HomeMy WebLinkAboutExh59_Modification_Request1200 Sixth Avenue, Suite 605
Seattle, WA 98101
206-325-3356
1
August 16, 2021
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 LUA20-000305,
SA-M, PP, SA-H, MOD
1. Modification to the Approved Modified 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: Adjusting the building form and modulation to
accommodate a unit change so that Block A will consist of affordable housing in
Block A and Block B building will consist of market rate housing in Block B units.
Other programmatic elements including the commercial space, townhome units
accessible from Sunset Lane NE and NE 12th Street to remain. 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, 590 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 landsc aping. 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
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for outdoor patios connected to the amenity spaces located inside the adjacent
building.
B. Project Narrative: Modification to Site Plan Review
Component Previous Applicant’s
submitted Narrative
for Approved Master
Plan
Approved Major
Modification
Minor Modification
Project Name Solera Solera No change
Size 470,395 sf (adjusted
per Axis Survey)
470,395 sf (existing site
area)
No change
Location 2842 NE Sunset Blvd
98056
2842 NE Sunset Blvd
98056
No change
Zoning
Designation of
site
CV CV
Urban Design District D
No change
Zoning
Designation of
adjacent
properties
CV on all sides CV
Urban Design District D
No change
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
No change
Special Site
Features
None None No change
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.
No change
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
96 Townhomes
2 Mixed Use
Residential/
Commercial
Buildings with
approximately 590
apartment and
townhome units
and 37,000 sf
Commercial or non-
residential use
Existing bank to be
demolished
3
Number of
Lots
7 parent lots
150 unit lots
4 parent lots
96 unit lots
No change
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)
No change
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.
Total Net Density: 74.24
DU/Ac.
Range of Sizes Parent Lots:
Smallest:
31,376 sf
Largest: 116,213
sf
Average:
69,877 sf
Units Lots:
Smallest: 1,074
sf
Largest: 4,749
sf
Average: 1,720
sf
See Net Lot Area for
Parent Lots
Unit Lots:
See Plat Plan
No change
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.
No change
Units 521 Multifamily Units
151 Townhome Units
550 Multifamily Units
96 Townhomes
590 Multifamily Units
96 Townhome units
Market Rate /
Affordable
Multifamily: 100%
Market Rate
Townhomes: 100%
Market Rate
Multifamily: 50% Market
Rate / 50% Max.
Affordable
Townhomes: 100%
Market Rate
No change, see sheet
MP-02.1
Residential
SF
628,487 sf 657,703 sf 710,945 sf
Non-
residential SF
38,777 sf 38,914 sf 37,616 sf
Difference in Non-
residential SF from
Major Modification is
due to adding a few
egress corridors, and
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general development
of the project. Non-
residential SF may
continue to change
slightly as project
develops.
Lot coverage 75% max No change
On-Site
Parking
906 stalls 1,024 stalls 1,088 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.
No change
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.
No change
Total
estimated
construction
cost
$8.5M for site
development costs
Building costs to be
determined
TBD No change
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
No change
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 No change
5
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
No change
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 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.
Dedication to city of
proposed Sunset Lane
NE (Jefferson Ave NE)
and NE 11th St.
Modification of
approved 53’ wide ROW
to 59’ wide ROW per
CED request at 11th St.
Sunset Ln (Jefferson).
No change
Proposed Job
Shacks or
Trailers
2 to 3 job shacks or
trailers will be
maintained on-site
throughout
construction
TBD by Contractor No change
Proposed
Model Homes
One townhome
building (3-6 units)
will be constructed as
a model complex
within each parent
lot.
TBD No change
Modifications
Being
Requested
Mixed-use building
height modification
request
See attached No new modifications
6
Within 100-ft of
a wetland or
stream
No No No change
Within 200-ft
of Black River,
Cedar River,
Springbrook
Creek, May
Creek, or Lake
Washington
No No No change
C. Response to ALL previous conditions.
No proposed changes to the Conditions of Approval