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HomeMy WebLinkAboutExh.07_Narrative_Urban_Design_Report.pdf1200 Sixth Avenue, Suite 605 Seattle, WA 98101 206-325-3356 1 DECEMBER 16, 2020 City of Renton Community & Economic Development Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 | www.rentonwa.gov Solera Justification for the Modification Request - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 1. Modification to the Approved Master Plan: Administrative Site Plan Review for Blocks A and B Site Plan Review for Blocks C and D submitted separately A. Project Information Owner Modification: DevCo, LLC Program Modification: Mixed use buildings including commercial space along Sunset Blvd. and affordable and market rate housing units. The mixed use buildings will include townhome units accessible from Sunset Lane NE and NE 12th St. Blocks C and D will consist of stand-alone townhome units which will be submitted under a separate site plan review. Intro: The Solera Master Plan is a 10.8 acre site that lies within the Sunset neighborhood of Renton. Solera is proposed as a mixed use development that contains commercial uses along Sunset Blvd, 555 mixed income apartments in two mixed-use buildings, 96 townhomes, and commercial space set aside for a daycare with outside play space. Residences vary in size from one bedroom to four bedroom units with an emphasis on families. The high density community is made up of semi - urban blocks with pedestrian friendly facades and sidewalks, street parking and ample onsite parking for the residences and patrons. The approved Master Plan and proposed modification to the Master Plan is consistent with Renton's vision to revitalize the neighborhood. From Sunset Blvd the project is comprised of two mixed-use buildings bisected by a residential access street creating a gateway into the community. To reinforce the sense of a singular neighborhood and inclusivity amongst the mixed income residents we have chosen to use the same materials and color palette throughout. Along Sunset Ln (Jefferson) the buildings base contains a mix of ground level units, residential amenity spaces and leasing offices. Within the 15’ setback the residences are provided with private patios and entries screened by landscaping. Some also are provided a change in elevation from the sidewalk. Breaks in the overall building form occur where the upper level courtyards are open to the street providing views into and out of the elevated courtyards. Along the street these deeper setbacks are prime for outdoor patios connected to the amenity spaces located inside the adjacent building. 2 B. Project Narrative: Modification to Site Plan Review Component Previously Approved Master Plan Modification Project Name Solera Solera Size 470,395 sf (adjusted per Axis Survey) 470,395 sf (existing site area) Location 2842 NE Sunset Blvd 98056 2842 NE Sunset Blvd 98056 Zoning Designation of site CV CV, Urban Design District D Zoning Designation of adjacent properties CV on all sides CV, Urban Design District D Current Use of the site and existing improvements Greater Highlands Shopping Center (Neighborhood Shopping Center), surface parking Greater Highlands Shopping Center (Neighborhood Shopping Center), surface parking Special Site Features None None Statement addressing soil type and drainage conditions Near surface fill underlain by medium dense to dense sand and silty sand native soils. Drainage is variable. Soils are comprised largely of near surface fill deposits underlain by medium dense to dense sand and silty sand native soils. The identified fill deposits are comprised primarily of loose silty sands. Proposed use of property and scope of the proposed development  151 Townhomes  2 Mixed-Use Residential/ Commercial Buildings with approximately 521 apartment units and 39,000 sf of commercial or non-residential use,  1 Existing Retail Bank to remain.  96 Townhomes  2 Mixed Use Residential/ Commercial Buildings with approximately 555 apartment and townhome units and 35,000 sf Commercial or non- residential use  Existing bank to be demolished Number of Lots 7 parent lots 150 unit lots 4 parent lots 96 unit lots Net Lot Area Townhome Net Lot Area: 259,806 sf (5.96 Ac) Mixed Use and Commercial Net Lot Area: 159,458 sf (3.66 Ac) Total Net Lot Area: 419,264 sf (9.62 Ac) Townhome Net Lot Area: Block C: 112,447 sf, Block D: 55,841 sf Mixed Use Block A: 113,400 sf, Block B 119,528 sf Total Resulting Lot Area: 401,216 sf (9.21 acres) Net Lot Density Townhome Net Density: 25.3 DU/Ac Mixed Use and Commercial net Density: 142 DU/Ac Total Net Density: 77.7 DU/Ac Total Net Density: 70.68 DU/Ac. Range of Sizes Parent Lots: Smallest: 31,376 sf Largest: 116,213 sf Average: 69,877 sf Units Lots: See Net Lot Area for Parent Lots Unit Lots: See Plat Plan 3 Smallest: 1,074 sf Largest: 4,749 sf Average: 1,720 sf Height 75’ for Block A and 85’ for Block B per approved conditional use. Both buildings proposed to be a max. of 70’ per IBC. Units 521 Multifamily Units 151 Townhome Units 550 Multifamily Units 96 Townhomes Market Rate / Affordable Multifamily: 100% Market Rate Townhomes: 100% Market Rate Multifamily: 50% Market Rate / 50% Max. Affordable Townhomes: 100% Market Rate Total: Residential SF 628,487 sf 657,703 sf Non-residential SF 38,777 sf 38,914 sf Lot coverage 75% max On-Site Parking 906 stalls 1,024 stalls Access New public ROW and road connections from NE 10th Street to NE 12th Street, and from NE Sunset Blvd to Harrington Place NE. Private alleys and a woonerf will also provide for circulation within the site. New public ROW and road connections from NE 10th Street to NE 12th Street, and from NE Sunset Blvd to Harrington Place NE. Access to Block A is from Kirkland Ave NE and the new N-S ROW. Access to Block B is from NE10th Street and the proposed NE 11th Street. Private alleys will provide for circulation within Blocks C and D. Proposed off-site improvements Road frontage improvements on Harrington Pl NE, NE Sunset Blvd, Kirkland Ave NE and NE 12th St, and a water main extension in Harrington Pl NE. Sidewalk improvements, new streets, new hydrants, sewer main, angled and parallel parking, etc. Total estimated construction cost $8.5M for site development costs Building costs to be determined TBD Total Estimated Fair Market Value of the Proposed Project $65M Fair Market Value (unable to confirm how much of the project this figure relates to) $175M Fair Market Value for blocks A and B Estimated quantities and types of materials involved if any fill or excavation is proposed Approximately 30,000 sq. yd of cut removed from the site. Approximately 15,000 sq. yd of structural fill import and embankment on-site. TBD Number, type and size of trees to be removed 13 on-site significant trees will be removed. The tree types are London Plan and Poplar ranging in size from 6 to 27 inches. 