground level slopes away from the
exterior walls, the reference plane shall be established by the lowest points within
the area between the building and the lot line, or, where the lot line is more than
six feet (6') from the building, between the building and a point six feet (6') from
the building.
The average height of the highest roof surface in the approved Master
Plan is the modpoint of the shed roofs of the south tower. This height is
unchanged in the proposed modification to the approved Master Plan.
The addtional story on the north tower of Block A is no taller than the
current and previous height of the south tower of Block A.
Proposed additional floor on the north tower of Building A
LUA20-000305
Block A - Building SectionsDevCo | Solera Renton
May 5, 2021
MP-06.2Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"3 Building A Cross Section
1" = 20'-0"1 Building A Cross Section
1" = 20'-0"4 Building A Cross Section
1" = 20'-0"5 Building A Long Section
1" = 20'-0"6 Building A Building Height Comparison Section
MP-08.11
MP-08.1
5
MP-08.1 2
MP-08.1
4
Jefferson Ln NE
Stairs
Ramp to Level 1
3
MP-08.2
2
MP-08.2 4
MP-08.2
5
MP-08.2
MP-08.1 3
Office
MP-09.12
3
19 2114
H
E.3
C.5
A
1
MP-08.2
ELEV
ELEV
Maintenance
Driveway and Roll-up door
ELEVELEV
341.00
Basketball Above
LUA20-000305
Block B - P1 Floor PlanDevCo | Solera Renton
May 5, 2021
MP-07.1Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block B - P1 Floor Plan
MP-09.1
1
MP-08.11
MP-08.1
5
MP-08.1 2
MP-08.1
4
Lobby / Amenties
Jefferson Ln NE
11th StDaycare Parking
Parking Entrance
Two Story Townhouses
Resident Storage
REC.
3
MP-08.2
2
MP-08.2 4
MP-08.2
5
MP-08.2
Ramp to P1
MP-08.1 3
Daycare
MP-09.12
3
Playground
19 2114
H
E.3
C.5
A
20' Wide Paving
3' Wide Planting Strip
6'-6" Wide Elevated
Walkway w/ Guardrail
Circulation
1
MP-08.2
Refuse and Recycling
2B Townhouse
2B Townhouse
2B Townhouse 2B Townhouse 2B Townhouse 3B Townhouse2B Townhouse
Switchgear
353' - 5"
350' - 3"
350' - 3"
350' - 3"
ELEV
ELEV
ELEVELEV
Trash Room
Basketball
3B Townhouse3B Townhouse Vestibule
Commercial
LUA20-000305
Block B - Level 01 Floor PlanDevCo | Solera Renton
May 5, 2021
MP-07.2Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block B - Level 01 Floor Plan
MP-09.1
1
MP-08.11
MP-08.1
5
MP-08.1 2
MP-08.1
4
Amenities
Jefferson Ln NE
NE Sunset Blvd.11th StParking Entry
