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HomeMy WebLinkAboutExh60_Updated Architectural Plan / Phasing PlanDevCo | 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