12 on-site viable trees will removed. One will be saved as required by RMC. It is located on- site adjacent to Kirkland Ave NE Explanation of any land to be dedicated to the City 53-ft ROW will be dedicated along Jefferson Ave NE connecting NE 10th Street and NE 11th Street, 47-ft ROW will be dedicated along Jefferson Ave NE connecting NE Dedication to city of proposed Sunset Lane NE (Jefferson Ave NE) and NE 11th St. Modification of approved 53’ wide ROW to 59’ 4 11th Street to NE 12th St. 53-ft ROW for full length of NE 11th Street connecting NE Sunset Boulevard and Harrington Place NE. A 26-ft ROW dedication will be provided to connect Harrington Place NE to NE 11th Street. A 2-ft ROW dedication will be provided on Harrington Place NE frontage, a 9.5-ft ROW dedication on the NE 12th Street frontage, and a 1.5-ft dedication on the NE Sunset Boulevard Frontage. wide ROW per CED request at 11th St. Sunset Ln (Jefferson). Proposed Job Shacks or Trailers 2 to 3 job shacks or trailers will be maintained on-site throughout construction TBD by Contractor Proposed Model Homes One townhome building (3-6 units) will be constructed as a model complex within each parent lot. TBD Modifications Being Requested Mixed-use building height modification request See attached Within 100-ft of a wetland or stream No No Within 200-ft of Black River, Cedar River, Springbrook Creek, May Creek, or Lake Washington No No C. Response to ALL previous conditions. See attached Response to Conditions of Approval 5 2. New code modifications A. Street Modifications i. Internal Streets – parallel parking on both sides of residential streets RMC 4-6-060F.2 Min. Design Standards for Public Street and Alleys The city requested street modification seeks a modification from RMC 4 -6-060F. 2 Minimum Design Standards for Public Streets and Alleys for the following modifications to streets within the master site plan and along its frontage: ( 1) Jefferson Ave/ Lane NE and NE 11th St – a Residential Access Street which requires a 53-foot right-of-way (ROW) with 26-foot paved roadway width, including two ( 2) 10- foot travel lanes and one ( 1) 6-foot parking lane, 0.5-foot curb and gutter, 8-foot planter strip, and 5-foot sidewalk. Proposed Modification The city requested street modification seeks a modification from RMC 4-6-060F.2 for the internal streets. The CED has requested to widen the right of way to 59’ in order to provide 6-foot of parallel parking on both sides of the (2) 10-foot travel lanes. ii. Sunset Blvd. Hearing Examiner, December 11, 2018: The Applicant is proposing to provide on- street, parallel parking, separated from the vehicular traffic of NE Sunset Blvd by an 8-ft planter strip and 10-ft drive aisle in order to support the retail and commercial uses of the proposed mixed- use buildings along NE Sunset Blvd. Proposed Modification The applicate proposes to provide on-street, angled parking that will be separated from vehicular traffic on NE Sunset Blvd. by an 8’ planter strip and a 10’ drive aisle. 1200 Sixth Avenue, Suite 605 Seattle, WA 98101 206-325-3356 1 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD DECEMBER 16, 2020 City of Renton Community & Economic Development Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 | www.rentonwa.gov Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD # Reference Name Condition Response 1 Plans for Block B The Applicant shall submit revised plans with administrative Site Plan Review application for Block B that ensures any proposed amenity space is temporary in nature and not credited to the open space requirement under Urban Design Regulations District D. The Applicant shall construct the space to commercial standards identified in FOF 26 Conditional Use analysis. The revised plans shall be revised and approved by the current planning Project Manager prior to Administrative Site Plan issuance See Provided plans for Administrative Site Plan Review for Block A and B. Amenity space is not currently proposed in the commercial frontage along NE Sunset Blvd. Both buildings shall be designed to meet the International Building Code with state and local amendments that is in affect at the time of Building Permit Application. 2 Covenants The Applicant shall record a covenant on the underlying properties with the plat requiring any future division of the lots or increases to density must be consistent with the maximum density requirements as measured within the master plan as a whole. The applicant shall submit a draft of the covenant with the final plat application for review and Approval by the Current Planning Project Manager prior to recording with the King County Recorder's Office. The Applicant wishes to defer this to Administrative Site Plan Review for Blocks C and D. 3 Master Plan The Applicant shall submit revised Master Site Plan for parent site R1 that contains a min. lot size of 25,000 SF. The revised parent site plans shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan Issuance or construction permit issuance, whichever comes first. Parent site R1 is now Block C. See the provided plans for the proposed Master Plan Modification. 2 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 4 3' High Stoops @ Mixed Use The Applicant shall raise the ground floor of the townhome units on Mixed Use Building a min. of 3' above the grade of Jefferson Ave sidewalk and provide an elevated stoop entrance for each unit. These ground level features to be shown on the elevation plans submitted with the Administrative Site Plan review application to be reviewed and approved by the current Planning Project manager prior to site plan issuance. Alternate measures to those required by this condition may be approved by Current Planning Project Manager to the extent that those measures effectively mitigates against the setback reduction requested by the Applicant The applicant reads conditions 4 as imposing the three-foot stoops for townhomes within Blocks A and B in response to reduced setbacks along Jefferson and Kirkland Avenues. See Setbacks: Mixed Use Building A along Jefferson Ave NE on page 11 of the Staff Report dated November 27, 2018. The current proposal includes the full 15’ setback (or more) to the ROW and the proposed ROW now includes parallel parking on both sides of the street which provides for greater separation across the ROW than required by RZC. The applicant will dedicate additional ROW to accommodate parallel parking on both sides of the street, which is not required by the RZC but was requested by CED staff and agreed to by the applicant. The added parking also increases the separation between the MU building townhomes and the street. Further the landscape plan will be designed to enhance privacy along the townhome frontage. Note that the applicant has every intention of creating attractive units along the street frontage, and entries will be at grade or slightly elevated where practical in response to grade and other applicable local, state and federal regulations (i.e. State IBC and FHA). By meeting street setback requirements and increasing the separation between blocks C/D and A/B with the wider ROW, the intent of Condition 4 should be deemed satisfied, or alternatively modified to remove conformance with the minimum 3' elevated stoop entry specification. 