CommercialCommercial
Breezway for Commercial Access from Parking
Two Story Townhouses
3
MP-08.2
2
MP-08.2
4
MP-08.2
5
MP-08.2
MP-08.1 3
MP-09.12
3
19 2114
H
E.3
C.5
A
1
MP-08.2
ELEV
ELEV
STAIR
Basketball Below
2B Townhouse 2B Townhouse 2B Townhouse
2B Townhouse
2B Townhouse 2B Townhouse 2B Townhouse 2B/3B Townhouse 2B/3B Townhouse2B2B1B1B2B
3B
3B 1B
ELEVELEV Trash Room
3B
353' - 5"
360' - 9"360' - 9"
364' - 0"
360' - 9"
Open to Below
Commercial Below
LUA20-000305
Block B Level 02 Floor PlanDevCo | Solera Renton
May 5, 2021
MP-07.3Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block B Level 02 Floor Plan
MP-09.1
1
MP-08.11
MP-08.1
5
MP-08.1 2
MP-08.1
4
Jefferson Ln NE
NE Sunset Blvd 11th StCourtyard
Commercial Below
3
MP-08.2
2
MP-08.2
4
MP-08.2
5
MP-08.2
Commercial BelowMP-08.1 3
MP-09.12
3
19 2114
H
E.3
C.5
A
1
MP-08.2
1B
3B 3B
1B
2B
2B
1B
1B2B1B1B2B1B2B1B1B
1B1B2B
2B
3B
3B
2B
1B1B2B
1B 1B2B
1B
ELEV ELEV
1B
Trash Room
1B1B1B1B1B1B2B1B3B
3B
2B 1B 1B 2B 2B 1B 2B
ELEV
ELEV
Double Height
Amenity
Utility
Utility
Bike Storage
Resident Storage
Resident Storage Bike Storage
STAIR
Trash Room
3B 2B 2B
LUA20-000305
Block B Level 03 Floor PlanDevCo | Solera Renton
May 5, 2021
MP-07.4Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block B Level 03 Floor Plan
MP-09.1
1
MP-08.11
MP-08.1
5
MP-08.1 2
MP-08.1
4
Jefferson Ln NE
NE Sunset Blvd 11th St3
MP-08.2
2
MP-08.2
4
MP-08.2
5
MP-08.2
MP-08.1 3
MP-09.12
3
19 2114
H
E.3
C.5
A
10' - 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"56' - 0"10' - 0"30' - 0"22' - 0"13' - 0"2' - 4"2' - 4"13' - 0"22' - 0"13' - 0"11' - 6"11' - 6"22' - 6"12' - 6"11' - 0"8' - 6"8' - 6"15' - 0"26' - 0"11' - 0"13' - 0"2' - 4"1
MP-08.2
1B
ELEV
1B
1B1B 2B
3B
3B
2B1B1B2B2B1B2B2B1B1B2B
3B
3B 1B 2B 1B
1B 1B 1B
3B
3B
2B
3B
2B
2B
3B 2B 2B 1B2B 2B 2B 2B
3B
1B
2B
2B
1B
3B
ELEV Trash Room STAIR
STAIR
ELEV
ELEV
STAIRTrash Room
2B
1B 1B
1B 1B 2B 1B 2B 2B 1B
1B2B
1B1B 14' - 0" 11' - 0" 11' - 0" 13' - 0" 12' - 0" 13' - 0" 12' - 0" 2' - 0"
13' - 0" 11' - 0" 23' - 6" 12' - 6" 6' - 0" 4' - 0"10' - 0"30' - 0"Utility
2B 1B
2B
Utility
70' - 0"
540' - 3"77' - 4"44' - 0"22' - 0"86' - 0"8' - 6"8' - 6"11' - 0"8' - 0"93' - 0"22' - 0" 74' - 0" 22' - 0"97' - 0"
11' - 0" 12' - 0" 22' - 3" 11' - 6" 22' - 3" 14' - 0"14' - 0" 11' - 6" 12' - 6" 22' - 0" 14' - 0"14' - 0" 22' - 3" 11' - 6" 11' - 3" 25' - 0" 13' - 0"
