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HomeMy WebLinkAboutExh.01_SR_HEX_Solera_Mod_LUA20000305_210202.v2DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx A. REPORT TO THE HEARING EXAMINER Hearing Date: February 2, 2021 Project File/Name: PR18-000333 Solera Master Plan Land Use File Number: LUA20-000305, SA-M, PP, SA-H, MOD Project Manager: Matt Herrera, Senior Planner Owner/Applicant/Contact: Tom Neubauer, Solera Manager LLC, 10900 NE 8th Street, Suite 120, Bellevue, WA 98004 Mark Gropper, Renton Housing Authority, 2900 NE 10th St, Renton, WA 98056 Project Location: 2805, 2822, 2834 Sunset Ln NE; 2950, 2902, 2806 NE Sunset Blvd; 1171 Kirkland Ave NE; 975 NE 12th St Project Summary: The applicant is requesting a Modification to the previously approved Master Plan and Preliminary Plat Approval, Site Plan Review for Blocks A and B of the Master Site Plan, and Street Modification for a proposed mixed use development that would include 651 multi-family residential units and approximately 38,900 square feet of commercial space located on a 10.8 acres site at 2902 NE Sunset Blvd. The subject property would contain two mixed use buildings along the NE Sunset Blvd frontage, referred to as Blocks A and B on the master site plan. Blocks A and B would contain 555 multi-family units, of which 277 units would be affordable, and each building would contain ground floor commercial space. The subject property would also contain approximately 96 fee-simple townhomes, referred to as Blocks C and D in the master plan, utilizing the unit lot subdivision provisions. Residential density on the subject property would result in approximately 71 dwelling units per net acre. The master plan would contain approximately 1,024 off-street parking spaces located within the mixed-use buildings, townhome units, and a 13-space primary surface load/unload zone. The existing Greater Hi-Lands Shopping Center would be removed. Public street improvements would be constructed providing access through the site. Private alleys are proposed for vehicle access to townhome units. Street frontage improvements would be constructed along the site’s periphery. Proposed drainage improvements include the use of bioretention planters and an underground infiltration facility. Site Area: 10.8 acres City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 2 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx B. EXHIBITS: Exhibit 1: Staff Report to the Hearing Examiner Exhibit 2: Modified Master Site Plan Exhibit 3: Solera Master Plan Decision 2018/2019 Exhibit 4: Standstill Agreement Exhibit 5: Hearing Examiner Appeal Exhibit 6: Neighborhood Meeting Materials Exhibit 7: Applicant Project Narrative and Urban Design Report Exhibit 8: Neighborhood Detail Map Exhibit 9: ALTA and Topographic Survey Exhibit 10: Agency and Tribe Comments Exhibit 11: Sunset Planned Action Ordinance Exhibit 12: Sunset Area Planned Action EIS Exhibit 13: Environmental Review Committee Concurrence Memorandum Exhibit 14: Modified Preliminary Plat Exhibit 15: Modified Phasing Plan Exhibit 16: Development Summary Exhibit 17: Conceptual Landscaping Plan Exhibit 18: Market Rate and Affordable Layout Exhibit 19: Block A Floor Plans Exhibit 20: Block B Floor Plans Exhibit 21: Block A Building Sections Exhibit 22: Block B Building Sections Exhibit 23: Block A Elevations Exhibit 24: Block B Elevations Exhibit 25: Birdseye Northeast and Southwest Views Exhibit 26: Sunset Blvd/Sunset LN Perspectives and Material Palette Exhibit 27: Block A and B Renderings Exhibit 28: Block A and B Perspectives/Vignettes Exhibit 29: Massing and Modulation Diagrams Exhibit 30: Arborist Report prepared by Creative Landscape Solutions, dated December 16, 2020 Exhibit 31: Tree Retention Plan Exhibit 32: Parking Analysis prepared by TENW, dated November 20, 2020 Exhibit 33: Fencing Plan Exhibit 34: Grading Plan – Conceptual Landscaping Plan Exhibit 35: Lighting Plan Exhibit 36: Open Space Plan Exhibit 37: Preliminary Sign Package Exhibit 38: Transportation Consistency Analysis prepared by TENW, dated November 24, 2020 Exhibit 39: Road Plan Exhibit 40: NE Sunset Blvd Access Schematic Exhibit 41: Applicant EIS Mitigation Narrative Exhibit 42: Drainage Report prepared by KPFF, dated December 2020 Exhibit 43: Drainage Plan Exhibit 44: Geotechnical Report prepared by Earth Solutions NW, dated September 28, 2020 City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 3 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Exhibit 45: Utility Plan Exhibit 46: Grading Plan – Civil Exhibit 47: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Solera Manager, LLC, 10900 NE 8th St., Suite 1200, Bellevue, WA 98004 / Renton Housing Authority, 2900 NE 10th St, Renton, WA 98056 2. Zoning Classification: Center Village (CV) Urban Design District ‘D’ (Blocks A and B) and Residential Design and Open Space Standards (Blocks and D) 3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) 4. Existing Site Use: Vacant Shopping Center 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: Multifamily Residential and Fire Station / CV zone b. East: Commercial Retail / CV zone c. South: Commercial Retail, Public Library, and Public Park / CV zone d. West: Multifamily Residential / CV zone 7. Site Area: 10.8 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Epstein Annexation N/A 1246 04/16/1946 Sunset Area Planned Action EIS LUA10-052 N/A 06/06/2011 Renton Sunset Terrace Redevelopment Master Plan LUA14-001475 N/A 01/14/2015 Sunset Area Planned Action Ordinance (Revised) N/A 5813 08/08/2016 Solera Master Plan LUA18-000490 N/A 01/30/2019 E. PUBLIC SERVICES: 6. Existing Utilities City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 4 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx a. Water: Water service is provided by the City of Renton. There are existing water mains in the following locations: • There is an existing (low-pressure) 8-inch City water main located in Sunset Lane NE with a capacity of 1,000 gallons per minute (gpm). • There is an existing 12-inch City water main located in NE 10th Street. • There is an existing 8-inch City water main located in NE 12th Street with a maximum capacity of 2,000 gpm. • There is an existing 10-inch City water main located in Kirkland Ave NE with a maximum capacity of 3,300 gpm. • There is an existing 12-inch City water main located in NE Sunset Blvd with a maximum capacity of 4,000 gpm. • There is an existing 12-inch City water main stub located within a public easement in the parking lot of the neighboring Sunset Court Apartments. b. Sewer: Sewer service is provided by the City of Renton. There are existing sewer main in the following locations: • There is an existing 8-inch wastewater main located in Sunset Lane NE • There is an existing 8-inch wastewater main located in the vacated right-of-way of Harrington Place NE • There is an existing 8-inch wastewater main located in NE 10th Street. • There is an existing 18-inch wastewater main located in NE Sunset Blvd • There is an existing 8-inch wastewater main located in NE 12th Street • There is an existing private 8-inch wastewater main located in parcel number -1405 and the northwest portion of parcel -1205 which connects into a catch basin in NE 12th Street c. Surface/Storm Water: There are existing stormwater mains in the following locations: • There is an existing 36-inch stormwater main located in NE 12th Street. • There is an existing 12-inch stormwater main located in Harrington Place NE. • There is an existing 18-inch stormwater main located in NE Sunset Blvd. • There is an existing 12-inch stormwater main located in NE 10th Street. The proposed project is within the City of Renton’s Sunset Lane NE Improvement Plan, which includes the following drainage improvements recently completed by the City: • Installation of a new 12-inch City storm main located in NE 10th Street. • Installation of a new bioretention filtration unit located in the planter strip along NE 10th Street. The Sunset Regional Stormwater Facility, which consists of bioretention cells to infiltrate stormwater, is located in the northeast corner of Sunset Neighborhood Park. A portion of the tributary area directed to the regional facility includes approximately 0.77 acres of the Greater Hi-Land Shopping Center north of NE 10th Street. 2. Streets: The proposed development contains frontage along the following public streets: • Sunset Lane NE along the west property line(s) (internal to the site) of parcel number 7227801205. Sunset Lane NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 50 feet. No frontage improvements currently exist along Sunset Lane NE. • NE 10th Street along the south property line(s). NE 10th Street is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 feet. Existing frontage along NE 10th Street includes a new 8-ft sidewalk, landscape strip (width varies from 8-ft to 14-ft based on roadway alignment), 6-foot parking lane with pedestrian bulb-outs on both the north and south sides, 0.5-ft curb and gutter. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 5 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx • NE 12th Street along the north property line(s). NE 12th Street is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 50 feet. Existing frontage along NE 12th Street includes a 5-ft sidewalk and 0.5-ft curb and gutter. • Kirkland Ave NE along the northeast property line(s). Kirkland Ave NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 feet. Existing frontage along Kirkland Ave NE includes a 6-ft sidewalk, 6-ft landscape strip, and 0.5-ft curb and gutter. • NE Sunset Blvd (SR 900) along the east property line(s). NE Sunset Blvd is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 100 feet. Existing frontage along NE Sunset Blvd includes a 5-ft sidewalk and 0.5-ft curb and gutter. • Harrington Place NE along the west property line(s). Harrington Place NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 50 feet. Existing frontage along Harrington Place NE includes a 6-ft sidewalk and 0.5-ft curb and gutter. 7. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 3. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards e. Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN, CV, and CA) 4. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-100: Urban Design Regulations 5. Chapter 4 City-Wide Property Development Standards 6. Chapter 6 Streets and Utility Standards a. Section 4-6-030: Drainage (Surface Water) Standards b. Section 4-6-040: Sanitary Sewer Standards c. Section 4-6-060: Street Standards d. Section 4-6-080: Water Service Standards 7. Chapter 7 Subdivision Regulations 8. Chapter 9 Permits – Specific a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 9. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1) Land Use Element 2) Transportation Element 3) Housing and Human Services Element H. FINDINGS OF FACT (FOF): 1. The City accepted the above master application for review on December 16, 2020 and determined the application complete on December 22 2020. The project complies with the 120-day review period. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 6 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx 2. The City and applicant executed a “Standstill Agreement” (Exhibit 4) following the City’s rejection of a submitted minor modification application and subsequent Hearing Examiner appeal filed by the applicant (Exhibit 5). The Standstill Agreement identifes, in part, the permits within the master application, milestones for processing and review, acknowledgement of validity of existing Solera approvals, specific designs aspects, and vesting. 3. As provided in the Standstill Agreement, the master application is vested to the provisions of Renton Municipal Code (RMC) in effect at the time of the initial Solera Master Plan (Exhibit 3) complete application date of August 7, 2018 with the exception of those standards set forth in the Standstill Agreement and identified in applicable Findings of Fact of this report. 4. The applicant’s modified master site plan (Exhibit 2) requests modifications that generally include increases to total residential area, increase in total flat units, decrease in total townhome units, increased parking spaces, and street improvement alterations. Under the Standstill Agreement (Exhibit 4), staff and the applicant anticipated that the public hearing would be held on February 2, 2021, placing January 26, 2021 as the deadline for issuance of the staff report to the Hearing Examiner. Until January 25, 2021 (the day before this staff report was due), the applicant also proposed to incorporate 277 affordable units into Blocks A and B (Exhibit 18) where the intial master plan anticipated a 100-percent market rate development, and staff completed its analysis and report based on that proposal. However, on January 25 and 26, 2021, the applicant informed staff that – due to the availability of project financing – the applicant intends to change the number of affordable units in the project, as well as the distribution of the affordable units between Blocks A and B. The applicant indicated that such changes will not be inconsistant with the terms of the Standstill Agreement, but the applicant informed staff that such changes may result in project design changes such as adding one (1) story from Block A and/or B. The applicant informed staff that the extent of the design changes is being worked through and is not yet known at the issuance of this report. Given the timing of this new information, defining the thresholds for a major modification or a minor modification for this project is necessary, as follows: a. Project changes will be reviewed as a major modification (in other words, as a new application) unless they meet the scope for a minor modification, below. b. Project changes will be reviewed as a minor modification by administrative determination, if the proposed changes do not: i. Involve more than a ten percent (10%) increase or decrease in any measurable aspect of the approved plan such as, but not limited to, area, scale, building height, density, commercial area, amenities, public or private open space, landscaping, parking spaces, building materials (e.g., glazing) etc.; ii. Have a substantially greater impact on the environment and/or public facilities than the approved plan; iii. Change the boundaries of the originally approved plan; and iv. Substantially alter a key feature of the approved plan. 5. A neighborhood meeting was held via Zoom on October 20, 2020 (Exhibit 6) with 36 attendees that included residents, applicant with consultants, and City staff. Questions and comments regarding the proposal inlcuded the following subjects: unit sale or rental; affordable and market rate mix; daycare; construction timeline; amenities; parking; commercial space use; and sustainable building. 6. The project encompasses six (6) parcels located 2805, 2822, 2834 Sunset Ln NE; 2950, 2902, 2806 NE Sunset Blvd; 1171 Kirkland Ave NE; 975 NE 12th St (Exhibits 8 and 9). 7. The project site is currently vacant strip retail (Hi-Lands Shopping Center) in varying stages of demolition and a vacant parcel (Piha site). City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 7 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx 8. Access to the site would be provided via NE 10th Street, NE Sunset Blvd, NE 12th St, and Harrington Place NE. A new internal street alignment would extend from NE 10th St and align with Jefferson Ave NE and extend from Harrington Place NE and connect to NE Sunset Blvd. 9. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 10. The site is located within the Center Village (CV) zoning classification and within Design District ‘D’. 11. There are approximately 31 trees located on-site of which 13 are identified as significant trees. The applicant proposes to retain one (1) significant tree. 12. There are no Critical Areas on the subject property. 13. Approximately 30,000 cubic yards of material would be cut on-site and approximately 15,000 cubic yards of structural fill is proposed to be brought into the site. 14. The applicant is proposing to begin construction in the second quarter of 2021 for master site plan infrastructure and construction of Blocks A and B and end in January 2024. Townhome construction start and end dates have not yet been determined. 15. Staff received a timely one (1) comment from the Washington State Department of Transportation (WSDOT) (Exhibit 10) related to the applicant’s transportation analysis. See FOF 25 Site Plan Review: Transportation for discussion related to WSDOT’s comments. A comment was submitted by the Duwamish Tribe after the expiration date of January 5, 2021 identified on the Notice of Application related to archeological review of the project. See FOF 25 Site Plan Review: Planned Action Consistency for discussion related to Duwamish Tribe comments. 16. The application requests to modify the five (5) proposed phases from the initial master plan approval to three (3) phases as shown on the modified phasing plan (Exhibit 15). The application includes the site plan review for phases one (1) and two (2) referred to as Blocks A and B, respectively and street modification related to a parking lane addition to NE 11th St and Sunset Lane NE and angled parking along NE Sunset Blvd. A separate site plan review approval and unit lot subdivision would be required for phase three (3) referred to as Blocks C and D in the modified master site plan. 17. Portions of NE 11th St within the master plan site would require a street vacation based on proposed improvements on Block D. The street vacation process requires separate approval from City Council. Preliminary approval of the street vacation would be required to occur prior to civil construction permit issuance as outline in the initial master plan approval (Exhibit 3). 18. The application includes a modification to the preliminary plat (Exhibit 14). The US Bank building and Townhome Block R4 would no longer remain within the northeastern portion of the subject property replaced with Block A and a single mixed-use building. Townhome Blocks R1, R3, and Alley C would no longer remain in the southeastern portion of the subject property replaced with Block B and a single mixed-use building. The unit lot subdivision is reduced to approximately 96 lots and 9 tracts within Blocks C and D. 19. The subject property is located within the Sunset Planned Action Area where a Planned Action Ordinance (Ord. 5813) (Exhibit 11) was adopted in accordance with the State Environmental Policy Act (SEPA) for redevelopment of the Sunset Highlands Area. The Final EIS document was issued April 1, 2011 (Exhibit 12). 20. The Environmental Review Committee (ERC) reviewed the Solera Master Plan and preliminary plat modification, Block A and Block B Site Plan Review, and street modification application and issued a Concurrence Memo designating the proposal a planned action (Exhibit 13). Therefore, the project would not require a SEPA threshold determination, preparation of an EIS, or be subject to further environmental review pursuant to SEPA. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 8 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx 21. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 22. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of mixed-use developments and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Policy L-2: Support compact urban development to improve health outcomes, support transit use, maximize land use efficiency, and maximize public investment in infrastructure and services. ✓ Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: 1. Development of new single-family neighborhoods on large tracts of land outside the City Center, 2. Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed-Use designations, and 3. Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-J: Develop well-balanced, attractive, convenient Centers serving the City and the region that create investment opportunities in urban scale development, promote housing close to employment and commercial areas, reduce dependency on automobiles, maximize public investment in infrastructure and services, and promote healthy communities. ✓ Goal L-L: Transform concentrations of linear form commercial areas into multi-use neighborhood centers characterized by enhanced site planning, efficient parking design, coordinated access for all modes of transportation, pedestrian linkages from adjacent uses and nearby neighborhoods, and boulevard treatment. ✓ Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality. ✓ Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 9 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx ✓ Goal L-EE: Build neighborhoods that promote community resiliency through healthy lifestyles, active transportation, proximity to goods and services, access to local fresh food, environmental sustainability, and a feeling of community. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-47: Accommodate change in a way that maintains Renton’s livability and natural beauty. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. ✓ Policy L-51: Include human-scale features such as pedestrian pathways, quality landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. ✓ Policy L-52: Orient buildings in developments toward the street or a common area, rather than toward parking lots. ✓ Policy L-56: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide for respite, recreation, and sun/shade. ✓ Policy L-57: Provide complete arranged as an interconnecting network or grid. Locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. Discourage dead-end streets and cul-de-sacs. ✓ Policy T-1: Develop a connected network of transportation facilities where public streets are planned, designed, constructed, and maintained for safe convenient travel of all users – motor vehicle drivers as well as, pedestrians, bicyclists, and transit riders of all ages and abilities. ✓ Policy T-26: Ensure provision of safe and convenient storage and parking facilities for bicyclists. ✓ Policy T-45: Ensure that new development contributes its fair share of the cost of transportation facilities, programs and services needed to mitigate growth related transportation impacts. ✓ Policy HHS-9: Foster and locate new housing in proximity to Employment Centers and streets that have public transportation systems in place, and complements existing housing. ✓ Policy HHS-23: Support the link between land development and physical activity by increasing options for transit use, walking, and bicycling, such as providing physical connections between residential areas and schools and/or commercial development. 23. Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) is to provide an opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban rather than suburban development standards that supports transit-oriented development and pedestrian activity. Use allowances promote commercial and retail development opportunities for residents to shop locally. Uses and standards allow complementary, high-density residential development, and discourage garden-style, multi-family development. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120.A, if all conditions of approval are met: City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 10 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Compliance CV Zone Development Standards and Analysis Compliant if condition of approval is met Use: The applicant has proposed to construct attached dwelling units on the subject property in the form of mixed-use style apartments on the NE Sunset Blvd frontage and fee simple townhomes west of the proposed apartments. Staff Comment: The proposed use of the property remains consistent with the initial master plan decision and vested RMC 4-2-060C with special condition 73 that prohibits garden style apartments and ground floor commercial development at a minimum of seventy-five percent (75%) of the frontage of the building is required for all residential projects on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE. As shown on the floor plans (Exhibit 19 and 20), the ground floor commercial of Blocks A and B contain the minimum seventy-five percent (75%) of frontage along NE Sunset Blvd. Additionally, the commercial wraps the corners of Blocks A and B as stipulated in Section 6. Design Concept of the Standstill Agreement (Exhibit 4). As shown on the Block A floor plan (Exhibit 19), Block A contains approximately 12,740 square feet of gross ground floor commercial area. The space contains a depth of approximately 32-feet and as shown on the Block A building sections (Exhibit 21), a floor-to-ceiling height of approximately 18-feet. As shown on the Block B floor plan (Exhibit 20), Block B contains approximately 25,880 square feet of ground floor commercial space. The space along NE Sunset Blvd contains a depth of approximately 32-feet with the exception of a modulation on the southern portion of building where the depth decreases to 21-feet at its narrowest. A daycare space is located along the southern portion of the building. As shown on the Block B building section (Exhibit 20), the commercial space along NE Sunset Blvd contains a floor-to-ceiling height of 15-feet at the corner of NE 11th St. and as the grade slopes downward south along NE Sunset Blvd the floor-to-ceiling heights increase up to 20- feet. The average floor-to-ceiling height for the NE Sunset Blvd frontage would be 18- feet. Ground floor space along NE Sunset Blvd as indicated on the floor plans (Exhibits 19 and 20) and applicant’s narrative (Exhibit 7) is designed and intended for commercial space. No amenity space, temporary or permanent, is proposed with the ground floor spaces along NE Sunset Blvd and the wrap at the NE 11th St intersection, which would comply with Condition #1 of the initial Solera Master Plan decision (Exhibit 3). To comply with the Standstill Agreement staff recommends as a condition of approval the applicant submit revised floor plans with the building permit applications for Block A and Block B that provide at least one ground floor commercial space in each of Block A and B with grease traps and ventilation shafts for a commercial kitchen hood/exhaust; central plumbing line; and ADA compliant bathrooms shall be provided for all commercial ground floor space which may be provided through the use of common facilities. The revised floor plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. ✓ Density: The density range required in the CV zone is a minimum of 20.0 dwelling units per net acre to a maximum 80 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements from the gross site area. Staff Comment: The density calculation is based on the entire master plan site of 470,395 square feet or approximately 10.8 acres. Approximately 69,179 square feet or City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 11 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx approximately 1.6 acres would be dedicated as right-of-way or placed into tracts (vehicle alleys) resulting in 401,216 square feet or 9.2 net acres. The proposed 651 dwelling units would result in a net density of approximately 71 dwelling units per acre, which is within the range of the CV zone. Solera Master Plan Condition #2 (Exhibit 3) requires the applicant to record a covenant with the final plat ensuring that any future development within the plat or increases to density are consistent with the maximum density requirements as measured within the master site plan as a whole. Compliance with this condition would be reviewed with the future final plat application. ✓ Lot Dimensions: The minimum lot size required in the CV zone is 25,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: As shown on the modified preliminary plat (Exhibit 14), Blocks A, B, and parent site Block C contain range from approximately 112,600 square feet to approximately 119,600 square feet. Parent site Block D parent is approximately 55,500 square feet. The modified preliminary plat meets minimum lot size requirements for the CV zone. Parent site R1 is no longer a component of the subdivision and therefore Solera Site Plan Condition #3 is no longer applicable. ✓ Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. A maximum front yard setback of 20 ft. is required. The minimum secondary front setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. The maximum secondary front yard setback is 20 feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential. Staff Comment: As shown on the modified master site plan (Exhibit 2), a majority of the site complies with the 15-foot minimum and 20-foot maximum front yard setbacks. The subject property does not abut or is adjacent to a residential zoned lot therefore minimum side or year setbacks would not apply. Those areas that encroach into the 15- foot minimum setback or exceed the 20-foot maximum setback include the following areas: Blocks A and B – Similar to the initial Solera Master Plan approval (Exhibit 3) the applicant would construct both mixed use buildings along NE Sunset Blvd setback generally two (2) feet from the property line but at sections near the NE 11th intersection as close as approximately one (1) foot from the property line as shown on the modified master site plan (Exhibit 2). Staff maintains the support of the reduced setback as it better accommodates the modified frontage and provides on-street parking for the ground floor commercial. Both mixed use buildings are shown setback 15-feet from the NE 11th St and Sunset Lane NE. Block A and B buildings have active street frontages (front yards) on all sides with the exception of a portion of Block B west of the Shell fuel station on the corner of NE 10th St. Setbacks for Blocks A and B along NE 12th St, Kirkland Ave NE, and NE 10th St, respectively are setback greater than 20-feet. RMC 4-2-120C.15 allows a modification of the maximum front yard setback if pedestrian accommodations are provided to offset surface parking. Staff supports the increased setback as the applicant is required City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 12 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx to limit building coverage on the site to 75-percent and the increased setbacks aid in compliance with this limitation. No surface parking areas are proposed in these setback areas and they would be pedestrian oriented. Block A contains a pedestrian plaza type entrance along Kirkland Ave NE and the NE 12th frontage contains landscaping and front porch/yard features for the two (2) story units as shown in the conceptual landscaping plan (Exhibit 17). Block B along NE 10th would contain an open space, tot lot, seating, and street frontage landscaping. Block D – Previously referenced as Block R3 in the Solera Master Plan approval, Block D as it is now referred is shown within encroaching within the 15-front yard setback along NE 11th St. and Harrington Pl NE. Staff recommends modifying the language of the Solera Master Plan Condition #5 to reflect its modified name of Block D. Compliance of this condition would occur during future site plan review for Block D. ✓ Building Standards: The CV zone has a maximum building coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The maximum building height permitted is 50 ft., except 60 ft. if the ground floor of the building is in commercial use. Staff Comment: Permanent onsite parking for the master plan site would be provided within the mixed-use buildings on Blocks A and B. Parking for the townhomes in Blocks C and D would be provided in individual garages within each unit. A 13-space surface vehicle lot primarily used for the required pickup and dropoff area for the daycare would be provided abutting the southeastern portion of Block B between the mixed-use building and existing Shell fuel station. Based on the above, the site would qualify 75- percent maximum lot coverage. As shown on Block A and Block B floor plans (Exhibits 19 and 20), the lot coverage for Block A is 74.9-percent and Block B is 74.3-percent and thereby comply with maximum building coverage standards. Lot coverages for Blocks C and D would be verified for compliance during their respective future site plan reviews. The initial Solera Master Plan decision (Exhibit 3) provided conditional use permit approval for an increased maximum height for Block A (previously referred to as Mixed Use Building A) of 75-feet and increased maximum height for Block B (previously referred to as Mixed Use Building A) of 85-feet. As shown on the Block A and Block B elevations (Exhibits 23 and 24), proposed heights are less than initially proposed with each building approximately 70-feet in height and thereby meet the maximum heights granted by the master plan’s conditional use permit. Note the project is vested to the previous maximum height for mixed use buildings of 60-feet and the conditional use permit remains in effect to achieve the excess height. ✓ 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. The front entry of residential only uses shall be oriented to a public or private street developed to the required standards in RMC 4-6-060. Staff Comment: As shown on the modified master site plan (Exhibit 2), Blocks A and B would provide ground floor commercial along NE Sunset Blvd, NE 11th St, Kirkland Ave NE, NE 10th St and Sunset Lane NE. Primary entry features for each block are provided at the buildings corners at the intersection of NE 11th St and NE Sunset Blvd that include a chamfered entry under a unique fan glass awning and radius building corner. Secondary entries include smaller scale fan glass awnings and glazed entrances. See City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 13 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx FOF 24 Design District: Primary Entries for analysis and conditions related to the daycare entry on NE 10th St. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages with the exception of areas for required walkways, driveways, and where building setbacks are less than 10-feet. Minimum planting strip widths between the curb and sidewalk are eight (8) feet to be planted with City approved street trees and groundcover. Staff Comment: As shown on the conceptual landscaping plan (Exhibit 17), street frontage landscaping widths are shown to meet or the ability to meet the 10-foot wide minimum along the perimeters of Blocks A and B. A reduced street frontage landscaping approximately six (6) feet in width is shown on Block B between the two (2) story townhomes and the Sunset Lane NE sidewalk to accommodate private patio space. The landscaping regulations do not provide such an allowance and a condition will be recommended to revise this area in the final landscaping plan and provide the 10-foot width. No street frontage landscaping would be required along NE Sunset Blvd as the setbacks are reduced and the buildings on Blocks A and B would be constructed near the property line. Additionally, street frontage landscaping would not be required on NE 11th St abutting the ground floor commercial spaces and at the corners of NE 11th St and Sunset Lane NE as these areas are required walkways and required pedestrian oriented open space. Compliance review of tree, shrub, and ground cover species, quantity, size, and irrigation will occur with the civil construction permit application’s final detailed landscaping plan. Street improvements within the project and along it’s frontage will require an eight (8) foot wide planter strip between the curb and sidewalk with street trees and groundcover. Planter strips would be located on each side of Sunset Lane NE and NE 11th St and along the project’s frontage of Harrington Pl NE., NE 12th St., Kirkland Ave NE, and NE Sunset Blvd. The planter strip along NE Sunset Blvd is separated from the sidewalk to accommodate on street parking for ground floor commercial on Blocks A and B as approved in the initial master plan decision (Exhibit 3). Planter strips have been installed on NE 10th St as part of the City’s capital improvement to the abutting area. The conceptual landscaping plan (Exhibit 17) provide a general location and width of the planter strips with areas of proposed street trees and groundcover. Several proposed street tree species are not on the City Approved Street Tree List. Additionally, there appears to be gaps in the planter strip with perpendicular paved areas along Sunset Lane NE, NE 11th St., and Harrington Pl NE. These gaps will likely result in difficulty with appropriate tree spacing and an overall reduction in street tree planting as competition for adequate space already exists with utilities and street lighting. A recommended condition of approval related to street trees is included below. Staff recommends as a condition of approval, the applicant submit a detailed landscaping plan per the submittal requirements set forth in RMC 4-8-120D.12 that meets the applicable standards set forth in RMC 4-4-070: Landscaping with the civil construction permit application. The detailed landscaping plan shall incorporate street frontage landscaping 10-feet in width along Sunset Lane NE abutting the two-story townhomes on Block B where it is shown deficient on the conceptual landscaping plan (Exhibit 17). The detailed landscaping plan shall provide a full and continuous planter strip void of the perpendicular paved sections, except where approved by the Current Planning Project Manager, to aid in consistent street tree spacing and to achieve maximum planting capacity. Street tree spacing and planting capacity shall take City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 14 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx preference over stormwater bioretention facilities. The applicant shall coordinate with the Current Planning Project Manager with selection of street tree species from the City’s Approved Street Tree List. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 10 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: The arborist report prepared by Creative Landscape Solutions, dated December 16, 2020 (Exhibit 30) and tree retention plan (Exhibit 31) identify 32 onsite trees all located on Block A. Remaining trees are located on current or future rights-of- way and are not considered in the retention count. Of the 32 onsite trees, four (4) were identified as in poor health and excluded from the retention calculation thereby resulting in the site containing 28 significant trees. The 10-percent retention standard for commercial properties would require the applicant to retain three (3) of the 28 onsite significant trees after rounding the fraction up. Note that the arborist report incorrectly stated an onsite tree count of 34, however only 32 trees were located within the boundaries of Block A noted as trees 835-861 and 865-869 on the tree retention plan. The four (4) excluded trees within this group due to poor health were trees 840 and 844-846. The applicant has proposed to retain one (1) significant tree identified as Tree Tag #869 Japanese Maple 6-inch dbh and would remove the remaining 31 trees. Per RMC 4-4- 130H.1.e.i, the replacement ratio for retention trees that cannot be retained is 12 caliper inches per tree. The applicant has proposed to retain one (1) of the site’s three (3) required retention trees therefore a total of 24 caliper inches of replacement would be required (2 retention trees x 12 caliper inches). Staff recommends approval of replacement of the remaining two (2) retention trees due the size of the building footprint on Block A as it relates to the location of the onsite trees. To ensure compliance with the replacement, staff recommends the applicant provide a tree replacement exhibit as a component of the detailed landscape plan to be submitted with the civil construction permit application. The exhibit shall provide a table that includes the species, quantity, caliper inch of each replacement tree and corresponding plan of where those trees will be planted on the site. The tree replacement exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Due to the revised layout of Block A that includes a larger mixed use building and the removal of the US Bank building and a block of townhomes, staff recommends removing City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 15 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Condition #7 from the initial Solera Master Plan decision (Exhibit 3) that required the applicant to revise the arborist report and tree retention to consider the retention of trees 856-859 and 862-863 from the initial arborist report. See also FOF 28 for recommendations related to the initial Solera Master Plan conditions and modifications. Compliant if conditions of approval are met Parking: Required parking for residential uses 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. Commercial Uses: Parking may not be located between the building and the public street unless located within a structured parking garage. Mixed Use: Joint parking is required subject to RMC 4-4-080.E.3. Parking regulations for attached dwelling units require that a minimum of one (1) parking space per dwelling units be provided with of a maximum of 1.75 spaces allowed. Townhome units require a minimum of two (2) spaces per dwelling unit. Commercial uses such as retails sales and onsite services require a minimum and maximum of 2.5 spaces per 1,000 square feet and three (3) spaces per 1,000 square feet of net floor area, respectively. Eating and drinking establishments require a minimum and maximum of 10 spaces per 1,000 square feet of dining area. Daycare centers require a minimum and maximum of one (1) space for each employee and two (2) drop off/pick up spaces within 100 feet of the main entrance for every 25 clients of the program. Minimum parking stall dimensions for standard structured parking are eight feet, four inches (8'4") in width and sixteen feet (16') in length. Compact structured spaces minimum dimensions are seven feet, six inches (7'6") in width and thirteen feet (13') in length. Compact spaces shall not account for more than 50-percent of the structured parking spaces. The minimum width of the drive aisle is twenty-four feet (24'). Staff Comment: As shown on Block A floor plans (Exhibit 19), the mixed use building would contain 372 structured parking spaces on two (2) levels with the bottom floor accessed via a driveway on Sunset Lane NE near the intersection of NE 12th St and a second driveway accessing the second level on Kirkland Ave NE. Block