HomeMy WebLinkAboutD_Admin_Decision_Solera_Townhomes_250731_v3_FINALDEPARTMENT OF COMMUNITY
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D_Admin Decision_Solera Townhomes_250731_v3_FINALAdmin Decision_SoleraTownhomes_250804_v1
ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: August 7, 2025
Project File Number: PR18-000333
Project Name: Solera Phase 3 (Blocks C & D)
Land Use File Number: LUA24-000375, SA-M, SA-A
Project Manager: Alex Morganroth, Principal Planner
Owner: Solera Manager LLC, 10900 NE 8th St, Ste 1200, Bellevue, WA 98004
Applicant: Richard Rawlings, TNHC Washington, LLC, 1700 NW Gilman Blvd, Ste 220,
Issaquah, WA 98027
Contact: Michelle Freeman, PE, KPFF Consulting Engineers, 1601 5th Ave, #1600,
Seattle, WA 98101
Project Location: 2805 NE 12th St (APNs 7227801785, 7227801235, and 7227801405)
Project Summary: The applicant is requesting Administrative Site Plan approval and a Master Plan
modification to develop 90 fee-simple townhouse units as part of Blocks C and
D of the Solera Master Plan. The original master site plan was approved under
LUA18-000490 and included a total of 176 townhouse units to be developed in
phases 4 and 5. The site plan was modified under LUA20-000305 and reduced
the number of townhouse units to 96 and reduced the number of phases from
5 to 3. The proposed townhouses would be developed under Phase 3. The
applicant is requesting approval of a minor modification to the approved
Master Plan to reduce the number of townhomes from 96 to 90. The subject
property is comprised of three (3) parcels at 2805 NE 12th St (APNs
7227801785, 7227801235, and 7227801405). The project site totals
approximately 4.13 acres (10.8 acres overall for the entire Solera Master Site
Plan area) and is located within the Center Village (CV) zone and Urban Design
District D. Access would be provided via a series of private alleys accessed via
a driveway off of Sunset Ln NE and a driveway off of the new spine road
connecting NE 10th St and Sunset Ln NE. Parking would be provided via tandem
garages contained within the individual townhouse units. The site is located in
a Wellhead Protection Area Zone 2. The applicant submitted a Traffic Analysis,
Drainage Report, Parking Analysis, and Geotechnical Report with the
application.
Site Area: 4.13 acres
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 2 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Plat Plan (Block C & D)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Conceptual Landscape Plan
Exhibit 5: Common Open Space Plan
Exhibit 6: Architectural Plans (Floor, Elevations)
Exhibit 7: Preliminary Civil Plans (Utility, Drainage, Road, and Grading)
Exhibit 8: Topography Survey
Exhibit 9: Preliminary Technical Information Report, prepared by KPFF Consulting Engineers,
September 2024
Exhibit 10: Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated
September 28, 2020
Exhibit 11: Transportation Consistency Analysis, prepared by Transportation Engineering
NorthWest (TENW), dated November 24, 2020
Exhibit 12: Hearing Examiner Decision, Master Plan, Preliminary Plat, Condition Use, and
Street Modification (LUA18-000490), dated December 11, 2018
Exhibit 13: Hearing Examiner Decision (Revised), Modification to Solera Master Plan (LUA20-
000305), dated March 14, 2021
Exhibit 14: Environmental Review Committee Concurrence Memo, dated January 11, 2021
Exhibit 15: On Hold Notice, dated February 13, 2025
Exhibit 16: Off Hold Notice, dated May 20, 2025
Exhibit 17: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Solera Manager LLC, 10900 NE 8th St, Ste 1200,
Bellevue, WA 98004
2. Zoning Classification: Center Village (CV)
Urban Design District ‘D’
3. Comprehensive Plan Land Use
Designation:
Commercial Mixed Use (CMU)
4. Existing Site Use: Staging area for Solera Phases 1 and 2
5. Critical Areas: None
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 3 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