3 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 5 3' High Stoops @ Townhomes The Applicant shall raise the ground floor of the three townhome units on Cluster Buildings in Block R3 a min. of 3' above the grade on NE 11 St and Harrington Pl NE sidewalk and provide an elevated stoop entrance for each unit. Additionally, the Applicant shall provide articulation, materials and glazing beyond what is required by the R-10 and R-14 Residential Design and Open Space Standards and side elevations and townhomes facing the street similar to front elevations. These ground level features and additional exterior sidewall articulation shall be shown on the elevation plans submitted with the Administrative Site Plan review application for Block to be reviewed and approved by the Current Planning Project Manager . Alternate measures to those required by this condition may be approved by the Current Planning Project Manager to the extent that those measures effectively mitigate against setback reductions requested by the Applicant. The applicant understands this condition is in response to townhouse units that do not meet the required 15' setback to the adjacent ROW which applies solely to Block D of the proposed Master Plan Modification. With further design development it may be possible to bring this part of the development into compliance with the setback requirement. The applicant requests compliance with this condition be deferred to Administrative Site Plan Review for Block D. 6 Lot Coverage The Applicant shall submit building coverage calculations with an exhibit graphic the identifies compliance with 75 % lot coverage limitation for each parent site and mixed-use lot with each Administrative site plan review application. The Building coverage calculations shall be review and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance. See Sheets MP-02.1, MP-05.3 and MP-07.3 for Lot area calculations and site plans showing the building footprint for lots A and B. Lot coverage for Blocks C and D to be deferred to Administrative Site Plan Review for those blocks. 4 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 7 Arborist Report The Applicant shall submit Arborist report and tree retention plan with the Civil Construction Permit application that considers retention of trees 856-859 & 862-863. The arborist report shall identify best practices for working in and around drip lines of the retained trees. The revised arborist report and tree retention plan shall be review and approval by the Current Planning Project Manager prior to issuance. A revised Arborist Report is included as part of this submittal and will be included with the Civil Construction Permit when it is applied for. 8 Recycle Plan The Applicant shall submit a refuse and recycling plan with the Administrative Site Plan Application for each unit lot subdivision block that identifies the required refuse and recycling space for each townhome unit and the exterior space allocated for the pick-up day. Additionally, the applicant shall provide written approval from the City's refuse and trash recycle contracted collector that adequate space for truck maneuvering is provided. The refuse and recycling plan and refuse/recycling written approvals shall be review and approved by the Current Planning Project Manager prior to Site Plan Issuance. Refuse and recycling locations are identified on the site plans. See sheet MP-03.1. The applicant will forward to Republic Services for review. 9 Building B Residential Entries The Applicant shall submit revised floor plans with the Administrative Design Review application for Building B that limits residential entries to the NE 11th St frontage. The revised floor plans shall be review and approved by the Current Planning Project Development manager prior to site plan issuance. The residential entries are located on the corner of NE 11th Street and Sunset Ln NE (aka Jefferson Ave NE). 10 Sign Package The Applicant shall submit a cohesive sign package for the Master Plan site with the initial Administrative Site Plan Review Application. The sign package shall be reviewed and approved by the Current Planning Project Manager prior to Site Plan issuance. A sign package is provided with the application materials. See file: P_Signage in the application documents. 5 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 11 Revised Master Plan The applicant shall submit a revised Master Plan prior to the first Administrative Site Plan review application or construction permit application, whichever occurs first, that clearly indicates the amount of common open space meeting standard of RMC 4 -2.115E.2 and RMC 4-3-100E.4 or where applicable RMC 4-1-240B.3 if approved. A fee in lieu shall be paid prior to civil construction permit. The revised master plan shall be reviewed and approved by the Current Planning Project Manager prior to the first Administrative Site Plan or construction permit issuance. See the provided landscape plans of Blocks A and B for Common Open Space calculations. Unit Lot Townhouses are no longer proposed on Blocks A and B. The applicant requests open space review to be deferred to Administrative Site Plan Review for Blocks C and D. The accommodation for required common open space for townhouses may require a re- assessment of the layout of units and the accommodation for required Private Yards may require a request for a modification to the design standards such as allowing balconies and roof decks to count towards Standards for Private Yards. Note: RMC 4-2-115E.2 is not referenced within the CV zone nor does this section list the CV zone as applicable to any of the requirements within. The CV zone does allow townhouses outright and the CV zone has it's own standards for Common Open Space which differ from this code section. 12 Townhouses- 250 sf yard min. The applicant shall submit an exhibit for each townhome unit with there respective Administrative site plan review application that clearly identifies that each unit lot contains a minimum 250 SF of private yard space with no dimension less than 8' in width. The exhibit shall be reviewed and approved by the Current Planning Project Manager prior to each individual Administrative Site Plan issuance for Blocks R1-R4 The applicant requests this to be deferred to Administrative Site Plan Review for Blocks C and D. Unit Lot Townhouses are no longer proposed on Blocks A and B. See also response to Condition 11. 13 Townhouses- Primary entrance The Applicant shall submit a revised Master Site Plan to identify Lots: 7-12,46,54, 57,66,69,116 and 125 comply with the primary entry requirements of RMC 4-2-115E.2 and 3. The revise master site plan shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance or construction permit issuance , whichever occurs first. The applicant requests this to be deferred to Administrative Site Plan Review for Blocks C and D. Unit Lot Townhouses are no longer proposed on Blocks A and B. See also response to Condition 11. 