HomeMy WebLinkAboutExh.29_Massing_Modulation.pdf3 4 4 ' - 0 "
1 3 6 ' - 0 "
1 6 ' - 0 "
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1 6 ' - 0 "
4 0 ' - 0 "
4 0 ' - 0 "
8 ' - 0 "
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8 ' - 0 "
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4 0 ' - 0 "240' - 0"88' - 0"16' - 0"136' - 0"40' - 0"8' - 0"40' - 0"40' - 0"8' - 0"40' - 0"8' - 0"40' - 0"75' to Grade Plane16' - 0"56' - 6"Block A is 75' height allowed
per approved CU-H (5' higher
than the proposed building)
Minimum Modulation
Dimensions per Renton UDR
Required variety of modulations for buildings over 160'
per Renton UDR. While no specifics are listed to these,
full height and double the width and depth of the
minimum would be assumed to meet this requirement
Only one roof feature is required
per Renton Urban Design
Regulations
4'
2'
No code maximum for building length.
Proposal complies with Lot Coverage.
2 7 0 '1 3 '2 3 '1 1 3 '1 6 '1 0 5 '2 2 '1 2 '2 3 '1 2 '2 2 '1 2 '1 1 '1 1 '1 2 '3 3 '1 2 '2 3 '1 2 '4 '126'69'16'41'11'12'18'11'12'33'13'70' to Grade Plane36'24'11'
Proposed modulation exceeds what is required in Urban Design
District D Regulations
The longest proposed facade length is 113' and has more additional deep cuts
into the facade than required. The allowable facade length is 160'. Fulfills
"other articulation beyond what is already required in Urban Design District D
Regulations".
Typical 4' depth of
modulation at balconies
Block A - Modulation DiagramsDevCo | Solera Renton
December 16, 2020
MP-10.0Master Site Plan Modification / Site Plan Review
Blocks A & B
1 Block A - Minimum Modulation
3 Block A - Proposed Modulation
A Projected cornice as roof extension feature.
Urban Design Regulations require at least one roof line
element.
The proposal has two distinct roof line elements in
addition to the typical roof edge condition and fulfills
"other articulation beyond what is already required in
Urban Design District D Regulations."
B Sloped roofs serve as sheds and butterfly roof
forms with projected overhangs as roof extension
features.
C Fan canopy between facades as extended feature
elements required by Condition 23.
D Curved chamfered building corner as gateway expression
at 11th and Sunset Blvd. Not required by Urban Design District
D Regulations.
Features a curved roof brow as an additional extended roof
feature element. Fulfills "other articulation beyond what is
already required in Urban Design District D Regulations."
CONDITION 23
The Applicant shall provide modulations (both vertical and horizontal) on Mixed Use
Buildings A & B beyond what is required by Design District D Regulations. The exterior
cladding and articulation on each building shall be a diverse mix of high quality materials
commensurate to the overall size and scale of the building. The building shall incorporate
upper story setbacks, roof extension features, extended feature elements on the building
corners abutting NE 11th St. and NE Sunset Blvd, or other articulation beyond what is
already required in the Urban Design District 'D' Regulations. These modulation and
articulation features shall be shown on colored elevation sheets and represented on three-
dimensional renderings to be submitted with their respective Administrative site plan
review applications to be reviewed and approved by the planning Current Planning Project
Manager prior to site plan issuance.
A
B
C
C
D
A
A
B
GATEWAYS
Intent: To distinguish gateways as primary entrances to districts or to the City, special
design features and architectural elements at gateways should be provided. While
gateways should be distinctive within the context of the district, they should also be
compatible with the district in form and scale.
A
4 4 0 ' - 0 "
1 3 6 ' - 0 "
1 6 ' - 0 "
1 3 6 ' - 0 "
1 6 ' - 0 "
1 3 6 ' - 0 "16' - 0"64' - 0"85' to Grade Plane2' - 0"
4' - 0"
85' height allowed per
approved CU-H (15' higher
than the proposed building)
Minimum Modulation
Dimensions per Renton Urban
Design Regulations
Required variety of modulations for buildings over 160' per
Renton UDR. While no specifics are listed to these, full
height and double the width and depth of the minimum
would be assumed to meet this requirement
Only one roof feature is required per Renton UDR
No code maximum for building length.
Proposal complies with Lot Coverage.
4 0 '8 '4 0 '8 '4 0 '4 0 '8 '4 0 '8 '4 0 '4 0 '8 '4 0 '8 '4 0 '4 3 6 '1 1 '9 3 '1 5 '1 0 2 '1 6 '1 0 2 '1 6 '6 8 '1 3 '1 1 '1 2 '1 2 '1 2 '3 3 '1 2 '1 1 '1 6 '1 1 '1 2 '2 2 '2 4 '1 1 '1 2 '3 3 '1 2 '1 2 '1 2 '1 1 '2 3 '1 3 '2 2 '1 2 '1 1 '36' - 6"23' - 6"70' to Grade Plane11' - 0"
11' - 0"
11' - 0"
Proposed modulation exceeds what is required in Urban Design
District D Regulations
The longest proposed facade length is 102' and has more additional deep cuts
into the facade than required. The allowable facade length is 160'. Fulfills
"other articulation beyond what is already required in Urban Design District D
Regulations".
Typical 4' depth of
modulation at balconies
Block B - Modulation DiagramsDevCo | Solera Renton
December 16, 2020
MP-10.1Master Site Plan Modification / Site Plan Review
Blocks A & B
1 Block B - Minimum Modulation
3 Block B - Proposed Modulation
A
A
A
A
B
B
C
C
C
C
D
CONDITION 23
The Applicant shall provide modulations (both vertical and horizontal) on Mixed Use
Buildings A & B beyond what is required by Design District D Regulations. The exterior
cladding and articulation on each building shall be a diverse mix of high quality materials
commensurate to the overall size and scale of the building. The building shall incorporate
upper story setbacks, roof extension features, extended feature elements on the building
corners abutting NE 11th St. and NE Sunset Blvd, or other articulation beyond what is
already required in the Urban Design District 'D' Regulations. These modulation and
articulation features shall be shown on colored elevation sheets and represented on three-
dimensional renderings to be submitted with their respective Administrative site plan
review applications to be reviewed and approved by the planning Current Planning Project
Manager prior to site plan issuance.
GATEWAYS
Intent: To distinguish gateways as primary entrances to districts or to the City, special
design features and architectural elements at gateways should be provided. While
gateways should be distinctive within the context of the district, they should also be
compatible with the district in form and scale.
A Projected cornice as roof extension feature.
Urban Design Regulations require at least one roof line
element.
The proposal has two distinct roof line elements in
addition to the typical roof edge condition and fulfills
"other articulation beyond what is already required in
Urban Design District D Regulations."
B Sloped roofs serve as sheds and butterfly roof
forms with projected overhangs as roof extension
features.
C Fan canopy between facades as extended feature
elements required by Condition 23.
D Curved chamfered building corner as gateway expression
at 11th and Sunset Blvd. Not required by Urban Design District
D Regulations.
Features a curved roof brow as an additional extended roof
feature element. Fulfills "other articulation beyond what is
already required in Urban Design District D Regulations."