A contains 248 attached dwelling units and 12,605 square feet commercial space. The commercial space use is speculative at the time of entitlement and the applicant has identified 11,605 square feet as retail sales and 1,000 square feet as eating and drinking establishment. The submitted development summary (Exhibit 16) assigned 30 spaces for the retail sales area and 10 spaces for the eating and drinking establishment. Deducting the commercial space allocation of 36 spaces (see four (4) space on-street parking credit description near the end of the parking section analysis), the remaining spaces available to residential units is 336 spaces or 1.35 spaces per unit. By allocating those commercial spaces temporarily to residential units during off-peak hours the ratio would increase to approximately 1.5 spaces per unit. As shown on Block B floor plans (Exhibit 20), the mixed use building would contain 471 structured parking spaces on three (3) levels with access via a driveway on the south side of the building abutting the Shell fuel station and driveway on NE 11th St. A 13- space surface area that would primarily be used for daycare loading and unloading would also access along the southern driveway that contains connective circulation City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 16 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx from NE 10th St and NE Sunset Blvd via an existing ingress/egress easement as noted on the survey (Exhibit 9). Block B contains 307 attached dwelling units and 13,000 square feet of speculative commercial space along NE Sunset Blvd and NE 11th St. The remaining commercial space is located along the NE 10th St and Sunset Lane NE frontage and would consist of a daycare center. Similar to Block A, the applicant has identified 12,000 square feet as retail sales and 1,000 square feet as eating and drinking establishment. Assignments of 30 spaces for the retail sales and 10 spaces for the eating and drinking establishment are shown in the applicant’s development summary. The applicant has indicated the daycare center would require 10 parking spaces for staff and eight (8) dropoff/pickup spaces based on the assumed staffing levels and participants. The surface lot is anticipated to provide all of the dropoff/pickup spaces and half of the staff spaces with remaining five (5) employees utilizing the structured parking. Deducting the commercial space allocation of 33 spaces (see 12 space on-street parking credit description below and note five (5) space need for daycare staff referenced above), the remaining spaces available to residential units is 438 spaces or 1.42 spaces per unit. By allocating those commercial spaces temporarily to residential units during off-peak hours the ratio would increase to approximately 1.53 spaces per unit. As stipulated by the standstill agreement (Exhibit 4), staff supports an onsite commercial parking credit for the parking spaces gained from the applicant modifying the previously approved 26 on-street parallel spaces along NE Sunset Blvd to the currently proposed 42 on-street angled parking spaces. The applicant has proposed that the 16-space commercial credit would apply to four (4) commercial spaces within Block A and the remaining 12 spaces allocated to Block B. A recommended condition of approval at the end of this section is intended, in part, to ensure residents of Blocks A and B do not park their vehicles in on-street spaces meant for the commercial spaces. As shown in Block A floor plans (Exhibit 19) and Block B floor plans (Exhibit 20), parking space dimensions range in width between eight (8) and nine (9) feet. Length of spaces are 16-feet and 18-feet. The approximately 32-percent of the spaces (269 stalls) are proposed to be compact. Blocks C and D are townhome units that would require two (2) spaces per unit. The two (2) spaces per unit are indicated in the applicant’s development summary (Exhibit 16) as 192 spaces for the 96 proposed townhomes (130 spaces for Block C and 62 spaces for Block D). Compliance with the townhome parking requirements would occur during their respective site plan reviews. The submitted parking analysis prepared by TENW, dated November 20, 2020 (Exhibit 32), indicates the applicant intends to implement a Transportation Demand Management Plan for the Solera proposal. Proposed measures include vanpooling/carpooling services, transit information, and commuter center. Staff supports these measures and would recommend additional measures that would reduce offsite parking and its impacts to residents in the surrounding neighborhood. Therefore, staff recommends as a condition of approval, the applicant submit a Transportation Demand Management Plan with the civil construction permit application. The plan’s primary purpose shall be to ensure residents of Solera are provided with off-street parking spaces for their vehicles with a secondary purpose of providing incentives for non-single occupancy vehicle trips. The plan shall guarantee a minimum of one (1) parking space for each unit in Blocks A and B via a unit number painted on the assigned space. Remaining spaces may be allocated to residents that City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 17 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx have an additional vehicle and for guest parking. The applicant shall ensure that residents have an assigned parking space for every vehicle owned by the resident via specific language in the resident rental agreement. The management of each building shall ensure that residents utilize the parking spaces in the garage instead of public on- street parking. The plan shall ensure that residents do not park their vehicles on the public street within ¼ mile of the site and the rental agreement shall indicate penalties for not utilizing the Solera parking garage. The plan shall provide trip reducing measures such as subsidized transit fares, vanpool/carpooling services, and commuter center. The plan shall also include a joint use parking arrangement that provides resident and guest parking in onsite commercial spaces during their respective business off-peak hours. The plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Compliant if conditions of approval are met Bicycle Parking: For commercial development, the number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. For the attached residential, bicycle parking is required at a rate of one-half (0.5) bicycle parking space per one (1) dwelling unit. Staff Comment: Block A contains 248 dwellings and 12,605 square feet of retail/eating and drinking establishments requiring 40 parking spaces and therefore the applicant would be required to provide 128 bicycle parking spaces. Block B contains 307 dwelling units, 13,000 square feet of retail/eating and drinking establishments requiring 40 spaces, daycare center requiring 10 spaces, and therefore the applicant would be required to provide 169 bicycle parking spaces. The applicant’s development summary (Exhibit 16) identifies Block A would provide 124 spaces and Block B would provide 154 spaces, both insufficient to meet their respective code requirements. Floor plans for Blocks A and B (Exhibits 19 and 20) indicate bicycle parking on level one (1) of Block B but there is no delineated bicycle parking space in Block A. Through correspondence with the applicant’s architect, interior programming of Block A remains underway during the site plan review and it is anticipated space would be provided on the ground floor of Block A and/or distributed throughout the floors of the building. To ensure adequate bicycle parking space is provided in Blocks A and B, staff recommends as a condition of approval, the applicant submit bicycle parking plans for Block A and Block B with their respective building permit applications. The plans shall identify the correct number of required bicycle parking spaces and provide graphic and narrative details of how the parking meets the storage, security, and space standards of RMC 4-4-080F.11.a and b. The bicycle parking plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Compliant if conditions of approval are met Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. Other materials may be used with the Administrator’s approval. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 18 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Staff Comment: The proposed fencing plan (Exhibit 33) identifies areas of wood board, chain-link, and aluminum picket fencing along with their respective material and installation details. A six (6) foot wood fence is proposed along the property line along the western boundary of Block C abutting the Sunset Court Apartments and Olympic Condominiums. A 42-inch aluminum picket fence is proposed along the edges of the play area/tot lot and pedestrian plaza on Block B. Block A contains the same fencing along the edge of a dog run area near the southwest portion of the building. Vinyl coated chain-link fencing four (4) feet in height is proposed on the podium of Blocks A and B along the edges of the play area structures. The proposed fencing does not exceed height limitations, is outside of the 10-foot wide street frontage landscaping, and not located within any clear zone areas. However, the fencing is not consistent throughout the development and chainlink is not a quality material commensurate with the surfacing and cladding that would be provided with the master plan. Therefore, staff recommends as a condition of approval, the applicant submit a revised fencing plan with the civil construction permit application that provides material details, height, and location of fencing on the master site plan. The fencing shall be consistent, high-quality, and commensurate to the materials that are used throughout the development. The fencing material shall be wood, ornamental, or comparable material as approved by the Current Planning Project Manager. Chainlink fencing shall not be accepted. The revised fencing plan shall be reviewed and approved by the Current Planning Project Manager prior permit issuance. The proposed grading plan component of the conceptual landscape plan (Exhibit 34) identifies a two terraced retaining wall with each wall approximately three (3) feet in height along the tot lot on the south side of Block B setback approximately 15-feet from the NE 10th St sidewalk. The terrace is approximately six (6) feet wide and contains landscaping at the base of each wall. The outdoor plaza and seating areas on Blocks A and B contain along NE 11th Street near the NE Sunset Blvd intersection contain walls that appear to be between two (2) feet in height and increasing to approximately six (6) feet in height as the grade slopes down west toward Sunset Lane NE. On top of the wall there would be a four (4) foot guard rail. The wall is setback three (3) feet from the NE 11th St sidewalk and contains shrubs and groundcover at the base of the wall. Additionally, the conceptual landscaping plan (Exhibit 17) identifies Boston Ivy planting that would presumably provide an aesthetic screen to the wall. Retaining wall materials and exterior finish were not provided. Additionally, detail sheets were not provided for the guard rail. To ensure the proposed retaining wall material and finish meet development standards and the guard rails compliment the plaza and gateway entry to the development staff recommends as a condition of approval the applicant submit material and exterior finish details for the retaining wall and four (4) foot guard rails with the civil construction permit application. Materials and exterior finishes of the walls shall meet the retaining wall standards and provide an anti-graffiti coating. Guard rails on top of the retaining wall shall provide high visibility to and from the public sidewalk with materials and aesthetic treatments that are consistent with the gateway entry to the development. The retaining wall and guard rail details shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. ✓ Refuse and Recycling: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 19 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: Based on the above reference total refuse and recycling space of 4.5 square feet per unit, the 555 multifamily dwelling units in Blocks A and B would require 2,496 square feet of total space for the residential component. The 15 square feet per 1,000 square feet would result in a total of 579 square feet for the commercial space in Blocks A and B. Total combined refuse and recycle space required for Blocks A and B would be 3,075 square feet. As provided in the analysis below, 4,480 square feet of combined space would be provided. As provided on the Block A floor plan (Exhibit 19), a 400 square foot consolidated pick- up area is located on the ground floor within the building along the Kirkland Ave NE frontage. On the northwest and southeast corners of the ground floor there are 100 square foot spaces where trash compactors are located. On each floor above the compactor space, there are corresponding 100 square foot spaces for refuse/recycle collection that would connect via chute to the ground floor compactors. When compactors are full, they are taken to the consolidated pick-up area noted above. As shown on the conceptual landscaping plan (Exhibit 17), a paved spur is provided from the vehicle garage entrance for the hauler to reach the centralized pick-up area. The total refuse and recycling space provided in Block A is 1,500 square feet. As provided on the Block B floor plan (Exhibit 20), a 1,520 square foot consolidated pick- up area is located on the ground floor within the southern portion of the building abutting the neighboring Shell fuel station. A 260 square foot space is provided within the building on the western portion of the building between the parking garage and two-story units. Similar to Block A, there are 100 square foot spaces on each floor above these two ground floor spaces for chutes connecting to the ground floor compactors. The total refuse and recycling space provided in Block B is 2,980 square feet. Hauler access to the pickup would be via a 20-foot wide paved driveway between the building and Shell fuel station property. 24. Design Standards: Design District Review: The project site is located within Design District ‘D’. The following table contains project elements intended to comply with the standards of the Design District ‘D’ Standards and guidelines, as outlined in RMC 4-3-100.E: Compliance Design District Guideline and Standard Analysis 1. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision 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. a. Building Location and Orientation: City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 20 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Intent: 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. 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. ✓ Standard: 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. Staff Comment: A solar study was completed for the initial master plan application (Exhibit 3) that found the proposed mixed-use buildings would not shade neighboring civic spaces at the Sunset Neighborhood Park or Highlands Library. Summer afternoon shading would occur on NE Sunset Blvd. The proposed modification would likely increase shading on portions of Kirkland Ave NE due to the expanded footprint of Block A. Shading would extend into the morning hours during the Spring Equinox and Winter Solstice, however these months the sun is often obscured by clouds. ✓ Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment: The mixed-use buildings are located on NE Sunset Blvd with glazing and commercial uses along the frontage. Connections to the sidewalk are provided at commercial entrances along NE Sunset Blvd as they are directly behind the ROW. Buildings are also oriented to Sunset Lane NE with plaza connections to sidewalk along building corners at NE 11th St intersection. Ground floor units along Sunset Lane NE each contain paved connections to the sidewalk as shown on the conceptual landscaping plan (Exhibit 17). ✓ Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Staff Comment: As shown on building elevations and renderings (Exhibits 23, 24, 27, and 28), commercial and primary entries to mixed use buildings on Blocks A and B are oriented to Sunset Blvd and NE 11th St frontages. Residential primary entries are oriented to the Sunset Lane NE and NE 11th St frontages. ✓ Standard: 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. Staff Comment: As shown on the modified master site plan (Exhibit 2), ground floor units of Blocks A and B along Sunset Lane NE and NE 12th St are setback at least 15- feet. The conceptual landscaping plan identifies street frontage landscaping provided between the sidewalk and private yard/entries. As shown on Blocks A and B combined elevations (Exhibit 26), several ground floor units on the south end of Block A and all City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 21 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx units along Block B are raised above the street as the grade gradually extends downward toward Sunset Neighborhood Park. b. Building Entries: Intent: 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. 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. Compliant if condition of approval is met Standard: A primary entrance of each building shall be 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. Staff Comment: As provided in renderings and perspectives (Exhibits 27 and 28), Blocks A and B primary entries are located at the corner of NE Sunset Blvd and NE 11th St. Prominence via a radiused building corner, unique awning, and chamfered glazed entry provides distinctive indicators of the buildings primary entrance. Entrances are directly behind the public sidewalk providing direct access to the public realm. Primary entries for the upper residential floor are located on the corners of NE 11th St and Sunset Lane NE and contain large glazed entrances, weather protection, and pedestrian plazas. The entrance along NE 10th St and daycare façade do not contain any entry features and are not prominent or visible from the street. The Block B façade along the Sunset Neighborhood Park and Highlands Library does not contain any distinguishing features on the façade not obscured by the Shell fuel station. Therefore, staff recommends as a condition of approval, the applicant submit revised south elevations for Block B for the façade not obscured by the Shell fuel station with the building permit application. The elevations shall provide entry and facade features for the daycare and office entry that are identifiable and that are similar in architectural character as other entrances and ground level facades on Blocks A and B. The revised elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. ✓ Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Staff Comment: See response above. ✓ Standard 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. 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. Staff Comment: As referenced previously, entries are marked with unique fan canopies greater than 4.5 feet wide proportional to the scale of the building and chamfered glazed entry below a radiused building corner. The conceptual landscaping plan (Exhibit 17) identifies planters on each end of the chamfered entrance below sconce lighting that is shown on the lighting plan (Exhibit 35). City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 22 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx ✓ Standard: Building entries from a parking lot shall be subordinate to those related to the street. Staff Comment: Parking for Blocks A and B are within the building with the exception of the daycare primary surface dropoff and pickup spaces that are located near the southeast corner of the building that would mostly be obscured from view by the Shell fuel station. ✓ Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Staff Comment: As referenced earlier, commercial entries are oriented to NE Sunset Blvd and NE 11th St. Residential entries are oriented to Sunset Lane NE and NE 11th St with plaza space between the building and sidewalk. ✓ Standard: 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. Staff Comment: Sidewalks and pedestrian plazas with landscaping provide direction to building entries to Blocks A and B. ✓ Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. Staff Comment: As shown on the conceptual landscaping plan and elevations (Exhibits 17, 23, and 24), ground floor units contain individual entries along Sunset Lane NE and NE 12th St with street frontage landscaping providing a buffer between the public realm and private yard space. c. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton’s long-established, existing neighborhoods are preserved. 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. ✓ Standard: 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. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 23 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Staff Comment: In general, the greatest mass of the master site plan is located on the NE Sunset Blvd frontage, which is a principal arterial and contains the main commercial component of the project. Moving west from NE Sunset Blvd, the use transitions to residential. The ground floor contains two (2) story units along Sunset Lane NE and NE 12th St that transition to the future townhomes that would be located on Blocks C and D. Articulation, color palette, and ground floor brick cladding assist in reducing the overall bulk of the building. The varying roof lines that incorporate alternating slopes, butterfly, and extensions also reduce the apparent bulk. The north end of Block A and south end of Block B contain increased setbacks that will reduce offsite shading and aid in bulk and scale reduction abutting the Sunset Neighborhood Park and Highlands Library, respectively. d. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. 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. ✓ Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Staff Comment: Refuse and recycling areas would be provided within the podium of Blocks A and B, with upper story tenants able to utilize chutes on each floor. As provided in FOF 2 Zoning Development Standard Compliance: Refuse and Recycling, refuse and recycling haulers would utilize a spur from the garage entry on the Kirkland Ave NE frontage of Block A and from the southeast driveway on Block B. Pickup locations are separated from pedestrian environments by landscaping on Block A and general building programming on Block B. N/A Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Staff Comment: Not applicable. Facilities are located within the building. N/A Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Staff Comment: Not applicable. See comment above. ✓ Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. Staff Comment: The service area entrance to Block A is adjacent to Kirkland Ave NE. The spur from the garage entry is screened with landscaping between 15 and 27 feet as shown on the conceptual landscaping plan (Exhibit 17). City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 24 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx e. 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. 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. ✓ Standard: Developments located at district gateways shall be marked with visually prominent features. Staff Comment: The eastern district gateway into the Sunset Terrace neighborhood is located on NE Sunset Blvd and NE 11th St. As shown on the renderings and perspectives (Exhibits 27 and 28), Blocks A and B contain glazed and radial corners that extend above the abutting rooflines that provides the principal prominent feature. Distinctive fan canopies above a chamfered glazed primary entrance provide prominence at a pedestrian scale. These features are oriented and scaled for pedestrians and vehicles along the abutting streetscape. ✓ Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. Staff Comment: See comment above. ✓ Standard: 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). Staff Comment: Prominent architectural features meeting this requirement are discussed above. Additional visual prominence identifying this gateway is provided via open space/plaza area west of the primary entrances on NE 11th street. The conceptual landscaping plan (Exhibit 17) and renderings (Exhibit 27) identify outdoor seating areas providing pedestrian activation at the gateway. 2. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a. Surface Parking: City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 25 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. ✓ Standard: Parking shall be located so that no surface parking is located between: a. A building and the front property line; and/or b. A building and the side property line (when on a corner lot). Staff Comment: Onsite parking for Blocks A and B would be located within their respective podium structures with the exception of a 13-space surface lot located on the southeast portion of Block B. This area would be primarily used for the daycare dropoff and pickup located on the abutting ground floor of the buildings south end. As the Shell fuel station parcel is located on the corner of NE Sunset Blvd and NE 10th St, the surface lot is not located between the building and property line. ✓ Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Staff Comment: The surface lot would be obscured from view by the Shell fuel facility to the east and by the design of the Block B building. Visibility would be obscured along NE 10th St with the 15-foot wide landscape screen as shown on the conceptual landscaping plan (Exhibit 17). b. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Compliant with intent guidelines Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Staff Comment: Blocks A and B contain street frontage along all sides of their respective blocks. As shown on the street level floor plans for Blocks A and B (Exhibits 19 and 20), the parking within the podium structures is wrapped with commercial, amenity/lobby/building office space, and ground floor units. Due to the size of the buildings, the 75-percent commercial requirement would not be feasible. While short of the 75-percent requirement, the ground floor wrapping of the parking structure provides active uses and attractive streetscape meeting the overall intent and guidelines. ✓ Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 26 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Staff Comment: As mentioned above, the parking structure is wrapped with active uses. Commercial orientation is provided along NE Sunset Blvd, Kirkland Ave NE, NE 11th St with expansive glazing and weather protection. Residential lobby entrances with plazas are located at the corners of Sunset Lane NE and NE 11th St. Ground floor units with front yards and street frontage landscaping are provided on Sunset Lane NE and NE 12th St frontages. Active outdoor open spaces are provided along the NE 10th St. frontage. ✓ Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Staff Comment: As shown on the elevations and renderings (Exhibits 23-28), a consistent menu of façade treatment is provided along the wrapped parking structure that is indicative of the commercial and residential use of the buildings. ✓ Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Staff Comment: As shown on the floor plans for Blocks A and B, the entries to Block A are located on Sunset Lane NE near the intersection of NE 12th St and along Kirkland Ave NE. Block B entrances are located on the south end of the building behind the Shell fuel station and on NE 11th St. Entrances are located away from NE Sunset Blvd. ✓ Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Staff Comment: See earlier discussion regarding wrapped structure. N/A Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: a. Ornamental grillwork (other than vertical bars); b. Decorative artwork; c. Display windows; d. Brick, tile, or stone; e. Pre-cast decorative panels; f. Vine-covered trellis; g. Raised landscaping beds with decorative materials; or h. Other treatments that meet the intent of this standard... Staff Comment: No reduced setbacks of the parking structure along at-grade portions of the building is proposed. c. Vehicular Access: City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 27 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Compliant with intent and guidelines Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. Staff Comment: As shown on the modified master site plan (Exhibit 2), access is provided on side streets with the exception of Block B where an existing ingress/egress easement is located abutting the Shell fuel facility. Utilizing this existing easement provides enhanced circulation for the daycare pickup/dropoff and better accessibility for refuse/recycling haulers. Block B would contain only three (3) driveways, which minimizes potential pedestrian conflicts with the relatively large parcel. ✓ Standard: The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. Staff Comment: Blocks A and B would contain a combined five (5) driveways thereby minimizing conflicts with pedestrians. 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. a. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. ✓ Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or appropriate permeable walking surface material, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: The mixed-use buildings on Blocks A and B would nearly cover the entirety of their respective parcels resulting in the abutting public sidewalks as the principal pedestrian circulation. As shown on the conceptual landscaping plan (Exhibit 17) Block A does contain a plaza area near the intersection of Kirkland Ave NE and NE City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 28 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Sunset Blvd with a 15-foot wide pathway and landscaping. The main residential entries for Blocks A and B located at the intersection of Sunset Lane NE and NE 11th St each contain an open area plaza that transitions into the public sidewalk. Finally, a six (6) foot wide pathway is located parallel to the daycare entry on the southeast corner of Block B to accommodate the pickup and dropoff area. This pathway narrows to approximately four (4) feet wide as it connects to the NE 10th St sidewalk. These areas contain clear site lines as they abut the public sidewalk and the daycare pathway also directly abuts a glazed portion of the building. ✓ Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Staff Comment: As shown on the conceptual landscaping plan (Exhibit 17), the pathway abutting the daycare dropoff/pickup is raided via curb and gutter. ✓ Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: a. Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8-foot minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). c. For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Staff Comment: Sidewalks are 12-feet along NE Sunset Blvd abutting the commercial storefront and 15-foot wide plaza type area along the Kirkland Ave NE commercial frontage. Seating/plaza area abutting the building along NE 12th St are 12-feet in width. Remaining public sidewalks along the residential portions of the building are five (5) feet wide. As mentioned previously, the pathway accommodating the daycare pickup/dropoff is six (6) feet wide along the building and narrows to approximately four (4) feet wide for the connection to the NE 10th St sidewalk. This connection appears to be the only contiguous pedestrian connection to the daycare and does not comply with the minimum five (5) interior pathway width. Therefore, staff recommends as a condition of approval the applicant widen the pedestrian pathway from the NE 10th sidewalk to the daycare entrance to a minimum of five (5) feet in width on plans submitted with the civil construction permit application. The revised width shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. N/A Standard: Mid-block connections between buildings shall be provided. Staff Comment: Not applicable. A mid-block connection is not warranted as NE 11th St between Sunset Lane NE and NE Sunset Blvd is relatively short in distance at approximately 200-feet. Instead, the applicant would be required to construct public City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 29 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx crosswalk improvements to connect the buildings at the corners of NE Sunset Blvd and NE 11th St and Sunset Lane NE and NE 11th St. ✓ Standard: Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. Staff Comment: Analysis of the effectiveness of permeable pavement would occur during civil construction permit review. b. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year- round activities, under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. ✓ Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Staff Comment: As shown on the conceptual landscaping plan (Exhibit 17), Blocks A and B contain planters near the main commercial and residential entrances. Planters are also shown along the buildings NE Sunset Blvd façade. Various planters are provided within open space areas located on each buildings podium. The conceptual landscape plan provides photos of planters however no cut sheet or different varieties. See recommended condition below related to planters. Compliant if condition of approval is met Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. a. Site furniture shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Staff Comment: The conceptual landscape plan (Exhibit 17) identifies various areas of outdoor group seating and benches. These areas include seating around the ground level of Blocks A and B such as the plaza areas in and near the main residential entries, along NE 11th St, seat walls along Kirkland Ave NE, and benches abutting NE 10th St near the outdoor play area and abutting the south end of Block B along NE Sunset Blvd. Additional group seating and benches are shown on the podium levels of Blocks A and B. Similar to the planter comment above, photos of various benches are provided but no specific detail sheets or quantities. Therefore, staff recommends as a condition of approval, the applicant submit detail sheets and quantities of all street and open space furniture including but not limited to planters, benches, group seating, refuse and recycling, bike racks, pergolas, and outdoor recreation equipment. The detail sheets and quantities shall be integrated in the detailed landscape plan submitted with the civil construction permit to be reviewed and approved by the Current Planning Project Manager. Compliant if condition of Standard: 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 City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 30 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx approval is met 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. Staff Comment: The building elevations for Blocks A and B (Exhibits 23 and 24) identify weather protection along each block’s NE Sunset Blvd and NE 11th St commercial frontages. Weather protection is also provided above the main residential entrances of Blocks A and B, and intermittently along the ground floor units. The weather protection is no lower than eight (8) feet and no higher than 15-feet except of the fan canopy areas at the main commercial entrances. The primary purpose for those canopies is unique architectural gateway identifiers and not weather protection. It is difficult to determine whether the weather protection extends a minimum of 4.5 feet from the building and encompasses 75-percent of the length of the façade. Therefore staff recommends as a condition of approval, the applicant submit graphic verification that weather protection for Blocks A and B extend a at least 4.5 feet from the buildings along 75-percent of the facades facing the street and/or a narrative of how the proposed weather protection meets the intent and guidelines of the Pedestrian Environment section of the Urban Design Regulations with the building permit application. The verification and narrative shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 4. RECREATION AREAS AND COMMON OPEN SPACE: 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. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity. 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 ✓ Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens 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; City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 31 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx 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. 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. Staff Comment: The 555 dwelling units located within Blocks A and B would result in a combined minimum common open/recreation space area of 27,750 square feet. As shown on the open space plan (Exhibit 36), the applicant proposes approximately 41,586 square feet of exterior open space. Floor plans for Blocks A and B (Exhibits 19 and 20) provide approximately 8,200 square feet of combined interior recreation facilities. The largest exterior common open space areas would be located on the podiums of Blocks A and B. As shown on the open space plan, Block A podium would contain 19,301 square feet of space and contain planters, seating areas, pergola, barbeque, shuffleboard, and children’s play area. Block B podium would contain 18,156 square feet and contain planters, seating, pergola, barbeque, community garden, and children’s play area. Air, sun, and light exposure are provided via the orientation of the buildings and openings at the two ends of each of the podiums. Ground level open spaces include the 3,397 square foot children’s play area on the south side of Block B and 732 square foot plaza space on the northwest side of Block B. Interior recreation spaces for Blocks A and B as shown on their respective floor plans (Exhibits 19 and 20) provide gymnasium, fitness, pool, and game room space. Approximately 3,600 square feet is provided in Block A and Block B contains approximately 4,600 square feet. Compliant if condition of approval is met Standard: 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. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 32 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx 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 pedestrian-oriented space. Staff Comment: Blocks A and B would exceed 30,000 square feet of nonresidential uses and therefore would be subject to pedestrian oriented space standards. As provided on the open space plan (Exhibit 36), the applicant has calculated Blocks A and B would be required to provide a minimum of 12,308 square feet of pedestrian oriented space with one (1) percent of the site area totaling 2,329 square feet and one (1) percent of the gross building area totaling 9,979 square feet. Pedestrian oriented space is provided via plazas at the residential entries to Blocks A and B at the corners of NE 11th St and Sunset Lane NE and along Block A at the corner of NE Sunset Blvd and Kirkland Ave NE. Plazas are programmed with seating and planters. Other pedestrian space is provided at the chamfered entrances of the commercial entries and seating/plaza areas of Blocks A and B extending west along NE 11th St. Seating and planters are also located along the southwestern façade of Block B. Combined seating required for plaza space is calculated by the applicant at a minimum of 61 seats with 135 seats provided. Areas calculated as pedestrian oriented space that contain only landscaping are located along the NE 11th St frontage of Blocks A and B west of the seating areas and along the Sunset Lane NE frontage north of the Block A plaza and south of the Block B plaza. Additionally, the area noted at a wood chip surface dog run on Block A is included in the calculation as pedestrian oriented space. These areas do not meet the paved walking surface criteria and the landscaped areas do not appear to meet the pedestrian access criterion. It is also unclear from the lighting plan (Exhibit 35) if four (4) foot-candle average lighting would be provided and paving surfaces of pedestrian oriented spaces and plazas are not provided. To ensure the required quantitative and qualitative aspects of pedestrian orientated spaces are provided for Blocks A and B, staff recommends as a condition of approval the applicant submit a pedestrian oriented space exhibit as a component of the detailed landscaping plan submitted with the civil construction permit. The exhibit shall provide City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 33 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx paving details for plazas and other onsite pedestrian areas that are composed of scored concrete, pavers, stone, or comparable material approved by the Current Planning Project Manager. The exhibit shall also provide photometric lighting calculations for pedestrian oriented spaces that provide at least four (4) foot-candles (average) on the ground or meet the intent and guidelines of the Recreation and Open Space section of the Urban Design Regulations. A written narrative shall accompany the exhibit identifying how the delineated pedestrian-oriented spaces noted on the plan meet the RMC defined criteria. The exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. N/A Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below: 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. 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: City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 34 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx i. Duvall Avenue N.E.; and ii. Union Avenue N.E. N/A Standard: 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. N/A Standard: 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. 5. BUILDING ARCHITECTURAL DESIGN: 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. To discourage franchise retail architecture. a. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. 