14 Implementation Procedure or Narrative The applicant shall provide implementation procedures for the mitigation measure indicated in Attachment B of the Sunset Area Planned Action Ordinance #5813 or provide a written narrative of how the particular measure is not applicable to the project. the Planned Action mitigation implementation procedure shall to submitted with each Administrative site plan review application for review and approval by See file: ECF_EIS_Mitigation in the application documents. 6 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD the Current Planning Project Manager prior to Site Plan issuance. 15 Submit Minor Modification to Remove Piha site The Applicant shall submit Minor Modification application to remove the Piha site from the Renton Sunset Terrace Redevelopment Master Plan (LUA14- 001475). The minor Modification application shall be submitted and a Decision issued prior to applicant submitting the Administrative site plan review application for this respective phase of the master plan. The minor modification application shall be reviewed and approved by the Current Planning Project Manager prior to issuance. The timing and type of this application has been clarified by CED staff by the following comment. "The condition to remove the Piha site from the Sunset Terrace Redevelopment Master Plan requires a major modification as it changes the boundaries of the master plan (See RMC 4-9-200H.2.c). This modification is not a component of the Standstill Agreement and the timeline for its completion is conditioned to occur prior to administrative site plan review for the respective phase. Further, this modification would require assistance from an outside consultant (paid for by the applicant) as there are NEPA and SEPA Planned Action Ordinance implications. Finalizing the modification also requires action by the Planning Commission and City Council. Staff will not accept this application until the permits identified in the standstill agreement are completed." The applicant understand this needs to occur prior to Administrative Site Plan review of Block C. 16 Townhouses- Revised Site Plans The applicant shall revise site plans for the unit lot Townhomes for each Administrative site plan review application that aligns pedestrian connections across alleys and provides delineated crossing with paving which contrasts with the asphalt paving of the alley. The revised site plans shall be reviewed and approved by the Current Planning Project Manager prior to Site Plan issuance. The applicant requests this to be deferred to Administrative Site Plan Review for Blocks C and D. Unit Lot Townhouses are no longer proposed on Blocks A and B. 7 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 17 Rapid Ride Coordination The Applicant shall coordinate with King County Metro Transit for Rapid Ride improvements at bus stop #45145 on NS Sunset Blvd. Those Improvements include, but are not limited to, shelter footings at the bus stop, and conduit to support Rapid Ride signage and lighting. Coordination of the those improvements with King County Metro Transit shall be shown on the Civil construction permit application to be review and approved by the Current Planning Project Manager prior to permit issuance. The applicant acknowledges this requirement as part of the Civil Construction Permit. 18 Phasing Plan The Applicant shall follow the phasing plan as provided in Exhibit 12 in order of phasing number. Construction activities on the townhouse components of the Master Plan the follow a mixed use building phase shall not be permitted until the mixed use building concrete podium is completed and passed inspection. In lieu of a concrete podium, construction may follow a mixed use building phase when shoring walls and foundation excavation are completed for the mixed use building along with receipt of cash set aside, a letter of credit, or an assignment of funds approved by the city for the entire cost of the mixed use building. Any requested modifications of the phasing plan shall by review and approved by planning project manager and shall continue to result in the initial phase of construction to include one of the two mixed use buildings and public infrastructure improvements identified in orange on the phasing plan. Please see the revised phasing plan on Sheet MP-03.3. The Applicant's first priority is the construction and completion of Blocks A and B but still wishes to allow construction of the townhouses on Blocks C and D to occur after all permits pertaining to these blocks are approved and construction on Block A and B are well under way. 19 Street Modification Request The Applicant shall submit a street modification request to modified Unit lot Drive Standards and provide the private alley sections as shown on the townhouse unit lot subdivision. The street modification decision shall by reviewed and approved by the Current Planner Project Manager and shall be issued prior to submittal of the construction permit application. The applicant requests this to be deferred to Administrative Site Plan Review for Blocks C and D. Unit Lot Townhouses are no longer proposed on Blocks A and B. 8 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 20 Access Easement (Building B) The Applicant shall ensure irrevocable access to alley tract C for mixed use building B. The irrevocable access shall be noted on the final plat documents and recorded as an access easement with the King County Recorder's office. The irrevocable access language shall be review and approved by the Current Planner Project Manager prior to final plat recording. The access easement shall be recorded with the King County Recorder's Office with final plat Alley C is no longer proposed on Block B. See the site plan on MP-03.1 and revise Plat Plan. No access easement is required at this location. 21 Access & Parking Agreement (Building A & US Bank) The Applicant shall prepare an irrevocable access and parking agreement with Mixed Use Building A and the US bank building. The access and parking agreement shall be reviewed and approved by the Current Planning Project Manager prior to final recording. The access and parking agreement shall be recorded with the King County Recorder's Office with final plat The US Bank building is no longer proposed to be retained. See the site plan on MP-03.1. No access and parking agreement is required at this location. 