316' - 0"
8 ' - 0"1 2' - 0 "2 0' - 6 "1 1' - 6 "2 2' - 6 "1 1' - 6 "2 6 ' - 0 "
1 12 ' - 0 "4' - 6"11' - 6"22' - 6"11' - 6"22' - 0"72' - 0"12' - 0" 10' - 6" 11' - 6" 12' - 6" 11' - 6" 14' - 0"
35' - 0"82' - 0"
Bike Storage
Resident Storage
Resident Storage Bike Storage
193' - 0"Amenity Mezzanine
Level 4 only
LUA20-000305
Block B Level 4-6 Floor PlansDevCo | Solera Renton
May 5, 2021
MP-07.5Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block B Level 4-6 Floor Plans
MP-09.1
1
MP-08.11
MP-08.1
5
MP-08.1 2
MP-08.1
4
3
MP-08.2
2
MP-08.2
4
MP-08.2
5
MP-08.2
MP-08.1 3
MP-09.12
3
19 2114
H
E.3
C.5
A
1
MP-08.2
Amenity
Roof Deck
2B
STAIR Trash Room
1B3B 1B 1B
2B 1B 1B 2B 2B 1B 2B 2B 1B 1B 2B
3B
3B
1B2B2B1B1B
1B1B 1B1B
3B 3B
1B
2B
2B
2B
2B
1B
1B
1B
3B2B2B2B
2B1B1B
1B2B
2B1B
2B
2B
2B
1B
3B
1B
1B1B2B
2B
3B 2B 2B
ELEV ELEV Trash Room STAIR
STAIR
ELEV
ELEV
Trash Room STAIR
Utility
Utility
Bike Storage
Resident Storage
Resident Storage Bike Storage
LUA20-000305
Block B Level 07 Floor PlanDevCo | Solera Renton
May 5, 2021
MP-07.6Master Site Plan Modification / Site Plan Review
Blocks A & B
25'50'100'0'
1" = 20'-0"1 Block B Level 7 Floor Plan
MP-09.1
1
MP-08.11
MP-08.1
5
MP-08.1 2
MP-08.1
4
3
MP-08.2
2
MP-08.2
4
MP-08.2
5
MP-08.2
E
A
F.3
J
MP-08.1 3
MP-09.12
3
19 2114
H
E.3
C.5
A
1
MP-08.2
LUA20-000305
Block B - Roof PlanDevCo | Solera Renton
May 5, 2021
MP-07.7Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block B Level 07 Floor Plan
MAX. BUILDING HEIGHT
422' -11 5/32"
LEVEL B-2
360' -9"
LEVEL B-3
371' -9"
LEVEL B-4
380' -11 3/4"
LEVEL B-5
390' -1 1/2"
LEVEL B-6
399' -3 1/4"
LEVEL B-7
409' -6 1/2"
LEVEL B-1
350' -3"
TOP PL. B
418' -0"
BLOCK B GRADE PLANE
352' -11 5/32"
MAX. BUILDING HEIGHT
422' -11 5/32"
LEVEL B-2
360' -9"
LEVEL B-3
371' -9"
LEVEL B-4
380' -11 3/4"
LEVEL B-5
390' -1 1/2"
LEVEL B-6
399' -3 1/4"
LEVEL B-7
409' -6 1/2"
LEVEL B-1
350' -3"
TOP PL. B
418' -0"
BLOCK B GRADE PLANE
352' -11 5/32"
MAX. BUILDING HEIGHT
422' -11 5/32"
LEVEL B-2
360' -9"
LEVEL B-3
371' -9"
LEVEL B-4
380' -11 3/4"
LEVEL B-5
390' -1 1/2"
LEVEL B-6
399' -3 1/4"
LEVEL B-7
409' -6 1/2"
LEVEL B-1
350' -3"
LEVEL B-P1
341' -0"
TOP PL. B
418' -0"
BLOCK B GRADE PLANE
352' -11 5/32"
MAX. BUILDING HEIGHT
422' -11 5/32"
LEVEL B-2
360' -9"
LEVEL B-3
371' -9"
LEVEL B-4
380' -11 3/4"
LEVEL B-5
390' -1 1/2"