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, modulation, and their intervals should create a sense of scale important to residential buildings. ✓ Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Staff Comment: As shown on the floor plans and elevation plans (Exhibits 19, 20, 23, 24) Blocks A and B contain numerous modulations and articulation at interval of no more than 40-feet. Modulations are greater than two (2) feet deep, 16-feet in height, and eight (8) feet in width. The combination of the building’s windows, balconies, awnings, and material/color contrast aid in reducing the bulk of the structures and add visual interest. Massing reduction is further pronounced by large openings that separate the individual wood framed structures on top of the podiums. ✓ Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Staff Comment: See comment above. ✓ Standard: 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; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Staff Comment: Blocks A and B are greater than 160-feet in length. As mentioned above the buildings would contain modulations and wood framed towers are separated on top of the podium to break up the perceived massing. The buildings also contain a distinct base with glazing, entrances, and awnings, a distinct middle with lap and panel siding, balconies, and color transition. The top of the buildings contain roof extensions along with sloped and butterfly roof forms. The gateway entrance into the development City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 35 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx contain special and unique features such as radial corner extending above the roof line, expansive glazing, chamfered entrance, and fan canopy. b. Ground-Level Details: Intent: 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. 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. ✓ Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. Staff Comment: As shown on the conceptual landscaping plan (Exhibit 17), planters are provided along the commercial facades and residential entries of Blocks A and B. The lighting plan (Exhibit 35) indicates wall sconce lighting in and around pedestrian areas of the mixed-use buildings. ✓ Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Staff Comment: As shown the elevation plans for Blocks A and B (Exhibit 23 and 24), the commercial frontages contain large expansive storefront glazing that exceed 50- percent along NE Sunset Blvd and NE 11th St. Residential entries and amenity areas also provide storefront style glazing in excess of 50 percent along Sunset Lane NE. Ground floor units along Sunset Lane NE and NE 12th St provide ground level windows and transparent doors at least 50-percent along the façade. Glazing and transparent doors are also provided at least 50-percent along the daycare’s NE 10th St frontage on Block B. The windowless area near service area and garage entry would be obscured from view by the Shell fuel facility. ✓ Standard: 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 50 percent. Staff Comment: As shown on the elevation plans (Exhibits 23 and 24) and indicated by the applicant in the urban design regulation report (Exhibit 7), transparent windows are proposed on upper floors with operable blinds ✓ Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Staff Comment: Applicant has indicated (Exhibit 7) that commercial windows will be clear, not tinted, dark, or mirrored, and will be open to the inside of the retail space instead of having a permanent display. ✓ Standard: Where windows or storefronts occur, they must principally contain clear glazing. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 36 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Staff Comment: See comment above. ✓ Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Staff Comment: See display window comment. Not Compliant see below Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or b. Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Staff Comment: As shown on Block A elevation plans (Exhibit 23), a ground floor blank wall in excess of six (6) feet in height and 15-feet in length is located on the NE 11th St frontage and Kirkland Ave NE frontage. As shown on Block B elevation plans (Exhibit 24, north elevation), a blank wall in excess of six (6) feet in height and 15-feet in length is located on the NE 11th St frontage near residential lobby entrance. Compliant if condition of approval is met Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: a. A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; b. Trellis or other vine supports with evergreen climbing vines; c. Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; d. Artwork, such as bas-relief sculpture, mural, or similar; or e. Seating area with special paving and seasonal planting. Staff Comment: The applicant has not indicated whether these blank walls are required or unavoidable. Floor plans for Block A (Exhibit 19) shows the interior space behind the blank wall along NE 11th St as a gymnasium/basketball court and portion of the parking garage along Kirkland Ave NE. Block B floor plans (Exhibit 20) identify lobby and conference space behind the blank wall along NE 11th St. Therefore, staff recommends as a condition of approval, the applicant submit revised elevation plans with the building permit applications that removes the blank walls located on the NE 11th St and Kirkland Ave NE frontage along Block A and the NE 11th St frontage for Block B with glazing or other architectural detailing or provide justification of a required or unavoidable blank wall with treatment as approved by the Current Planning Project Manager. The revised elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. c. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 37 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. ✓ Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: a. Extended parapets; b. Feature elements projecting above parapets; c. Projected cornices; d. Pitched or sloped roofs e. 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. Staff Comment: As shown on elevations plans and renderings for Blocks A and B (Exhibits 23, 24, and 27), varied and interesting roof profiles are provided via extended parapets along with sloped and butterfly roof forms. Additionally, the radial gateway features at NE 11th St and NE Sunset Blvd extend above the adjoining parapets. d. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. 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. ✓ Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Staff Comment: As shown on the elevation plans for Blocks A and B (Exhibits 23 and 24), the same building materials and similar color schemes would be used for both blocks. Subtle color variations are used to distinguish each block however the overall architectural rhythm is consistent. Typical urban midrise mixed-use cladding is proposed for both Blocks A and B including fiber cement lap and panel siding, brick, and storefront glazing. Upper level raised banding, color variations, and material changes create visual interest and appeal to the buildings and provide a consistent texture and pattern. ✓ Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Staff Comment: See comment above. ✓ Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Staff Comment: See earlier cladding comments. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 38 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx ✓ Standard: 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. Staff Comment: See earlier cladding comments. ✓ Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Staff Comment: As shown on the elevation plans on Blocks A and B (Exhibits 23 and 24) concrete is proposed in limited areas as a material variation at the base of the buildings. Any enhancement techniques (if needed) would be identified during the detailed building permit application plan set. N/A Standard: 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. Staff comment: Not applicable. Concrete block walls were not identified in the submittal. ✓ Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. Staff Comment: See earlier cladding comments. 6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F, Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required. Full compliance determined with future sign permit Standard: Signage shall be an integral part of the design approach to the building. Staff Comment: The applicant submitted a preliminary sign package (Exhibit 37) detailing location and, type, and conceptual style of signs. The applicant proposes blade style for the mixed-use buildings, two (2) monument signs for the overall master plan site, and directional signs. The proposed signage contains a consistent style and color and would appear to complement the design of the buildings. Final review of the signage as it relates to limitations on size, quantity, lighting, etc would occur during sign permit review. The preliminary sign package provides a conceptual representation of future signage however it does not contain the detail associated with a sign permit application to review for compliance. Full compliance determined with future sign permit Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Staff Comment: The proposed signage contains a consistent style and color and would appear to complement the design of the buildings Full compliance determined with future sign permit Standard: Corporate logos and signs shall be sized appropriately for their location. Staff Comment: Corporate logos were not shown. Compliance with size standards would occur with the forthcoming sign permit application. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 39 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx ✓ Standard: Entry signs shall be limited to the name of the larger development. Staff Comment: The proposed monument signage is limited to the word “Solera” or a new development name chosen a later date. Full compliance determined with future sign permit Standard: Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Staff Comment: Proposed signage is predominantly dark grey with orange accents and white lettering. Surface materials and lighting would be reviewed with the forthcoming sign permit application. Full compliance determined with future sign permit Standard: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Staff Comment: The applicant has proposed two (2) ground mounted monument signs. Lighting is not clear on the preliminary sign package with review and compliance occurring with the forthcoming sign permit application. Full compliance determined with future sign permit Standard: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Staff Comment: The applicant has indicated blade signs would be used on the Block A and Block B however it is unclear their dimensions. Size and location of the proposed blade signs would occur with the forthcoming sign permit application. Full compliance determined with future sign permit Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection G8 of this Section). Staff Comment: The applicant does not propose pole signs or roof signs. Compliance with sign lighting would occur with the forthcoming sign permit application. Full compliance determined with future sign permit Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. Staff Comment: The proposed monument signs are conceptual and do not contain scaled measurements. Verification of monument size limitations would occur with the forthcoming sign permit application. Full compliance determined with future sign permit Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Staff Comment: Compliance would occur with the forthcoming sign permit application. 7. LIGHTING: City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 40 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Compliant if condition of approval is met Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative street lighting. Staff Comment: As shown on the lighting plan (Exhibit 35), the applicant has proposed wall sconce lighting along all facades of Block A and Block B and awning mounted downlighting along the NE Sunset Blvd frontage. A pole mounted light and wall mounted lights are shown to accommodate the daycare pickup/dropoff and service area on the southeast façade of Block B behind the Shell fuel facility. Detail sheets of the fixtures were not provided to ensure they complement the development’s architecture and design. Additionally, the photometric component of the lighting plan indicates 0.0 footcandles measurements in in plazas and other pedestrian oriented spaces. Therefore, staff recommends as a condition of approval the applicant submit a revised lighting plan with the building permit application for Block A and Block B that includes detail sheets of all light fixtures and their supports. Fixtures and supports shall be pedestrian scaled and consistent with the design of the site and provide adequate footcandle illumination in pedestrian areas as shown on a revised photometric calculation. The lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Compliant if condition of approval is met Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Staff Comment: See discussion above. Compliant if condition of approval is met Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4- 075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.). Staff Comment: See initial lighting discussion above. 25. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CV zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3, the table contains project elements intended to comply with level of detail needed for Site Plan requests. The following analysis is limited to the Modification to the Master Plan and Site Plan Review for Blocks A and B. Phase 3 Blocks C and D would require future Site Plan Review. Compliance Site Plan Criteria and Analysis City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 41 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Compliant if conditions of approval are met a. Comprehensive Plan Compliance and Consistency. Staff Comment: See previous discussion under FOF 22, Comprehensive Plan Compliance. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 23, Zoning Development Standard Compliance. Compliant if conditions of approval are met c. Design Regulation Compliance and Consistency. Staff Comment: See discussion under FOF 24, Design District Review. ✓ d. Planned action ordinance and Development agreement Compliance and Consistency. Staff Comment: The City’s Environmental Review Committee determined the modification to the Solera Master Plan and preliminary plat, Site Plan Review of Blocks A and B, and street modification qualify as a Planned Action and the application meets the criteria outlined in the Planned Action Ordinance (Ordinance #5813). The initial master plan (Exhibit 3) identified EIS mitigation measures in Attachment B of the Planned Action that could be implemented for the proposal. The applicant has submitted a written narrative of applicable measures (Exhibit 41) and how they are incorporated into the site plan application. Mitigation measures that did not contain a response and are typical construction best practices such as erosion control, fill material sourcing, construction emission control, and environmental health would be reviewed with the civil construction permit application and ongoing with City inspectors during construction. A comment was received on January 16, 2021 from the Duwamish Tribe recommending archeological review to be performed for the project (Exhibit 10). The Planned Action EIS includes the “Plan and Procedures for Dealing with the Unanticipated Discovery” that provides instruction and sequence of events that is to occur should discovery be made. Additionally, the EIS contained a Cultural Resources Survey Report that included the Sunset Court Apartments site directly abutting the Solera site to the west. Five (5) shovel test pits were excavated and a pedestrian survey of the area revealed no surface evidence of archeological deposits. Compliant if condition of approval is met e. Off-site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The master plan modification and site plan review for Blocks A and B maintain the initial layout of the master plan with the higher intensity mixed use buildings along NE Sunset Blvd, a principal arterial and adjacent to other intensive uses such as shopping centers that are also within the CV zoning classification. The project transitions north, west, and south with 3-story townhome development as it nears less intensive multi-family and single-family development patterns. The transition in scale across the development from NE Sunset Boulevard to Harrington Place NE provides a development pattern that allows for a transition from a primary commercial center along an arterial to a residential neighborhood along residential access roads. See also FOF 22, Design District Review: Building Character and Massing. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 42 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The project’s internal public street alignment remains consistent with the initial master plan. Sunset Lane NE would extend northeasterly from NE 10th St connecting the site to Sunset Neighborhood Park, and align the spine road with Jefferson Ave NE. An east/west connection would be provided via NE 11th St connecting Harrington Pl NE to NE Sunset Blvd. New sidewalks would be provided along all street frontages with a new 12-foot wide sidewalk located along NE Sunset Blvd. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090. Staff Comment: Exterior storage and refuse/recycling areas are not proposed as these areas would be located within the mixed-use buildings on Blocks A and B. Access to the service area for Block A along Kirkland Ave NE is screened with landscaping. Block B service area and daycare pick/dropoff is obscured from view by the abutting Shell fuel station and perimeter landscaping along the NE 10th St frontage. Impacts related to rooftop equipment and surface mounted utilities are currently unknown. Therefore, staff recommends the following conditions of approval related to screening: The applicant shall submit a rooftop equipment exhibit with the elevation plans associated with Block A and Block B building permit applications. The exhibit shall provide cross section details and identify proposed rooftop screening that is integral and complementary to architecture of the buildings. The exhibit shall be reviewed and approved by the Current Planning Project Manager. The applicant shall submit a surface mounted utility plan that includes cross-section details with the civil construction permit application associated with Blocks A and B. The applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public ROW view, active common open spaces, and they shall not displace required landscaping areas. The plan shall provide and identify screening measures consistent with the overall design of the development. The surface mounted utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The mixed-use buildings along NE Sunset Blvd will provide territorial views. It is not anticipated the new buildings would result in substantially obscuring existing views of attractive natural features. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: As shown on the conceptual landscaping plan (Exhibit 17), street frontage landscaping is provided along the site’s perimeter with the exception of pedestrian areas. Street frontage landscaping provides a transition from private space to the public sidewalk for ground floor units and the buildings other active ground floor City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 43 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx spaces. In pedestrian areas, the use of planters provide edges and transitions from semi- private spaces to the public realm. See also discussion under FOF 23, Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: The lighting plan (Exhibit 35) identifies a majority of the onsite lighting as wall mounted sconces. The photometric calculation does not identify footcandle trespass offsite, with the exception of abutting sidewalks. Lighting placement and glare impacts would be further reviewed with the building permit application. See also lighting discussion under FOF 24, Design Review: Lighting. ✓ f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: Consistent with the initial master plan, the site layout arranges the buildings with larger densities and scale along NE Sunset Blvd and transitions to a smaller scale and lesser density along the west. Increased setbacks along the north and south ends of Block A and Block B, respectively, also provide for privacy and noise reduction. The mixed-use buildings would provide a buffer for the townhomes from NE Sunset Blvd and the townhomes would provide a buffer from the mixed-use buildings to the west neighbors. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The mixed-use buildings (Blocks A and B) abutting NE Sunset Blvd are appropriate in scale along this principal arterial with the townhomes providing a subordinate role behind the site. The solar study completed with the initial master plan (Exhibit 3) identifies limited offsite shadow impacts. Proposed Block A and Block B buildings in the modified master plan and site plan review are not as tall as proposed in the initial master plan. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The existing site is almost entirely paved or contains existing structures that will be removed. The applicant proposes to retain one (1) tree on the site. See also FOF 23 Zoning Development Standard Compliance: Tree Retention. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030 City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 44 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Staff Comment: The redevelopment of the Hi-Lands Shopping Center to the Solera Master Plan would remove the existing expansive surface parking lots and provide all proposed parking (except daycare dropoff/pickup) within the mixed-use buildings or townhome garages. On-street parking would be available on Sunset Lane NE, NE 11th St., Harrington Pl NE, and NE Sunset Blvd. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: Parking would be provided within Block A and Block B podiums and within the townhome garages. The daycare pickup/dropoff would be buffered by a perimeter landscaping screen along NE 10th St. Compliant if condition of approval is met g. Access and Circulation. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: Access to Block A would be via Kirkland Ave NE and Sunset Lane NE. Block B access is provided via NE 11th St and an existing shared ingress/egress easement along the perimeter of the abutting Shell fuel station. Access points are limited based on the overal scale of the two (2) blocks reducing potential pedestrian conflicts. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: Public streets within the development would be designed to accommodate two vehicle travel lanes and curb side parking lanes. Sidewalks would be separated from the vehicle lanes by parking lane and planter strip. Curb bulbs would be provided at intersections to shorten pedestrian crossing distances and also provide a traffic calming measure. The raised table intersection as conditioned in the initial master plan would provide additional traffic calming internal to the site. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: The application submittal does not identify any loading and delivery areas for Blocks A and B. Therefore staff recommends as a condition of approval, the applicant submit revised site and floor plans with the building permit applications for Block A and Block B that detail marked loading and delivery areas that do not conflict with parking and pedestrian areas for each block. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: As noted in the initial master plan decision (Exhibit 3), the abutting bus stop to the site on NE Sunset Blvd is likely to become a future RapidRide station. As conditioned in the initial master plan, the applicant is required to coordinate with King City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 45 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx County Metro to provide RapidRide infrastructure to the stop and to provide a temporary zone for transit riders while the site is under construction. The renderings (Exhibit 27 and 28) indicate several exterior bicycle racks in pedestrian areas however submitted plan sets do not identify their location, provide quantities, or include detail sheets. Bicycle rack detail sheets and quantities were incorporated into recommended condition of approval #7 and would be integrated into the detailed landscaping plan submitted with the civil construction permit. See also FOF 23 Zoning Development Standard Compliance: Bicycle Parking. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: Connections for Block A and Block B ground floor commercial tenants would be provided directly onto the 12-foot wide sidewalk along NE Sunset Blvd as the buildings will be located behind the sidewalk. Connections from the residential lobbies of those building would be provided via plazas directly connected to the sidewalks along NE 11th St and Sunset Lane NE. See also FOF 24, Design District Compliance. ✓ h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: Passive and active recreation is provided on podiums of Blocks A and B. Ground level spaces include at play area on the south side of Building B and plaza spaces as indicated on the conceptual landscaping plan (Exhibit 17). See also FOF 24, Design District Compliance: Recreation Areas and Common Open Space. ✓ i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structures would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable as the site is not adjacent to a shoreline. Territorial views may be available from upper floors of the two (2) mixed use buildings. ✓ j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: The existing property is almost completely impervious and no existing natural systems occur on the subject property. ✓ k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: See FOF 29 Availability and Impact on Public Services. Water and Sewer. Staff Comment: See FOF 29 Availability and Impact on Public Services. Drainage. Staff Comment: See FOF 29 Availability and Impact on Public Services. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 46 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Transportation. Staff Comment: The applicant submitted a transportation consistency analysis prepared by TENW, dated November 24, 2020 (Exhibit 38), that provides an addendum to the initial master plan (Exhibit 3) traffic impact analysis (TIA). The updated analysis removes the existing bank and drive through that were assumed to remain in the initial master plan decision and updates average trip rates or regression equations for Mid-Rise Multifamily, Low-Rise Multifamily, Daycare Center, and Retail while removing the Senior Housing trip rate from the initial analysis. The updated analysis incorrectly identifies 552 units multifamily within Blocks A and B and 35,017 square feet of retail. The analysis found the proposed modification to the master plan would result in a net change of 11 fewer AM peak hour trips and net addition of 29 PM peak hour trips at full buildout of the plan. The analysis indicated the changes from the initial TIA did not warrant additional traffic analysis or review of traffic operational impacts. The initial TIA found that the proposed project was not expected to lower the levels of service to the surrounding intersections included in the initial traffic study. A timely agency comment submitted by Washington State Department of Transportation (WSDOT) (Exhibit 10) requesting the applicant update the TIA to include analysis of the northbound and southbound I-405/Sunset Blvd ramp terminal intersections. As noted in the City correspondence with WSDOT, this analysis is needed for documentation purposes and to comply with WSDOT procedural standards. WSDOT indicated that the agency would not be seeking mitigation based on results of the updated analysis. Therefore staff recommends as a condition of approval, the applicant submit a revised Traffic Impact Analysis (TIA) with the civil construction permit application that provides analysis of the northbound and southbound I-405/Sunset Blvd ramp terminal intersections. The revised TIA shall also provide a correction to the total number of units in Blocks A and B and correction to the total square footage of retail space. The revised TIA shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The applicant would be required to construct street improvements meeting the City’s Street Standards set forth in RMC 4-6-060 unless otherwise modified, See FOF 27: Modification. Internal streets to the development that would be improved are Sunset Lane NE and NE 11th St. The street sections include a modified 59-foot wide ROW (Exhibit 39), see FOF 27: Modification. Both streets would include 32-foot pavement width that would provide two (2) 10-foot travel lanes and two (2) 6-foot parking lanes. On each side of the paved street, a 0.5 foot curbs, eight (8) foot planter strips with street trees, and five (5) foot sidewalks would be constructed. Per conditions of the initial master plan, the applicant would construct a concrete raised intersection at NE 11th St and Sunset Lane NE. Portions of NE 11th St within development would require a street vacation. The street vacation process requires separate approval from City Council. As conditioned in the initial master plan decision, the applicant is required to receive preliminary approval of the necessary street vacation prior to issuance of the civil construction permit. Frontage improvements to NE 12th St., Kirkland Ave NE, and Harrington Pl NE would remain as indicated in the initial master plan decision and shown on the road plan (Exhibit 39). A modification to the NE Sunset Blvd. frontage, that was modified in the City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 47 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx initial master plan decision, would provide angled parking instead of the initially approved parallel parking, see FOF 27: Modification. The proposal passed the City’s Traffic Concurrency Test per RMC 4-6-070.D with the initial master plan decision, which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees. Payment of transportation impact fees are applicable on the construction of the development based on the City of Renton Fee Schedule. Compliant if condition of approval is met l. Phasing: Staff Comment: The applicant has submitted a modified phasing plan (Exhibit 15) that would reduce the initial master plan’s five (5) phases to a proposed three (3) phases. As shown on the modified phasing plan, the applicant proposes a sequence to construct Block A along with internal and frontage infrastructure in the initial phase and Block B in phase two (2). Blocks C and D would be constructed in a future phase three (3) that would require a separate site plan review prior to construction. Staff supports the modified sequencing of the phasing plan and recommends the following modification to the initial master plan decision condition #18 to reflect the current proposal: The applicant shall complete the project phases in the sequence of the updated phasing plan as provided in Exhibit 15. Phase 3 townhome construction shall not begin until the building permits for Blocks A and B have been paid for by the applicant and issued by the City. Certificates of occupancy for the townhomes will not be issued until the podium and framing for Blocks A and B have passed inspection. ✓ m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: See FOF 29 Availability and Impact on Public Services. 26. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The modified subdivision would remove Unit Lot Subdivision Blocks R1, R3, and R4 from the initial master plan decision (Exhibit 3), reduce the 152 unit lots to 96 unit lots, and consolidate the Unit Lot Subdivision to 96 Block C and Block D as shown on the modified preliminary plat (Exhibit 14). Block A would encompass the area shown as Block R4 and Block B would incorporate the areas of Blocks R1 and R3. The modified proposal is consistent with the following subdivision regulations if all conditions of approval are met Compliance Subdivision Regulations and Analysis ✓ Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Similar to the initial master plan (Exhibit 3), the modified master plans two (2) mixed use buildings in Blocks A and B and 96 townhomes in Blocks C and D would have access to a public street. The unit lot subdivisions would gain vehicle access alleys. Analysis of townhome access and condition of approval related to the future street modification from the initial master plan is incorporated into this plat modification. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 48 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Access to Block A would be via two (2) driveways with one (1) curb cut on Kirkland Ave NE and one (1) curb cut on Sunset Lane NE. Access to Block B would be via three (3) driveways with one (1) curb cut on NE 11th St and via an existing ingress/egress easement abutting the Shell fuel facility with one (1) curb cut on NE Sunset Blvd and one (1) curb cut on NE 10th St. Based on the modified layout of Blocks A and B, the following two (2) conditions of approval from the initial master plan that are no longer applicable, and staff recommends their removal from the decision. Condition #20 requires the applicant to ensure irrevocable access to Alley Tract C that is no longer located on the redesigned Block B. Condition #21 requires the applicant to provide irrevocable access and a parking agreement with the US Bank building that is no longer located on redesigned Block A. ✓ Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: The proposed subdivision is not a typical single-family residential preliminary plat that would contain a rectangular grid with two-tiered lots, however the Solar Master Plan does follow the intent and share traits of a two-tiered subdivision. The proposed subdivision would result in four (4) blocks A, B, C, and D created by the north/south Sunset Lane NE and east/west NE 11th St street improvements constructed by the applicant. Blocks C and D would be tiered by alleys A through G Compliant if condition of approval is met Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The modified preliminary plat maintains the existing grid and connections from the initial master plan decision (Exhibit 3). Condition #22 requiring the applicant to obtain preliminary approval for the street vacation remains applicable and in effect with the modified preliminary plat. ✓ Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The modified preliminary plat (Exhibit 14) remains consistent with the initial master plan decision (Exhibit 3). The Solera Master Plan locates the mixed-use buildings or more intensive component of the development along the site’s NE Sunset Blvd frontage. The City’s Comprehensive Plan land use designation and zoning classification anticipates the future redevelopment of this area to include mixed uses at densities proposed by the applicant. The proposed townhomes located behind or west of the mixed use buildings creates a transition from higher densities and commercial along NE Sunset Blvd to a townhome multifamily style of development that closely matches the development pattern of the neighborhood as it extends outward from the core of the Center Village zone. 27. Street Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to increase the width of the residential access street standards to 59-feet along Sunset Lane NE and NE 11th St resulting in an additional six (6) foot parking lane. In addition, the applicant is requesting to further modify the parallel parking along NE Sunset Blvd, a granted street modification approval in the initial master plan (Exhibit 3), to angled parking. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 49 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Compliance Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: As shown on the road plan (Exhibit 39), increasing the width of Sunset Lane NE and NE 11th St provides additional on-street parking capacity for the neighborhood and greater buffer to pedestrians from vehicle travel lanes. The NE Sunset Blvd angled parking increases on-street parking from the initially approved parallel parking thereby providing increased support and viability for the ground floor commercial tenants of Blocks A and B along a principal arterial that would not typically contain an on-street parking element. The requested modification substantially implements the Comprehensive Plan and is the minimum necessary. The modification does not inhibit the ability to provide complete streets arranged as an interconnecting network or grid and to locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians (Policy L-57). The modification also maintains the goal of ensuring that new development is designed to be functional and attractive (Goal L-BB). The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines. See also FOF 22, Comprehensive Plan Compliance. Compliant if condition of approval is met b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends the additional parking lane Sunset Lane NE and NE 11th St maintains the initial street pattern and grid that was approved in the initial master plan. The change from on-street parallel parking to angled parking increases parking capacity for the commercial tenants. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. The additional parking lane along Sunset Lane NE and NE 11th St is similar to cross sections on portions of the Sunset Lane loop that surrounds the abutting Sunset Neighborhood Park. Condition #26 related to the concrete tabled intersection from the initial master plan modification decision (Exhibit 3) remains applicable and in effect with the modified master plan. The angled parking along NE Sunset Blvd provides similar function and appearance by and also increases parking capacity for the commercial tenants along a principal arterial. Slow moving vehicles along the frontage road and pedestrians remain buffered from the vehicle traffic along NE Sunset Blvd just as they would be with the parallel parking design. Staff is concerned the proposed circulation pattern shown on the NE Sunset Blvd access schematic (Exhibit 40) would not be intuitive to users as it requires a U-turn to enter and traffic movements that would be in the opposite direction of NE Sunset Blvd travel lanes. Therefore, staff recommends as a condition of approval, the applicant revise the circulation on the NE Sunset Blvd frontage road abutting the angled parking to move in the same the direction as the NE Sunset Blvd vehicle travel lanes. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 50 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx The revised circulation plan shall be submitted with the civil construction permit to be reviewed and approved by the Current Planning Project Manager and Development Review Engineer prior to permit issuance. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: The applicant contends that no other properties in the vicinity would be affected by the proposed modification. Staff concurs the modification would not impact other properties in the vicinity. The modification would be limited in scope to the subject property and it’s NE Sunset Blvd frontage. The modification would mimic a street section already in place abutting the Sunset Neighborhood Park and the NE Sunset Blvd would result in an opportunity to safely park along a principal arterial. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: The applicant contends the modification allows for parallel parking and safe separation from travel lanes along Sunset Blvd. Staff concurs the intent and purpose of the Code would be maintained with the requested modification. The modification would not alter the lane widths needed for fire access or impact pedestrian amenities. ✓ e. Can be shown to be justified and required for the use and situation intended. Staff Comment: The applicant contends the modification is intended to achieve City objectives to provide safe street sections and support the ground floor commercial tenants. Staff concurs that modification can be shown to be justified for the use and situation intended. The new internal street section mimics the Sunset Neighborhood Park loop and provides an extension of this unique streetscape into the subject property. The modified planter strip and frontage road provides the needed parking to sustain the economic viability of the ground floor retail of the mixed-use buildings. See also comments under criterion ‘b’. 28. Conditions of Approval Solera Master Plan LUA18-000490: The following provides analysis of applicable conditions of approval from the initial Solera Master Plan decision dated December 11, 2018 and the reconsideration dated January 30, 2019 (Exhibit 3) as it relates to the Site Plan Review component for Block A and Block B. Several conditions are no longer applicable as identified. As part of the master plan modification, the applicant has requested modifications to several conditions as identified. Those conditions that are not noted below remain in full effect with modified master plan decision. Compliance Solera Master Plan Conditions ✓ Condition #1: The Applicant shall submit revised plans with the administrative site plan review application for Block B that ensures any proposed amenity space is temporary in nature and not credited to the open space requirement under Urban Design Regulations District D. The Applicant shall construct the space to commercial standards identified in FOF 26 Conditional Use Analysis. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 51 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Staff Comment: As shown on the floor plans for both Blocks A and B (Exhibit 19 and 20,) the applicant does not propose any amenity space along NE Sunset Blvd as it is identified as commercial and would be constructed to commercial standards. See also FOF 23 Zoning Development Standards: Use Condition no longer applicable Condition #3: The Applicant shall submit a revised master site plan for parent site R1 that contains a minimum lot size of 25,000 square feet. The revised parent site plans shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance or construction permit issuance, whichever occurs first. Staff Comment: Condition #3 is no longer applicable as the modified master plan site plan no longer includes parent site R1. Modified Block B now encompasses this area. All Blocks within the modified master plan contain a minimum lot size of 25,000 square feet. Staff recommends the removal of Condition #3 from the Solera Master Plan. Condition no longer applicable Condition #4: The Applicant shall raise the ground floor of the townhome units on Mixed Use Building A’ a minimum of three ( 3) feet above the grade of the Jefferson Ave NE sidewalk and provide an elevated stoop entrance for each unit. These ground level features shall be shown on the elevation plans submitted with the Administrative site plan review application to be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Alternative measures to those required by this condition may be approved by the Current Planning Project Manager to the extent that those measures effectively mitigate against the setback reductions requested by the Applicant. Staff Comment: Condition #4 is no longer applicable as the modified master plan site plan no longer proposes to reduce the 15-foot setback from Sunset Lane NE. The condition was added to the initial master site plan to mitigate the requested reduction of the 15-foot setback and it’s impacts to privacy to ground floor units. The modified master site plan proposes to provide the required 15-foot setback along with a 10-foot wide street frontage landscaping buffer. Staff recommends the removal of Condition #4 from the Solera Master Plan. Staff recommended modified condition Condition #5: The applicant shall raise the ground floor of the units in the three (3) townhome unit cluster buildings in Block R3 a minimum of three (3) feet above the grade of the NE 11th St and Harrington Pl NE sidewalk and provide an elevated stoop entrance for each unit. Additionally, the applicant shall provide articulation, materials, and glazing, beyond what is required by the R-10 and R-14 Residential Design and Open Space Standards, along the side elevations of the townhomes facing the street that is similar to a front elevation. These ground level features and additional exterior side wall articulation shall be shown on the elevation plans submitted with the Administrative Site Plan Review application for Block 3 to be reviewed and approved by the Current Planning Project Manager. Staff Comment: The modified master site plan has revised the blocks and their names within the Solera site. Block R3 and Block 3 referred in Condition #5 is now Block D. Staff recommends replacing the Block R3 and Block 3 references to Block D. ✓ Condition #6: The Applicant shall submit building coverage calculations with an exhibit graphic that identifies compliance with the 75- percent lot coverage limitation for each parent site and mixed- use lot with each Administrative site plan review application. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 52 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx The building coverage calculations shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance. Staff Comment: The applicant has submitted building coverage calculations for Blocks A and B that identify compliance with the 75-percent lot coverage limitation. Block A would cover 74.9-percent and Block B would cover 74.3-percent. See also FOF 23 Zoning Development Standards: Building Standards. Building coverage calculations for Blocks C and D would be reviewed during their respective site plan review. Condition no longer applicable Condition #7: The Applicant shall submit a revised arborist report and tree retention plan with the civil construction permit application that considers the retention of trees 856- 859 and 862- 863. The arborist report shall identify best practices for working in and around drip lines of the retained trees. The revised arborist report and tree retention plan shall be reviewed and approved by the Current Planning Project Manager prior the permit issuance. Staff Comment: Condition #7 is no longer applicable as the modified master site plan would increase the size of the mixed-use building on Block A and cover the area where the above referenced trees are located. See also FOF 23 Zoning Development Standards: Tree Retention. ✓ Condition #9: The Applicant shall submit revised floor plans with the Administrative site plan review application for Building ‘ B’ that limits residential entries to the NE 11th St frontage. The revised floor plans shall be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Staff Comment: As shown on the Block B floor plan (Exhibit 20), the residential entry lobby is located on the corner of NE 11th St and Sunset Lane NE. ✓ Condition #10: The Applicant shall submit a cohesive sign package for the master plan site with the initial administrative site plan review application. The sign package shall be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Staff Comment: The applicant submitted a preliminary sign package (Exhibit 37) that identifies a consistent theme, color, and letter font for the master site plan. Further review of the signs would occur with the sign permit application where compliance with size, quantity, lighting, and other sign regulations as set forth in RMC 4-4-100 would be analyzed for compliance. Staff recommended modified condition Condition #11: The Applicant shall submit a revised master plan prior to the first Administrative site plan review application or construction permit application, whichever occurs first, that clearly indicates the amount of common open space meeting the standards of RMC 4-2.115E. 2 and RMC 4-3-100E.4 or where applicable RMC 4-1-240B.3, if approved. A fee-in-lieu shall be paid prior to the issuance of the civil construction permit. The revised master plan shall be reviewed and approved by the Current Planning Project Manager prior to the first Administrative Site Plan or construction permit issuance. Staff Comment: The proposed open space plan (Exhibit 36) for Block A and Block B identifies compliance with quantitative requirements of RMC 4-3-100E.4, see FOF 24 Design Standards: Design District Review, Common Open Space and Recreation Areas. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 53 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx The applicant has requested to modify compliance review of the common open space standards for the townhome blocks with this initial site plan review of the master plan and instead confirm compliance at the time of site plan review for their respective blocks. The applicant contends the accommodation of the required common open space may require an assessment of the layout of units and potentially a modification to the design standards related to private yard requirements. Due to the removal of several parent townhome blocks with the modified master plan and the consolidation of the unit lot subdivision to Block C and Block D, staff is supportive of modifying Condition #11 to allow for compliance review of common open space to occur during site plan and unit lot subdivision review for Block C and D. The applicant is advised that common open compliance may result in reorientation and/or the loss of townhome units. Therefore, staff recommends modifying the initial Solera Master Plan Condition #11 to read: The applicant shall submit open space plans for Block C and Block D that clearly indicates the amount of common open space meeting the standards of RMC 4-2-115E.2 or where applicable RMC 4-1-240B.3, if approved. Any approved fee-in-lieu shall be paid prior to issuance of the first building permit on the respective block. The open space plans shall be reviewed and approved by the Current Planning Project Manager prior to the Block C and Block D site plan issuance. ✓ Condition #14: The Applicant shall provide implementation procedures for each of the mitigation measures identified in Attachment B of the Sunset Area Planned Action Ordinance #5813 or provide a written narrative of how the particular measure is not applicable to the project. The Planned Action mitigation implementation procedures shall be submitted with each Administrative site plan review application for review and approval by the Current Planning Project Manager prior to site plan issuance. Staff Comment: The applicant has submitted a written narrative of applicable measures (Exhibit 7) and how they are incorporated into the site plan application. Further compliance would be reviewed with the civil construction permit and ongoing with City inspectors during construction. Staff recommended modified condition Condition #18: The applicant shall complete the project phases in the sequence of the Phasing Plan as provided in Exhibit 12. The first townhome phase shall not begin building construction until the building permit for one of the two mixed use buildings has been paid for by the developer and issued by the City. Further, the second townhome phase may not begin building construction until the building permit for the second mixed-use building has been paid for by the developer and issued by the City. Certificates of occupancy for the second townhome phase will not be issued until the podium and framing for the first mixed use building have passed inspection. Staff comment: The modified master plan has proposed to reduce the phases from five (5) to three (3). Staff supports the proposed modified phasing plan as the mixed-use buildings on Blocks A and B would begin construction first. Therefore, staff recommends a modification to the initial Solera Master Plan Condition #18 to read: The applicant shall complete the project phases in the sequence of the updated phasing plan as provided in Exhibit 15. Phase 3 townhome construction shall not begin until the building permits for Blocks A and B have been paid for the applicant and issued by the City. Certificates of occupancy for the townhomes will not be issued until the podium and framing for Blocks A and B have passed inspection. Staff recommended Condition #19: The Applicant shall submit a street modification request to modify the Unit Lot Drive standards and provide the private alley sections as shown on the City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 54 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx modified condition townhome unit lot subdivision. The street modification decision shall be reviewed and approved by the Current Planning Project Manager and shall be issued prior to the submittal of the construction permit application. Staff Comment: The unit lot subdivision component is now limited to Blocks C and D in the modified master site plan and the modified phasing plan indicates the townhome blocks as the final phase. Therefore staff recommends a modification to the initial Solera Master Plan Condition #19 to read: The applicant shall submit a street modification request with the Site Plan Review applications for Block C and Block D to modify the Unit Lot Drive standards and provide the private alley sections as shown on the townhome unit lot subdivision. The street modification decision shall be reviewed and approved by the Current Planning Project Manager with the Site Plan decision(s). Condition no longer applicable Condition #20: The Applicant shall ensure irrevocable access to Alley Tract C for Mixed Use Building B. The irrevocable access shall be noted on the final plat documents and recorded as an access easement with the King County Recorder’ s Office. The irrevocable access language shall be reviewed and approved by the Current Planning Project Manager prior to final plat recording. The access easement shall be recorded with the King County Recorder’ s office with the final plat. Staff Comment: Condition #20 of the initial Solera Master Plan decision is no longer applicable as the modified master site plan no longer contains Alley Tract C on Block B. Access to Block B would be provided directly from public ROWs in the modified master site plan. Staff recommends the removal of Condition #20 from the Solera Master Plan. Condition no longer applicable Condition #21: The Applicant shall prepare an irrevocable access and parking agreement with Mixed Use Building ‘A’ and the US Bank building. The access and parking agreement shall be reviewed and approved by the Current Planning Project Manager prior to final plat recording. The access and parking agreement shall be recorded with the King County Recorder’ s Office with the final plat. Staff Comment: Condition #21 of the initial Solera Master Plan decision is no longer applicable as the US Bank building is no longer included within the modified master site plan. The US Bank Building would be removed and the mixed-use building within Block A would be the only structure on the modified block. Staff recommends the removal of Condition #21 from the Solera Master Plan. ✓ Condition #23: The Applicant shall provide modulations (both vertical and horizontal) on Mixed Use Buildings A and 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 that is commensurate to the overall size and scale of the building. The buildings shall incorporate upper story setbacks, roof extension features, extended feature elements on the buildings’ 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 Current Planning Project Manager prior to site plan issuance. Staff Comment: As shown on renderings and elevations plans for Blocks A and B, the applicant has provided numerous horizontal and vertical modulations along the facades of the buildings. Deep interior modulations along the entire height of the facades, a north return on Block A, an offset plane on the south end of Block B, and openings separating the wood frame structures on each podium assist in reducing the bulk City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 55 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx appearance of Blocks A and B. Exterior cladding and articulation materials include brick, metal, fiber cement panel, wood-like lap material, unique fan canopies, and chamfered glazed corner entries provide a diverse mix of high quality materials that create visual interest. The buildings on Blocks A and B each contain two distinct roofline elements with roof extensions and sloped roofs. The gateway features on the corner of NE 11th St and NE Sunset Blvd provide a radius and glazed with curved roof brow extended over the abutting sections of the buildings. The applicant has also provided massing diagrams for Blocks A and B (Exhibit 29) that identify graphic representation of a potential code minimum modulated building and the proposed modulation. Compliance further reviewed with building permit application Condition #24: The Applicant shall provide one (1) of the following ground level treatments to Mixed Use Buildings A and B along NE Sunset Blvd: ( 1) the floor to finished ceiling height shall be a minimum of 18-feet; or (2) the floor to finished ceiling height shall be a minimum of 15- feet and the residential portion of the buildings ( wood construction) on top of the concrete podium be setback a minimum of 15- feet. The ground level details shall be shown on the Administrative site plan review application to be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Staff Comment: As shown on Block A section and elevation plans (Exhibits 21 and 23), a floor to ceiling height is shown at 18-feet along the NE Sunset Blvd frontage. As shown on Block B section and elevation plans (Exhibit 22 and 24) an average floor to ceiling height of 18-feet is provided along the NE Sunset Blvd frontage. The average is due to a downward slope of approximately 10-feet along the Block B street frontage. At the corner of NE 11th and NE Sunset Blvd the floor to ceiling height would be 15-feet and as the building extends south, the floor to ceiling height increases as the floor steps with the downward gradient of the street frontage resulting in a floor to ceiling height of over 20-feet at the southern end of the building. Staff finds the 18-foot average is acceptable based on the grade of NE Sunset Blvd and meets the overall intent of the condition. It is unclear whether the 18-foot ceiling heights are ‘finished’ as the level of detail with the site plan review sections are not as refined as the building permit application plans. Further review for compliance with this condition will occur with the building permit. Condition no longer applicable Condition #25: The Applicant shall submit elevations with the Administrative site plan review application that provides a minimum setback of 15- feet for the portion of Building ‘A’ above the ground floor townhome units along the Jefferson Ave NE elevation. The elevations shall be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Staff Comment: Condition #25 of the initial Solera Master Plan decision is no longer applicable as the condition was intended to mitigate the reduced setback of the building along the Sunset Lane NE frontage that was previously referred to as Jefferson Ave NE. The step-back above the ground floor townhomes would lessen the overall bulk of the building along the street. The modified master site plan no longer contains the modified reduced setback and would instead meet the minimum 15-foot setback along Sunset Lane NE and the ground floor units abutting NE 12th St would contain a greater setback. Staff recommends the removal of Condition #25 from the Solera Master Plan. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 56 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx 29. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The 2021 fire impact fees are $964.53 per multifamily unit, $1.25 per square foot for retail, and $5.92 square feet for restaurant. Assessed fees are based on the City of Renton Fee Schedule. The fee is paid at time of building permit issuance. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary, McKnight Middle School, and Hazen High School. Elementary and High School students from the proposed development would be bussed to their schools. The stop is located at NE 12th St and Harrington Ave NE which is also the location of McKnight Middle School. Middle School students would walk to school. The proposed project includes the installation of new public streets within the development and frontage improvements along the site’s periphery. All street improvements would include sidewalks. Students would have a walking route to the bus stop with existing sidewalk improvements or installed as part of the development. Students would connect to the abutting NE 12th St from Jefferson Ave NE or NE 11th St/Harrington Place NE and walk west to Harrington Ave NE or they would walk south from Jefferson Ave NE connecting to NE 10th St continue west to Harrington Ave NE and walk north to NE 12th St. A School Impact Fee would be required for the future dwellings. The current Renton School District Impact Fee is $4,989.00 per multifamily dwelling unit. Assessed fees are based on the City of Renton Fee Schedule. The fee is paid at time of building permit issuance. ✓ Parks: A Park Impact Fee would be required for the future dwellings. The current Park Impact Fee is $1,977.62. Assessed fees are based on the City of Renton Fee Schedule. The fee is paid at time of building permit issuance. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan and Technical Information Report (TIR), prepared by KPFF Consulting Engineers, dated December 2020, was submitted with the land use application. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. 4. The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a series of bioretention facilities prior to connection to the proposed new public conveyance system which will connect to the existing public conveyance system. Additional analysis of the preliminary TIR can be found in the Advisory Notes (Exhibit 47). A final TIR would be required with the civil construction permit application. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 57 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx ✓ Water: The proposed water main improvements are shown on the utility plan (Exhibit 45). The proposed 12-inch water main extension into the development provides a 10- inch looped main around each mixed use building, and connects to the existing 8-inch water main located in NE 12th Street, the existing 12-inch water main located in NE 10th Street, the existing 8-inch water main located in Harrington Place NE, the existing 10-inch water main located in Kirkland Ave NE, and the existing 12-inch water main located in NE Sunset Blvd. A connection shall also be made to the existing 12-inch water main stub in the public water easement located in the parking lot of the Sunset Court Apartments. The existing water main in Sunset Lane NE will need to be abandoned and replaced with a new 12-inch water main along the west side of the development. ✓ Sanitary Sewer: The proposed sewer main improvements are shown on the utility plan (Exhibit 45). A new 8-inch sewer main within the future public ROW is required to provide sanitary sewer service to each building. New side sewers shall be installed to serve each individual property. I. CONCLUSIONS: 1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation and the Transportation and Housing and Human Services elements of the Comprehensive Plan, see FOF 22. 