6. Neighborhood Characteristics:
a. North: Multifamily. Commercial Mixed Use (CMU) and Center Village (CV) zone
b. East: Multifamily. Commercial Mixed Use (CMU) and Center Village (CV) zone
c. South: Multifamily and retail. Commercial Mixed Use (CMU) and Center Village (CV) zone
d. West: Multifamily. Commercial Mixed Use (CMU) and Center Village (CV) zone
7. Site Area: 4.13 acres acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 6153 12/09/2024
Zoning N/A 6154 12/09/2024
Modification to Master
Site Plan and Preliminary
Plat
LUA20-000305 N/A 04/29/2021
Master Site Plan Review
and Preliminary Plat
LUA18-000490 N/A 01/30/2019
Sunset Area Planned
Action Ordinance
(Revised)
N/A 5813 08/08/2016
Renton Sunset Terrace
Redevelopment Master
Site Plan
LUA14-001475 N/A 01/14/2015
Sunset Area Planned
Action EIS
LUA10-052 N/A 06/06/2011
Annexation (Epstein) A-46-001 1246 04/16/1946
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch (12”)
water main in NE 10th St with a capacity of 4,800 gallons per minute (gpm). There is an existing
eight-inch (8”) water main in NE 12th St with a capacity of 2,400 gpm. There is an existing 16-inch
(16”) water main in NE 12th St north of the site with a capacity of 5,500 gpm. There is an existing
eight-inch (8”) water main in Harrington Pl NE with a capacity of 1,250 gpm.
As a part of the Solera development, 12-inch (12”) water main extensions were constructed in
Jefferson Ave NE/Sunset Ln NE, and Harrington Pl NE. The extensions connect into the existing
12-inch (12”) water main in NE 10th St on the south end of the site, the existing 12-inch (12”)
water main in NE Sunset Blvd, on the east end of the site, and the existing eight-inch (8”) water
main in NE 12th St on the north end of the site.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 4 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”)
wastewater main located in the vacated right-of-way of Harrington Place NE. There is an existing
eight-inch (8”) wastewater main located in NE 10th St. There is an existing eight-inch (8”)
wastewater main located in NE 12th Street. As a part of the Solera development, there were
eight-inch (8”) water main extensions constructed in Jefferson Ave NE/Sunset Ln NE, and
Harrington Pl NE. The extensions connect into the existing eight-inch (8”) water main in NE 10th
St in the south end of the site.
c. Surface/Storm Water: There is an existing 36-inch (36”) stormwater main located in NE 12th St.
There is an existing 12-inch (12”) stormwater main located in Harrington Pl NE. There is an
existing 18-inch (18”) stormwater main located in NE 10th St. The Sunset Regional Stormwater
Facility, which consists of bioretention cells to infiltrate stormwater, is located in the northeast
corner of the Sunset Neighborhood Park. A portion of the tributary area directed to the regional
facility includes approximately 0.77 acres in area from the Greater Highland Shopping Center
north of NE 10th St. NE 12th St is included in the Sunset Area Green Connections plan as outlined
in the Sunset Area Surface Water Master Plan. Installation of stormwater facilities upgrades,
including eight-foot (8’) bioretention stormwater facilities along the south side of NE 12th St
were installed by the developer as a portion of Civil Construction Permit C21-001020 for the
Solera Master Plan.
As a part of the Solera development there were 8, 12, 18 and 36-inch (8”, 12”, 18”, 36”) storm
drainage main extensions and bioretention planters constructed in Jefferson Ave NE/Sunset Ln
NE, and Harrington Pl NE. The extensions connect into the existing 18-inch (18”) storm main in
NE 10th St and 36-inch (36”) storm main in NE 12th St on the north and south ends of the site.
12-inch (12”) storm main stubs were constructed from the new mains in Jefferson Ave NE,
Harrington Pl NE and Sunset Ln NE into Alleys A, B and C to serve development in Blocks C and
D.