22 Street Vacations The Applicant shall receive preliminary approval for street vacations from City Council prior to issuance of the civil construction permit. Final approval of the street vacation shall completed prior to plat recording. The applicant acknowledges this requirement as part of the Civil Construction Permit. The Street Vacation Application has been submitted to the City. 23 Design (Building A& B):Modulation The Applicant shall provide modulations both vertical and horizontal on mixed use Buildings A & B beyond what is required by Design District D Regulations. The exterior cladding and articulation on each building shall be a diverse mix of high quality materials commensurate to the overall size and scale of the building. The building shall incorporate upper story setbacks, roof features, extended feature elements on the building corners abutting NE 11th St. and NE Sunset Blvd, or other articulation what is alread y required in the Urban Design District 'D' Regulations. These modulation and articulation features shall be shown on colored elevation sheets and represented on three-dimensional renderings to be submitted with their respective Administrative site plan review applications to be reviewed and approved by the planning Current Planning Project Manager prior to site plan issuance. The proposed project provides both vertical and horizontal modulation beyond what is required by Design District D Regulations in the following manner. Horizontal modulation is required to be no more than 40 feet apart in all locations. The proposal provides modulation [can we specify types of modulation?] distance 34 to 20 feet apart or less at all facades. The minimum modulation size is 8 feet wide, depth of 2 feet and height of 16 feet. The proposal provides widths of 10 to 12 feet, depths of 4 feet and height of 38 feet or more at all facades. Exterior cladding consists of brick, metal, fiber cement panel and wood like material all selected for their durability and diverse aesthetic. The buildings provide multiple roof features that include sloped roofs, projected cornices and elements projecting above parapets. The District D regulations require one roof element. Building corners have extended feature elements on building corners abutting NE 11th St. such as, roof overhangs, distinct fan shaped canopies, and radius corners. All of these elements work together to provide cohesive building design that goes beyond what is required by the Urban Design District D Regulations. Please see sheet MP- 10.0 and MP-10.1 for more detailed descriptions of these 9 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD elements and a graphic example of each building. Colored elevations and three-dimensional renderings are contained within the P_Architectural Application document. 24 Design (Building A& B): 1st floor ceiling height or setback The Applicant shall provide one of the following ground level treatments to Mixed use Building A and B along NE Sunset Blvd: 1. floor to finish ceiling height shall be a minimum of 18 feet. Or 2. The floor to finished ceiling height shall be a minimum of 15 feet and the residential portion of the buildings (wood construction) on top of the concrete podium be set back a minimum of 15 feet. The ground level details shall be shown on the Administrative Site Plan application to be reviewed and approved by the Current Planning Project Manager prior to issuance. The proposal for Block A includes a minimum ceiling height at the retail along Sunset Blvd. of 18 feet. The proposal for Block B includes a minimum ceiling height at NE Sunset Blvd and NE 11th St of 15 feet at this corner. The site slopes down to the South approximately 10' in total along the street frontage of Sunset Blvd. The applicant proposed to step the retail with grade at 2 or 3 locations to maintain the relationship to the sidewalk and parking along NE Sunset Blvd. resulting in a possible ceiling height of over well 20 feet at the South end of the project. The average retail ceiling height of the entire frontage is proposed to be at least 18 foot minimum height. The Applicant requests no setback be required above the podium. The alternative to raise the entire building so the minimum height at the uphill corner would only create taller retail space that provides no benefit to the project. 10 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 25 Setbacks (Building A) The Applicant shall submit elevations with the Administrative site plan review application that provides a minimum setback of 15 feet for the portion of Building A above the ground floor townhome units along Jefferson Ave NE elevation. The elevations shall be reviewed and approved by the Current Planning Project Manager prior to issuance. The applicant reads conditions 25 as imposing the upper level step-back in response to reduced setbacks along Jefferson and Kirkland Avenues. See Setbacks: Mixed Use Building A along Jefferson Ave NE on page 11 of the Staff Report dated November 27 2018. The current proposal includes the full 15’ setback (or more) to the ROW and the proposed ROW now includes parallel parking on both sides of the street which provides for greater separation across the ROW than required by RZC. The applicant will dedicate additional ROW to accommodate parallel parking on both sides of the street, which is not required by the RZC but was requested by CED staff and agreed to by the applicant. The wider ROW adds comparable separation between the townhomes on blocks C & D, and the MU buildings on Blocks A & B, meeting the intent of the upper building step-backs. The added parking also increases the separation between the MU building townhomes and the street. Further the landscape plan will be designed to enhance privacy along the townhome frontage. The Applicant requests that the condition requiring an upper level setback on the upper level of Building A be deemed met by the restoration of the full 15' street level setback on Block A. The Applicant also notes that the widened street right of way further softens the transition to Block C. 26 Revised Utility Plans The Applicant shall submit revised utility plans with the civil construction permit that provides a concrete tabled intersection at Jefferson Ave NE and NE 11th St.. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. The applicant acknowledges this requirement as part of the Civil Construction Permit. 27 Road name approval All road names shall be approved by the city Acknowledged 28 Sanitary Sewers Sanitary sewers shall be provided by the developer at no cost to the city and designed in accordance with City standards. Side sewers lines shall be installed 8 feet into each lot if sanitary sewer mains are available or provided with the subdivision development. Acknowledged 11 - Solera - Responses to Conditions of Approval - HEX Decision LUA18-000490, SA-M, PP, CU-H, MOD 29 Pavement Control Monuments Concrete permanent control monuments shall be established at every controlling corner of the subdivision. Interior monuments shall be determined by the Department. All surveys shall be per city of Renton surveying standards. All other lot corners shall be marked per City surveying standards. The subdivider shall install all street name signs necessary in the subdivision. Acknowledged 30 Utilities All utilities designed to serve the subdivision shall be places underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. These utilities to be located beneath paved surfaces shall be installed, including service connections, as approved by the public works department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation on utilities as specified by the Public Works Department. Acknowledged 31 Cable Conduit Any cable TV conduit shall be underground at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vault and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and /or land owner. The subdivider shall be responsible only for the conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. Acknowledged 32 Intersection corners:15' radius All lot corners at intersections of dedicated Public ROW, except alleys shall have a minimum radius of 15 feet See the Civil Plans provided with this application. 