LEVEL B-6
399' -3 1/4"
LEVEL B-7
409' -6 1/2"
LEVEL B-1
350' -3"
LEVEL B-P1
341' -0"
TOP PL. B
418' -0"
BLOCK B GRADE PLANE
352' -11 5/32"
EXTERIOR FINISHES
FCP-1
FCP-2
FCP-3
FCL-1
FCL-2
ACM-1
ACM-2
BR-1
FIBER CEMENT PANEL - COBBLESTONE PANEL
FIBER CEMENT PANEL - GRAY SLATE PANEL
FIBER CEMENT PANEL - NIGHT GRAY PANEL
FIBER CEMENT PANEL - RUSTICSERIES
4A - ASPEN RIDGE LAP, 4B - CARIBOU TRAILS LAP
ALUMINIUM COMPOSITE MATERIAL - STATUARY BRONZE
ALUMINIUM COMPOSITE MATERIAL - EBONY
BRICK - EBONY
MAX. BUILDING HEIGHT
422' -11 5/32"
LEVEL B-2
360' -9"
LEVEL B-3
371' -9"
LEVEL B-4
380' -11 3/4"
LEVEL B-5
390' -1 1/2"
LEVEL B-6
399' -3 1/4"
LEVEL B-7
409' -6 1/2"
LEVEL B-1
350' -3"
LEVEL B-P1
341' -0"
TOP PL. B
418' -0"
BLOCK B GRADE PLANE
352' -11 5/32"
LEVEL B-PIT
336' -0"
FCP-1 FCP-3 FCP-2 FCL-2 CARIBOU TRAILS
MATERIAL PALETTE
COBBLESTONE NIGHT GRAYGRAY SLATE BR-1 EBONY BRICKACM-2 EBONYACM-1 STATUARY BRONZE
LUA20-000305
Block B - ElevationsDevCo | Solera Renton
May 5, 2021
MP-08.1Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"1 Block B - North Elevation
1" = 20'-0"5 Block B - East Elevation - 2
1" = 20'-0"2 Block B - South Elevation - 1
1" = 20'-0"4 Block B - West Elevation
1" = 20'-0"3 Block B - South Elevation - 2
LEVEL B-2
360' -9"
LEVEL B-3
371' -9"
LEVEL B-4
380' -11 3/4"
LEVEL B-5
390' -1 1/2"
LEVEL B-6
399' -3 1/4"
LEVEL B-7
409' -6 1/2"
LEVEL B-1
350' -3"
LEVEL B-P1
341' -0"
ROOF B.
419' -0"
Daycare
Stairs
TYPE VATYPE IAOffice
Bike Parking
Commercial
Lobby and Amenity
MAX. BUILDING HEIGHT
422' -11 5/32"
LEVEL B-2
360' -9"
LEVEL B-3
371' -9"
LEVEL B-4
380' -11 3/4"
LEVEL B-5
390' -1 1/2"
LEVEL B-6
399' -3 1/4"
LEVEL B-7
409' -6 1/2"
LEVEL B-1
350' -3"
LEVEL B-P1
341' -0"
TOP PL. B
418' -0"
BLOCK B GRADE PLANE
352' -11 5/32"
Parking Entry TYPE V-ATYPE I-ATYPE VATYPE IAParking
Daycare Parking
Lobby and Amenity
Courtyard
MAX. BUILDING HEIGHT
422' -11 5/32"
LEVEL B-2
360' -9"
LEVEL B-3
371' -9"
LEVEL B-4
380' -11 3/4"
LEVEL B-5
390' -1 1/2"
LEVEL B-6
399' -3 1/4"
LEVEL B-7
409' -6 1/2"
LEVEL B-1
350' -3"
LEVEL B-P1
341' -0"
TOP PL. B
418' -0"
BLOCK B GRADE PLANE
352' -11 5/32"
LEVEL B-PIT
336' -0"TYPE VATYPE IATYPE VATYPE IALEVEL B-2
360' -9"
LEVEL B-3
371' -9"
LEVEL B-4
380' -11 3/4"
LEVEL B-5
390' -1 1/2"
LEVEL B-6
399' -3 1/4"
LEVEL B-7
409' -6 1/2"
LEVEL B-1
350' -3"
LEVEL B-P1
341' -0"
ROOF B.