2. Streets: The proposed development fronts NE 10th St to the south, NE 12th St to the north, Jefferson
Ave NE to the east, and Harrington Pl NE along the western portion of Block D. Newly constructed
Sunset Ln NE (previously NE 11th St) spans east-west and bisects the lots, connecting to NE Sunset
Blvd, Jefferson Ave NE, and Harrington Pl NE. NE 10th St is classified as a residential access road
and was constructed as part of the City of Renton’s Sunset Lane NE Improvement Plan. NE 12th St is
classified as a collector arterial road with an existing right-of-way (ROW) width of approximately 50
feet (50’). NE 12th St was constructed as part of the Solera Master Plan and is currently in the process
of dedicating an additional 9.5 feet (9.5’) of ROW along the project frontage. Sidewalk, planter, and
bioretention frontage improvements are to be provided. Harrington Pl NE is classified as a residential
access road with an existing ROW width of approximately 50 feet (50’), including dedication of 1.5
feet (1.5’) of additional ROW along the project frontage, with sidewalk, planter, and bioretention
improvements. Sunset Lane NE (to be renamed Jefferson Ave NE for the north-south segment and
Sunset Ln NE for the east-west segment upon final plat recording) is classified as a residential
access road with an existing ROW width of approximately 50 feet (50’). Jefferson Ave NE and Sunset
Ln NE were also constructed as part of the Solera Master Plan under permit C21-001020, including
the dedication of an additional 9 feet (9’) of ROW along Jefferson Ave NE and 59 feet (59’) along
Sunset Ln NE. Both streets feature sidewalk, planter, and bioretention frontage improvements. Alley
access points were constructed into Blocks C and D at four (4) locations fronting Jefferson Ave NE
and Sunset Ln NE to facilitate residential access to the proposed townhouse blocks.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 5 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-115: Residential Design and Open Space Standards
d. Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN, CV, CA,
and UC)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
6. 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 Planning Division of the City of Renton accepted the above master application for review on
November 27, 2024 and determined the application complete on December 13, 2024. Review of the
project was placed on hold on February 13, 2025 (Exhibit 15) in order to allow the applicant to
complete design changes to the townhome buildings and was taken off hold on May 20, 2025 (Exhibit
16) upon receiving updated Architectural Plans (Exhibit 6).
2. The parcels were included as part of the Solera Master Plan, LUA18-000490 (Exhibit 12) approved on
December 11, 2018 and included a total of 176 townhouse units to be developed in Phases 4 and 5
of the project. A major modification to the Master Site Plan, LUA20-000305 (Exhibit 13) was approved
on March 14, 2021 and included a reduction in the number of townhouse units from 176 to 96 units
and a reduction in the number of phases from 5 to 3.
3. The project site is located at 2805 NE 12th St (APNs 7227801785, 7227801235, and 7227801405).
4. The project site is currently vacant and is being used as a staging area for construction occurring as
part of the previous phases in the Solera Master Plan.
5. Access to the site would be provided via the surrounding public streets and a series of new private
alleys off of Jefferson Ave NE and Sunset Ln NE.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 6 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Center Village (CV) zoning classification and Urban Design District D
overlay.
8. There are no significant trees located on-site.
9. No critical areas are mapped on the site per COR Maps.
10. Approximately 4,520 cubic yards (cy) of material would be cut on-site and approximately 3,059 cy of
fill is proposed to be brought into the site (Exhibit 7).
11. The applicant is proposing to begin construction in summer of 2025 and end in winter of 2026/2027.
12. Staff received no agency or public comment letters.
13. 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.
14. 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 14). Therefore, the project
would not require a SEPA threshold determination, preparation of an EIS, or be subject to further
environmental review pursuant to SEPA.
15. Master Site Plan Minor Modification: The applicant is requesting a minor modification to the
approved Solera Master Site Plan, originally approved under LUA18-000490 and modified under
LUA20-000305. The original Master Plan approval included a total of 176 townhouse units to be
developed in Phases 4 and 5. The LUA20-000305 modification revised the plan to provide 555
attached dwelling units in Blocks A and B and 96 fee-simple townhouse units in Blocks C and D,
reducing the overall unit count to 651. The current request proposes a further reduction in the
number of townhouse units in Blocks C and D from 96 to 90, for a total of 645 units in the Solera
Master Plan. This constitutes Phase 3, the final phase of the project. Pursuant to RMC 4-9-200H.2, a
modification is considered minor if it meets the following criteria:
a. Ten Percent Threshold: 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.