1200 Sixth Avenue, Suite 605 Seattle, WA 98101 206-325-3356 [RS_Urban_Design_Regulations_Report.docx] 1 DECEMBER 16, 2020 City of Renton Community & Economic Development Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 | www.rentonwa.gov Solera Urban Design Regulations Review Packet Narrative District D Urban Design Regulations Compliance Report B1. APPLICABILITY Per Section 4-3-100, the Urban Design Regulations apply to the mixed-use buildings in Blocks A and B. These will be new structures zoned Center Village (CV) and thus covered as District D. E1. REQUIREMENTS – BUILDING LOCATION AND ORIENTATION Districts A, B, and D All of the following are required: 1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. 2. Buildings shall be oriented to the street with clear connections to the sidewalk. 3. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard 4. Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building (illustration below); or b. Have the ground floor residential uses raised above street level for residents’ privacy. 5. Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator may allow facades that do not feature a pedestrian orientation; if so, substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least thirty feet (30') in width as measured from the sidewalk. RESPONSE See sheet MP-03.1 1. The mixed-Use buildings on Blocks A and B are oriented along Sunset Blvd to the North- south to maximize solar exposure and views to the east and west as well as in each buildings’ courtyard. 2 & 3. Each block occupies multiple street frontages and provides clear connections to the sidewalk for both commercial and residential uses, with retail space entrances along Sunset Blvd, multifamily residential access on Sunset Lane and NE 11th St, and the entries to ground level units along Sunset Lane and Kirkland Ave. 4. Ground level units in Blocks A and B are set back more than 15’ from the sidewalk and provide substantial landscape buffers between ROW and private outdoor spaces. Where 2 feasible due to grade changes, ground level units are also raised above street level to further increase residents’ privacy. 5. Not applicable to a mixed-use building E1. REQUIREMENTS – BUILDING ENTRIES All District All of the following are required: 1. The primary entrance of each building shall be: a. Located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human - scale elements; and b. Made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). 2. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. 3. Building entries from a parking lot shall be subordinate to those related to the street. 4. Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. 5. Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. 6. Ground floor residential units that are directly accessible from the street shall include: a. Entries from front yards to provide transition space from the street; or b. Entries from an open space such as a courtyard or garden that is accessible from the street. RESPONSE See sheet MP-09.10 1. Primary entrances for the buildings are all visible from the street and connected to the public sidewalks. 2. All retail entries on Sunset Blvd and residential lobby entries on the North and South corners of Sunset Lane are made prominent by use of canopies, lighting and landscape elements. Canopies are in excess of the required 4’-6” width and proportionally mounted to provide weather protection at the ground level. 3. The majority of entries are located off of the sidewalk. The entry to childcare is located off of a surface parking lot that is connected to the sidewalk with a pedestrian path. A canopy running along the building creates a protected and welcoming entry for those coming from the sidewalk. 4 & 5. Entries, lobbies, and storefront are all oriented to streets and sidewalks, with landscaping directing pedestrian flow to primary entries. 6. Ground floor units are accessed from the sidewalk though private outdoor patio spaces, with landscaping providing a transition area between public and private. 3 E1. REQUIREMENTS – TRANSITION TO SURROUNDING DEVELOPMENT Districts A, B, and D At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. RESPONSE See sheet MP-09.10 Two of the three design elements are incorporated into the design: 2. Articulation along the façade and a roof design of alternating slopes divide buildings A and B into smaller increments, reducing the perceived bulk of the building in order to transition to the adjacent uses. The ground floor units that line Sunset Lane mirror the scale of the townhomes across the street and the location of the child care facility and associated outdoor play space at the southern end of building B transitions the proposed project to the public park and library across the street. 3. The varying roof lines and shapes break down the bulk of the overall building E1. REQUIREMENTS – SERVICE ELEMENT LOCATION AND DESIGN All Districts All of the following are required: 1. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. 2. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors (illustration below). 3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3) 4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. RESPONSE See sheets MP-05.2 and MP-07.2 1. Service elements including the trash and recycling for the residential and commercial portions of buildings A and B are located within the podium of these buildings. Their location within the podiums make service elements easily accessible to both service vehicles and tenants while fully enclosing them to minimize their impact on the pedestrian experience. 2. Since the service elements are located inside the podium of the buildings, they are f ully enclosed and screened from the street. 4 3 & 4. Not applicable, due to the location of the service elements inside of the building podium. E1. REQUIREMENTS – GATEWAYS Districts C and D All of the following are required: 1. Developments located at district gateways shall be marked with visually prominent features. 2. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. 