419' -0"
Parking
Retail
Stairs TYPE VATYPE IACourtyard
2 Story Ground
Floor UnitsTYPE VATYPE IAMAX. BUILDING HEIGHT
422' -11 5/32"
LEVEL B-2
360' -9"
LEVEL B-3
371' -9"
LEVEL B-4
380' -11 3/4"
LEVEL B-5
390' -1 1/2"
LEVEL B-6
399' -3 1/4"
LEVEL B-7
409' -6 1/2"
LEVEL B-1
350' -3"
LEVEL B-P1
341' -0"
TOP PL. B
418' -0"
BLOCK B GRADE PLANE
352' -11 5/32"
LEVEL B-PIT
336' -0"
DaycareType IATYPE VARoof Deck
LUA20-000305
Block B - Building SectionsDevCo | Solera Renton
May 5, 2021
MP-08.2Master Site Plan Modification / Site Plan Review
Blocks A & B
5'10'20'40'0'
1" = 20'-0"2 Building B Cross Section
1" = 20'-0"4 Building B Cross Section
1" = 20'-0"5 Building B Long Section
1" = 20'-0"3 Building B Cross Section
1" = 20'-0"1 Building B Cross Section
EXTERIOR FINISHES
FCP-1
FCP-2
FCP-3
FCL-1
FCL-2
ACM-1
ACM-2
BR-1
FIBER CEMENT PANEL - COBBLESTONE PANEL
FIBER CEMENT PANEL - GRAY SLATE PANEL
FIBER CEMENT PANEL - NIGHT GRAY PANEL
FIBER CEMENT PANEL - RUSTICSERIES
4A - ASPEN RIDGE LAP, 4B - CARIBOU TRAILS LAP
ALUMINIUM COMPOSITE MATERIAL - STATUARY BRONZE
ALUMINIUM COMPOSITE MATERIAL - EBONY
BRICK - EBONY
FCP-1 FCP-3 FCP-2
FCL-1 ASPEN RIDGE
MATERIAL PALETTE
COBBLESTONE NIGHT GRAYGRAY SLATE BR-1 EBONY BRICKACM-2 EBONYACM-1 STATUARY BRONZEFCL-2 CARIBOU TRAILS
LUA20-000305
Gateway Elevations & PerspectiveDevCo | Solera Renton
May 5, 2021
MP-09.1Master Site Plan Modification / Site Plan Review
Blocks A & B
8'16'32'64'0'
1/32" = 1'-0"1 SUNSET BLVD ELEVATION AT 11th
1/32" = 1'-0"2 SUNSET LANE ELEVATION AT 11th
3 Gateway Perspective
FCP-1
FCP-3
FCP-2
FCL-1 ASPEN RIDGE
BR-1 EBONY BRICK
MATERIAL PALETTE
SANDSTONE BEIGE
IRON GRAY
GRAY SLATE
ACM-2 EBONY
ACM-1 STATUARY BRONZE
FCL-2 CARIBOU TRAILS
LUA20-000305
Primary View ADevCo | Solera Renton
May 5, 2021
MP-09.2Master Site Plan Modification / Site Plan Review
Blocks A & B
PRIMARY-Block A on Sunset
FCP-1
FCP-3
FCP-2
FCL-1 ASPEN RIDGE
BR-1 EBONY BRICK
MATERIAL PALETTE
SANDSTONE BEIGE
IRON GRAY
GRAY SLATE
ACM-2 EBONY
ACM-1 STATUARY BRONZE
FCL-2 CARIBOU TRAILS
LUA20-000305
Primary View BDevCo | Solera Renton
May 5, 2021
MP-09.3Master Site Plan Modification / Site Plan Review
Blocks A & B
PRIMARY-Block A townhouse Stoops
FCP-1
FCP-3
FCP-2
FCL-1 ASPEN RIDGE
BR-1 EBONY BRICK
MATERIAL PALETTE
SANDSTONE BEIGE
IRON GRAY
GRAY SLATE
ACM-2 EBONY
ACM-1 STATUARY BRONZE
FCL-2 CARIBOU TRAILS
LUA20-000305
Primary View CDevCo | Solera Renton
May 5, 2021
MP-09.4Master Site Plan Modification / Site Plan Review
Blocks A & B
PRIMARY-Block B Jefferson Entry
FCP-1
FCP-3
FCP-2
FCL-1 ASPEN RIDGE
BR-1 EBONY BRICK
MATERIAL PALETTE
SANDSTONE BEIGE
IRON GRAY
GRAY SLATE
ACM-2 EBONY
ACM-1 STATUARY BRONZE
FCL-2 CARIBOU TRAILS
LUA20-000305
Primary View DDevCo | Solera Renton
May 5, 2021
MP-09.5Master Site Plan Modification / Site Plan Review
Blocks A & B
PRIMARY-Block A Kirkland Ave
FCP-1
FCP-3
FCP-2
FCL-1 ASPEN RIDGE
BR-1 EBONY BRICK
MATERIAL PALETTE
SANDSTONE BEIGE
IRON GRAY
GRAY SLATE
ACM-2 EBONY
ACM-1 STATUARY BRONZE
FCL-2 CARIBOU TRAILS
LUA20-000305
Primary View EDevCo | Solera Renton