2. The subject site is located in the Center Village (CV) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 23. 3. The proposed modified master site plan complies with the Urban Design District ‘D’ Standards provided the applicant complies with City Code and conditions of approval, see FOF 24. 4. The proposed modified master site plan and Block A and Block B site plans comply with the Master Plan and Site Plan Review criteria provided the applicant complies with City Code and conditions of approval, see FOF 25. 5. The proposed preliminary plat modification complies with the subdivision regulations as established by City Code and state law provided the applicant complies with conditions of approval and advisory notes, see FOF 26. 6. The proposed master site plan modification, preliminary plat modification, and Blocks A and B site plan review complies with the street standards, except those requested to be modified, as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 25. 7. The proposed street modification to the NE Sunset Blvd frontage and NE 11th St and Sunset Lane NE sections meet all five (5) modification criteria provided the project complies with all conditions of approval and advisory notes, see FOF 27. 8. There are safe walking routes to schools or their respective bus stops, see FOF 29. 9. There are adequate public services and facilities to accommodate the proposed modified master site plan, modifed preliniary plat, and site plan reivews for Blocks A and B, see FOF 29. 10. Due the applicant’s intention to propose changes to the project (which may include changes to the number of affordable units, the distribution of affordable units, and project design), it is appropriate to define the thresholds for a major modification and a minor modification as set forth in FOF 4. City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 58 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx 11. Key features, which are integral to this project include master plan development and corresponding site plan reviews for Blocks A and B that ensure the mixed-use buildings and infrastructure are constructed in the initial phases of the master plan. As provided on detailed elevations, three dimensional renderings, and color perspectives with the application, Blocks A and B would be constructed of high-quality materials and contain modulation and articulation features commensurate with their overall scale and relationship to pedestrians on the street. Blocks A and B would have unique gateway entry features into the redeveloped Sunset Terrace neighborhood consisting of radiused corners, fan awnings, outdoor plaza and seating, chamfered glazed primary entries, and commercial space along NE Sunset Blvd wrapping along NE 11th St. Residential entries would be comprised of expansive glazing, weather protection, and large pedestrian plazas connected to the sidewalk and raised concrete intersection on NE 11th and Sunset Lane NE. Pedestrian oriented spaces containing decorative paving, durable street furniture, and lighting assist in creating a lively streetscape for the redeveloped neighborhood. Consistent signage throughout the site provide wayfinding and commercial identification that would complement the architecture of Blocks A through D. The modified master site plan maintains the higher densities and intensity of uses along the NE Sunset Blvd transitioning to lower density and scale moving west into the site with townhome development. An additional parking lane along NE 11th St and Sunset Lane NE and angled parking provides additional on street parking capacity within the master site plan. Ensuring all residents and their vehicles have onsite parking within Block A and Block B parking structures reduces offsite parking impacts to the neighborhood. J. RECOMMENDATION: Staff recommends approval of the modification to the Solera Master Plan, modification to the Solera Preliminary Plat, Block A and Block B Site Plan Review, and Street Modification, File No. LUA20-000305, SA-M, PP, SA-H, MOD, as depicted in the modified Solera Master Site Plan (Exhibit 2) subject to the following conditions: 1. The applicant shall comply with all conditions of approval from the LUA18-000490 Solera Master Plan decision issued December 11, 2018 and reconsideration issued January 30, 2019 with the exception of the following conditions that are either removed due to their inapplicability based on the modified master site plan or as modified: a. The following conditions are no longer applicable and removed from the master plan decision: Conditions 3,4,7, 20, 21, and 25. b. The applicant shall raise the ground floor of the units in the three (3) townhome unit cluster buildings in Block D a minimum of three (3) feet above the grade of the NE 11th St and Harrington Pl NE sidewalk and provide an elevated stoop entrance for each unit. Additionally, the applicant shall provide articulation, materials, and glazing, beyond what is required by the R-10 and R-14 Residential Design and Open Space Standards, along the side elevations of the townhomes facing the street that is similar to a front elevation. These ground level features and additional exterior side wall articulation shall be shown on the elevation plans submitted with the Administrative Site Plan Review application for Block D to be reviewed and approved by the Current Planning Project Manager (Modified Condition #5). c. The applicant shall submit open space plans for Block C and Block D that clearly indicates the amount of common open space meeting the standards of RMC 4-2-115E.2 or where applicable RMC 4-1-240B.3, if approved. Any approved fee-in-lieu shall be paid prior to issuance of the first building permit on the respective block. The open space plans shall be reviewed and approved by the Current Planning Project Manager prior to the Block C and Block D site plan issuance. (Modified Condition #11). d. The applicant shall complete the project phases in the sequence of the updated phasing plan as provided in Exhibit 15. Phase 3 townhome construction shall not begin until the building permits City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 59 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx for Blocks A and B have been paid for the applicant and issued by the City. Certificates of occupancy for the townhomes will not be issued until the podium and framing for Blocks A and B have passed inspection. (Modified Condition #18) e. The applicant shall submit a street modification request with the Site Plan Review applications for Block C and Block D to modify the Unit Lot Drive standards and provide the private alley sections as shown on the townhome unit lot subdivision. The street modification decision shall be reviewed and approved by the Current Planning Project Manager with the Site Plan decision(s). (Modified Condition #19) 2. The applicant shall submit revised floor plans with the building permit applications for Block A and Block B that provide at least one ground floor commercial space in each of Block A and B with grease traps and ventilation shafts for a commercial kitchen hood/exhaust; central plumbing line; and ADA compliant bathrooms shall be provided for all commercial ground floor space which may be provided through the use of common facilities. The revised floor plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 3. The applicant shall submit a detailed landscaping plan per the submittal requirements set forth in RMC 4- 8-120D.12 and that meets the applicable landscaping standards set forth in RMC 4-4-070 with the civil construction permit application. The detailed landscaping plan shall incorporate street frontage landscaping 10-feet in width along Jefferson Lane NE abutting the two-story townhomes on Block B where it is shown deficient on the conceptual landscaping plan (Exhibit 17). The detailed landscaping plan shall provide a full and continuous planter strip void of the perpendicular paved sections, except where approved by the Current Planning Project Manager, to aid in consistent street tree spacing and to achieve maximum planting capacity. Street tree spacing and planting capacity shall take preference over stormwater bioretention facilities. The applicant shall coordinate with the Current Planning Project Manager with selection of street tree species from the City’s Approved Street Tree List. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 4. The applicant shall provide a tree replacement exhibit as a component of the detailed landscape plan to be submitted with the civil construction permit application. The exhibit shall provide a table that includes the species, quantity, caliper inch of each replacement tree and corresponding plan of where those trees will be planted on the site. The tree replacement exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 5. The applicant shall submit a Transportation Demand Management Plan with the civil construction permit application. The plan’s primary purpose shall be to ensure residents of Solera are provided with off-street parking spaces for their vehicles with a secondary purpose of providing incentives for non-single occupancy vehicle trips. The plan shall guarantee a minimum of one (1) parking space for each unit in Blocks A and B via a unit number painted on the assigned space. Remaining spaces may be allocated to residents that have an additional vehicle and for guest parking. The applicant shall ensure that residents have an assigned parking space for every vehicle owned by the resident via specific language in the resident rental agreement. The management of each building shall ensure that residents utilize the parking spaces in the garage instead of public on-street parking. The plan shall ensure that residents do not park their vehicles on the public street within ¼ mile of the site and the rental agreement shall indicate penalties for not utilizing the Solera parking garage. The plan shall provide trip reducing measures such as subsidized transit fares, vanpool/carpooling services, and commuter center. The plan shall also include a joint use parking arrangement that provides resident and guest parking in onsite commercial spaces during their respective business off-peak hours. The plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 6. The applicant shall submit bicycle parking plans for Block A and Block B with their respective building permit applications. The plans shall identify the correct number of required bicycle parking spaces and City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 60 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx provide graphic and narrative details of how the parking meet the storage, security, and space standards of RMC 4-4-080F.11.a and b. The bicycle parking plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 7. The applicant shall submit a revised fencing plan with the civil construction permit application that provides material details, height, and location of fencing on the master site plan. The fencing shall be consistent, high-quality, and commensurate to the materials that are used throughout the development. The fencing material shall be wood, ornamental, or comparable material as approved by the Current Planning Project Manager. Chainlink fencing shall not be accepted. The revised fencing plan shall be reviewed and approved by the Current Planning Project Manager prior permit issuance. 8. The applicant shall submit material and exterior finish details for the retaining wall and four (4) foot guard rails with the civil construction permit application. Materials and exterior finishes of the walls shall meet the retaining wall standards and provide an anti-graffiti coating. Guard rails on top of the retaining wall shall provide high visibility to and from the public sidewalk with materials and aesthetic treatments that are consistent with the gateway entry to the development. The retaining wall and guard rail details shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 9. The applicant shall submit revised south elevations for Block B for the façade not obscured by the Shell fuel facility with the building permit application. The elevations shall provide entry and facade features for the daycare and office entry that are identifiable and that are similar in architectural character as other entrances and ground level facades on Blocks A and B. The revised elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 10. The applicant shall widen the pedestrian pathway from the NE 10th sidewalk to the daycare entrance to a minimum of five (5) feet in width on plans submitted with the civil construction permit application. The revised width shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 11. The applicant shall submit detail sheets and quantities of all street and open space furniture including but not limited to planters, benches, group seating, refuse and recycling, bike racks, pergolas, and outdoor recreation equipment. The detail sheets and quantities shall be integrated in the detailed landscape plan submitted with the civil construction permit to be reviewed and approved by the Current Planning Project Manager. 12. The applicant shall submit graphic verification that weather protection for Blocks A and B extend a at least 4.5 feet from the buildings along 75-percent of the facades facing the street and/or a narrative of how the proposed weather protection meets the intent and guidelines of the Pedestrian Environment section of the Urban Design Regulations with the building permit application. The verification and narrative shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 13. The applicant shall submit a pedestrian oriented space exhibit as a component of the detailed landscaping plan submitted with the civil construction permit. The exhibit shall provide paving details for plazas and other onsite pedestrian areas that are composed of scored concrete, pavers, stone, or comparable material approved by the Current Planning Project Manager. The exhibit shall also provide photometric lighting calculations for pedestrian oriented spaces that provide at least four (4) foot-candles (average) on the ground or meet the intent and guidelines of the Recreation and Open Space section of the Urban Design Regulations. A written narrative shall accompany the exhibit identifying how the delineated pedestrian-oriented spaces noted on the plan meet the meet the RMC defined criteria. The exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 14. The applicant shall submit revised elevation plans with the building permit applications that replaces the blank walls located on the NE 11th St and Kirkland Ave NE frontage along Block A and the NE 11th St frontage for Block B with glazing or other architectural detailing or provide justification of a required or unavoidable blank wall with treatment as approved by the Current Planning Project Manager. The revised City of Renton Department of Community & Economic Development PR18-000333 Solera Master Plan Staff Report to the Hearing Examiner LUA20-000305, SA-M, PP, SA-H, MOD Report of February 2, 2021 Page 61 of 61 SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 15. The applicant shall submit a revised lighting plan with the building permit application for Block A and Block B that includes detail sheets of all light fixtures and their supports. Fixtures and supports shall be pedestrian scaled and consistent with the design of the site and provide adequate footcandle illumination in pedestrian areas as shown on a revised photometric calculation. The lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 16. The applicant shall submit a rooftop equipment exhibit with the elevation plans associated with Block A and Block B building permit applications. The exhibit shall provide cross section details and identify proposed rooftop screening that is integral and complementary to architecture of the buildings. The exhibit shall be reviewed and approved by the Current Planning Project Manager. 17. The applicant shall submit a surface mounted utility plan that includes cross-section details with the civil construction permit application associated with Blocks A and B. The applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public ROW view, active common open spaces, and they shall not displace required landscaping areas. The plan shall provide and identify screening measures consistent with the overall design of the development. The surface mounted utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 18. The applicant shall submit revised site and floor plans with the building permit applications for Block A and Block B that detail marked loading and delivery areas that do not conflict with parking and pedestrian areas for each block. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 19. The applicant shall submit a revised Traffic Impact Analysis (TIA) with the civil construction permit application that provides analysis of the northbound and southbound I-405/Sunset Blvd ramp terminal intersections. The revised TIA shall also provide a correction to the total number of units in Blocks A and B and correction to the total square footage of retail space. The revised TIA shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 20. The applicant shall revise the circulation on the NE Sunset Blvd frontage road abutting the angled parking to move in the same the direction as the NE Sunset Blvd vehicle travel lanes. The revised circulation plan shall be submitted with the civil construction permit to be reviewed and approved by the Current Planning Project Manager and Development Review Engineer prior to permit issuance. 21. Any changes to the approved project require a major modification or a minor modification. The following determines whether a proposed change will be reviewed as a major modification or a minor modification: a. Proposed project changes will be reviewed as a major modification (in other words, as a new application) unless they meet the scope for a minor modification, below. b. Proposed project changes will be reviewed as a minor modification by administrative determination, if the proposed changes do not: i. Involve more than a ten percent (10%) increase or decrease in any measurable aspect of the approved plan such as, but not limited to, area, scale, building height, density, commercial area, amenities, public or private open space, landscaping, parking spaces, building materials (e.g., glazing) etc.; ii. Have a substantially greater impact on the environment and/or public facilities than the approved plan; iii. Change the boundaries of the originally approved plan; and iv. Substantially alter a key feature of the approved plan. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: PR18-000333 Solera Master Plan Land Use File Number: LUA20-000305, SA-M, PP, SA-H, MOD Date of Hearing February 2, 2021 Staff Contact Matt Herrera Senior Planner Project Contact/Applicant Tom Neubauer Solera Manager LLC 10900 NE 8th Street, Suite 120, Bellevue, WA 98004 Project Location 2805, 2822, 2834 Sunset Ln NE; 2950, 2902, 2806 NE Sunset Blvd; 1171 Kirkland Ave NE; 975 NE 12th St The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibit 1: Staff Report to the Hearing Examiner Exhibit 2: Modified Master Site Plan Exhibit 3: Solera Master Plan Decision 2018/2019 Exhibit 4: Standstill Agreement Exhibit 5: Hearing Examiner Appeal Exhibit 6: Neighborhood Meeting Materials Exhibit 7: Applicant Project Narrative and Urban Design Report Exhibit 8: Neighborhood Detail Map Exhibit 9: ALTA and Topographic Survey Exhibit 10: Agency and Tribe Comments Exhibit 11: Sunset Planned Action Ordinance Exhibit 12: Sunset Area Planned Action EIS Exhibit 13: Environmental Review Committee Concurrence Memorandum Exhibit 14: Modified Preliminary Plat Exhibit 15: Modified Phasing Plan Exhibit 16: Development Summary Exhibit 17: Conceptual Landscaping Plan Exhibit 18: Market Rate and Affordable Layout Exhibit 19: Block A Floor Plans Exhibit 20: Block B Floor Plans Exhibit 21: Block A Building Sections Exhibit 22: Block B Building Sections Exhibit 23: Block A Elevations Exhibit 24: Block B Elevations Exhibit 25: Birdseye Northeast and Southwest Views Exhibit 26: Sunset Blvd/Sunset LN Perspectives and Material Palette SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx Exhibit 27: Block A and B Renderings Exhibit 28: Block A and B Perspectives/Vignettes Exhibit 29: Massing and Modulation Diagrams Exhibit 30: Arborist Report prepared by Creative Landscape Solutions, dated December 16, 2020 Exhibit 31: Tree Retention Plan Exhibit 32: Parking Analysis prepared by TENW, dated November 20, 2020 Exhibit 33: Fencing Plan Exhibit 34: Grading Plan – Conceptual Landscaping Plan Exhibit 35: Lighting Plan Exhibit 36: Open Space Plan Exhibit 37: Preliminary Sign Package Exhibit 38: Transportation Consistency Analysis prepared by TENW, dated November 24, 2020 Exhibit 39: Road Plan Exhibit 40: NE Sunset Blvd Access Schematic Exhibit 41: Applicant EIS Mitigation Narrative Exhibit 42: Drainage Report prepared by KPFF, dated December 2020 Exhibit 43: Drainage Plan Exhibit 44: Geotechnical Report prepared by Earth Solutions NW, dated September 28, 2020 Exhibit 45: Utility Plan Exhibit 46: Grading Plan – Civil Exhibit 47: Advisory Notes