3. Visual prominence shall be distinguished by two (2) or more of the following: a. Public art; b. Special landscape treatment; c. Open space/plaza; d. Landmark building form; e. Special paving, unique pedestrian scale lighting, or bollards; f. Prominent architectural features (trellis, arbor, pergola, or gazebo); g. Neighborhood or district entry identification (commercial signs do not qualify). RESPONSE See sheet MP-09.1 and MP-09.2 1. The entry to the site from Sunset Boulevard to NE 11th St is marked by distinctive fan shaped canopies above the corner retail space and corner balconies at the upper residential floors. 2. Distinctive entry canopies are oriented towards the pedestrians and vehicles entering the site. 3. Visual prominence is distinguished through (c) Open space/plazas at the corner of NE Sunset Blvd./Kirkland Ave. NE and NE Sunset Blvd./NE 11th St., (f) Prominent architectural features including fan canopies and sloped and butterfly rood forms E2. SURFACE PARKING Districts A, B, and D Both of the following are required: 1. 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). 2. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. RESPONSE See sheet MP-03.1 1. Minimal surface parking is proposed as part of this project. 13 stalls are provided for the day care off of NE 10th Street. The parking lot is oriented in the North/South direction and located between two lots instead of adjacent to a street in order to minimize the impact on the pedestrian environment. 2. The surface parking is located away from the street so that it is screened from the street by adjacent buildings 5 E2. STRUCTURED PARKING GARAGES All Districts All of the following are required: 1. 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 (illustration below). 2. The entire public facing facade shall be pedestrian-oriented. The Administrator 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 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. 3. Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials (illustration below). 4. The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. 5. 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. 6. The Administrator 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 RESPONSE See sheets MP-05.1, MP-05.2 and MP-07.1 - MP-07.3 1. On-site parking for residents and businesses will be provided within the podiums of Blocks A and B. 2. The internal parking will be fully screened from the street by commercial space, amenity space and residential units. 3. Exposed parking garage facades will be articulated with masonry trim 4. Access for Block A parking will be off of Kirkland Ave NE and Sunset Ln, and Block B access will be off NE 11th St and an access easement from NE 10th St. Public breezeways will provide pedestrian access from Sunset Blvd to the internal parking in both buildings A and B. 5. The exposed parts of the parking garage entries will utilize similar materials and details as the rest of the building, allowing these parts of the structures to complement the adjacent building. 6. A reduced setback to zero was previously approved along Sunset Blvd. to allow for ROW widening in order to add angled street parking and side road parallel parking to Sunset Blvd. Brick (d) will be integrated in with the architectural design of the building. 6 E2. VEHICULAR ACCESS Districts A, B, and D The following is required: 1. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. 2. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. RESPONSE See sheet MP-03.1 1. Vehicles will access the parking garages off of side streets and utilize existing curb cuts at two of the four locations. 2. Parking access is condensed to two locations per building and located away from the primary streets in order to reduce the impact to pedestrians. E3. REQUIREMENTS – PEDESTRIAN CIRCULATION Districts A, C, and D All of the following are required: 1. 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. 2. 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 (illustration below). Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. 3. 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 one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot (8') 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'). 4. Mid-block connections between buildings shall be provided. All Districts 5. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual RESPONSE See sheet MP-03.1 1. Sidewalks are provided along all of the streets in the proposed project connecting the buildings with each other along with the adjacent neighborhood. 7 2. The one surface parking area will not have internal pathways, instead separate walk way will run along the length of the parking lot. 3. 12’ sidewalks are provided along the retail frontage of Sunset Blvd. 4. Not applicable for blocks A and B, only one building on each block. See landscape plan for Blocks C and D. 5. All sidewalks will be of an all-weather walking surface. See civil and landscape drawings. E3. PEDESTRIAN AMENITIES Districts C and D All of the following are required: 1. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. 2. 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. 3. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above grou nd level. RESPONSE See sheet MP-09.10 1. Amenities that will help enhance the pedestrian experience include street trees, plan ters for landscaping, transparent windows and outdoor seating areas. 2. Space for outdoor seating will be provided adjacent to the corner retail space along NE 11th St. on both block A and B. 3. Overhead weather protection along the commercial and residential entries will create a comfortable year-round environment. E4. RECREATION AREAS AND COMMON OPEN SPACE Districts A, C, and D All of the following are required: 1. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. a. At minimum, fifty (50) square feet per unit shall be provided. b. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. c. Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. d. For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space. 8 e. At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea-patches, or multi-purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. f. The following shall not be counted toward the common open space or recreation area requirement: i. Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all resident s of the development (illustration below). iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. 2. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. a. The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum. b. The pedestrian-oriented space shall include all of the following: i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot- candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. c. The following areas shall not count as pedestrian -oriented space: i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. 3. Open space substitution: see RMC 4-1-240. 