May 5, 2021
MP-09.6Master Site Plan Modification / Site Plan Review
Blocks A & B
Daycare Perspective - Looking North on Sunset Ln
FCP-1
FCP-3
FCP-2
FCL-1 ASPEN RIDGE
BR-1 EBONY BRICK
MATERIAL PALETTE
SANDSTONE BEIGE
IRON GRAY
GRAY SLATE
ACM-2 EBONY
ACM-1 STATUARY BRONZE
FCL-2 CARIBOU TRAILS
LUA20-000305
Primary View FDevCo | Solera Renton
May 5, 2021
MP-09.7Master Site Plan Modification / Site Plan Review
Blocks A & B
MP-3D-SE corner - BlockB Daycare
LUA20-000305
PerspectivesDevCo | Solera Renton
May 5, 2021
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
LUA20-000305
PerspectivesDevCo | Solera Renton
May 5, 2021
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'
Mechanical Screen
LUA20-000305
Commercial Area VignettesDevCo | Solera Renton
May 5, 2021
MP-09.10Master Site Plan Modification / Site Plan Review
Blocks A & B
1/8" = 1'-0"2 Enlarged Commercial Area Elevation1Commercial Area Perspective
LUA20-000305
Ground-Floor Units VignettesDevCo | Solera Renton
May 5, 2021
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 - for Lanscape only
LUA20-000305
DayCare VignettesDevCo | Solera Renton
May 5, 2021
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
LUA20-000305
Primary View GDevCo | Solera Renton
May 5, 2021
MP-09.13Master Site Plan Modification / Site Plan Review
Blocks A & B
Looking South along Jefferson
LUA20-000305
Primary View HDevCo | Solera Renton
May 5, 2021
MP-09.14Master Site Plan Modification / Site Plan Review
Blocks A & B
Looking North along Jefferson
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 '126'69'16'41'11'12'18'11'12'46'11'
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
37'24'70' to Grade PlaneLUA20-000305
Block A - Modulation DiagramsDevCo | Solera Renton
May 5, 2021
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 beyon d 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.
B
C
C
D
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
A
4 4 0 ' - 0 "
1 3 6 ' - 0 "1 6 ' - 0 "1 3 6 ' - 0 "1 6 ' - 0 "
1 3 6 ' - 0 "15' - 3 1/4"64' - 8 3/4"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 '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 5' depth of
modulation at balconies
8 '1 2 '2 1 '1 2 '2 2 '1 2 '2 6 '11'
1 2 '1 2 '2 3 '1 2 '2 3 '1 5 '1 5 '1 3 '1 2 '2 3 '1 5 '1 5 '2 3 '1 2 '1 0 '2 6 '1 3 '8'
7 '9 5 '2 0 '7 7 '2 0 '9 8 '4 2 9 '1 1 3 'LUA20-000305
Block B - Modulation DiagramsDevCo | Solera Renton
May 5, 2021
MP-10.1Master Site Plan Modification / Site Plan Review
Blocks A & B
1 Block B - Minimum Modulation
3 Block B - Proposed Modulation
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 beyon d what is
already required in Urban Design District D Regulations."
A
A
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
F
LUA20-000305
Urban Design Regulation ComplianceDevCo | Solera Renton
May 5, 2021
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
LUA20-000305
Gateway PerspectiveDevCo | Solera Renton
May 5, 2021
MP-10.3Master Site Plan Modification / Site Plan Review
Blocks A & B
Gateway Perspective