9 All Districts None of the items in this section apply to this location RESPONSE See sheet L-1.0 Districts A, C, and D 1. Common open space is provided in the raised courtyards of buildings A and B at a rate of 50sf/unit. The courtyards will be oriented to provide access to light and provide openings at two ends of the courtyard to allow views from the courtyard and allow air to flow through this space. Courtyards and recreational spaces will include area for: i. pea-patches ii. children’s play space iii. space for passive recreation iv. an indoor basketball court in building A v. a swimming pool in building B vi. exercise areas vii. game rooms and other rooms for informal gathering. 2. See landscape plans All Districts 1 – 4. Not Applicable to this location E5. REQUIREMENTS – BUILDING CHARACTER AND MASSING Districts A and D Both of the following are required: 1. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). 2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. 3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. RESPONSE See sheets MP-05.4 and MP-07.5 1. Modulation intervals are less than 40’ in length. 2. Modulations are generally as high as the building and often 10’-12’ wide at a minimum. The depth of the modulations is 2’ or greater with a frequent dimension of 4’ in depth. 3. The façade of buildings A and B will modulate through material and plane changes to reduce the apparent bulk and scale of the facades. E5. REQUIREMENTS – GROUND LEVEL DETAILS All Districts All of the following are required: 1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 2. Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). 10 3. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Display racks and fixtures may not obscure more than fifty percent (50%) of the window space. 4. Window coverings, such as blinds and curtains, must be functional, they may not be affixed so that they cannot be open and/or closed. All of the following are prohibited: 1. Tinted and dark glass, highly reflective (mirror-type) glass and film. 2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways. a. A wall (including building facades and retaining walls) is considered a blank wall if: i. It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or ii. Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. b. If blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the wall and use one or more of the following (illustration below): i. A planting bed at least five feet (5') in width abutting the blank wall that contains trees, shrubs, evergreen ground cover, or vines; ii. Trellis or other vine supports with evergreen climbing vines; iii. Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; iv. Artwork, such as bas-relief sculpture, mural, or similar; or v. Seating area with special paving and seasonal planting. Districts B, C and D 1. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). 2. Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. RESPONSE See sheet MP-09.10 All Districts 1. Human-scaled elements including brick details, storefront windows, canopies, lighting fixtures and landscape features will be provided along the ground floor of buildings A and B. 2. Windows at the upper portions of the building facades will be clear. 3. Commercial windows will be open to the inside of the retail space instead of having permanent display space. Frequently changing merchandise and can be displayed in front of these windows. 4. No window coverings are proposed at the commercial storefront. Operable blinds will be provided at residential windows. 11 The following are not included in the project: 1. Glass that is tinted, dark or highly reflective 2. Blank walls will have items (i), (iii) and (v) per plans where applicable. Districts B, C and D 1. The commercial and amenity facades are comprised of 50% transparent windows and doors to provide visibility into and out of these spaces. 2. Storefronts will predominantly contain clear glazing. E5. REQUIREMENTS – BUILDING ROOF LINES Districts A, C, and D The following is required: At least one of the following elements shall be used to create varied and interesting roof profiles (illustration below): 1. Extended parapets; 2. Feature elements projecting above parapets; 3. Projected cornices; 4. Pitched or sloped roofs. 5. Roof-mounted mechanical equipment shall not be visible to pedestrians. 6. Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. RESPONSE See sheet MP-09.10 Districts A, C, and D The following elements will be used: 1, 2 & 4 In order to provide a varied and interesting roof profile roof forms are a mix of extended parapets and sloped roofs that alternate direction. 5. Mechanical equipment located on the roof will screened so that it is not visible to pedestrians E5. REQUIREMENTS – BUILDING MATERIALS All Districts All of the following are required: 1. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. 2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. 3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. 4. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. 5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. 6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. 12 Districts A, C, and D The following is required: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. RESPONSE See sheets MP-06.1, MP-08.1 and MP-09.1 All Districts 1. The same building materials and color schemes are used throughout building A and B 2. Material variations are used along all facades of buildings A and B. 3. The buildings will utilize a variety of materials: Upper floors materials will including fiber cement panels and wood-like lap siding. Within the fiber cement panels, different color schemes will add variety to the building facades. At the ground level, variation in the brick pattern will provide further variation at the pedestrian scale. 4. Durable, high quality materials will be used including brick, metal, glass and cast-in-place concrete. 5. Concrete is used as a material variation at the base of the buildings 6. Concrete block walls will use integral color and texture, deco bonding pattern where applicable. Districts A, C, and D Material variations include a mix of materials including fiber cement panels, wood -like lap siding, brick and cast-in-place concrete. To add further variations fiber cement panels will be of different colors and a patterned brick work will provide further interest at the pedestrian scale. E7. REQUIREMENTS – LIGHTING Districts A, C, and D All of the following are required: 1. 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. 2. 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. 3. 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.). RESPONSE Districts A, C, and D 1. Pedestrian scaled lighting will be provided at commercial and residential entries. 2. Additional accent lighting will be located along the facades of buildings A and B. 3. Downlights will be provided along the streets for pedestrian and vehicle safety.