Staff Comment: The proposed modification represents a decrease of approximately 6.25
percent (6.25%) in the number of townhouse units (96 to 90). This falls within the 10 percent
(10%) threshold permitted for minor modifications. No other measurable aspects of the plan,
such as building height, density range, open space, or circulation, are proposed to be altered.
b. Environmental and Public Facilities Impacts: Have a substantially greater impact on the
environment and/or public facilities than the approved plan.
Staff Comment: The proposed reduction in dwelling units would not have a substantially
greater impact on the environment or public facilities than the previously approved plan. A
decrease in the number of units is anticipated to result in a modest reduction in potential
traffic, school enrollment, and utility demand compared to the LUA20-000305 modification
approval (Exhibit 13).
c. Boundaries: Change the boundaries of the originally approved plan.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 7 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
Staff Comment: The modification does not change the boundaries of the originally approved
Solera Master Plan. The project area remains the same, within Blocks C and D of the Master
Plan site.
d. Key Features: Substantially alter a key feature of the approved plan.
Staff Comment: The modification does not substantially alter any key features of the approved
plan. The overall site layout, circulation system, open space network, and development
pattern remain consistent with the LUA20-000305 (Exhibit 13) approval. The proposal
continues to meet the density requirements of the Center Village (CV) zone, with an overall
master plan density of approximately 59.72 dwelling units per net acre, which is within the
allowed range.
The request to reduce the number of townhouse units from 96 to 90 qualifies as a minor modification
under RMC 4-9-200H.2. The modification remains consistent with the intent of the Solera Master
Plan and the development standards of the CV zone and therefore staff recommends approval of the
minor modification request.
16. 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 Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal LU-H: Plan for high quality residential growth that supports transit,
reduces vehicle miles traveled, provides 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 LU-I: Accommodate residential growth, by:
• Encouraging the development of new attached housing of moderate
density and mixed-use in the City Center and in the Residential High
Density and Commercial Mixed-Use designations.
• Supporting infill development on vacant and underutilized land in
established low- moderate-density residential neighborhoods; and
• Allowing development of new detached housing on large tracts of land
outside the City Center.
✓
Goal LU-J: Encourage the development of Countywide and Regional Growth
Centers that are urban in scale, facilitate housing close to employment and
commercial areas, reduce dependency on automobiles, maximize public
investment in infrastructure and services, and promote good health, and are
attractive.
✓ Goal LU-EE: Neighborhoods that promote community resilience through
healthy lifestyles, active transportation, proximity to goods and services,
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 8 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
access to local fresh food, environmental sustainability, and a feeling of
community.
✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community
Planning Areas and neighborhoods through quality design and development.
✓ Policy LU-28: Preserve and enhance existing vegetation and tree canopy
coverage to improve wildlife habitat quality.
✓
Policy LU-33: 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.
✓ Goal LU-BB: Ensure new development supports a high quality of life with design
that is functional and attractive.
✓ Policy LU-48: Consider scale and context for infill project design to preserve
privacy and quality of life for residents.
✓ Policy LU-52: Require buildings in developments to be oriented toward the
street or a common area, rather than toward parking lots.
✓ Policy TR-28: Ensure provision of safe and convenient storage and parking
facilities for cyclists.
✓ Goal HHS-B: Ensure the availability of a variety of housing types that meet all
housing needs equitably and sustainably.
✓
Policy HHS-7: Support the development of housing and neighborhoods that are
sited, designed, constructed, and maintained to promote an environment that
supports healthy and safe living.
17. Zoning Development Standard Compliance: The purpose of the Center Village (CV) Zone 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 4-2-120A, if all conditions
of approval are met:
Compliance CV Zone Development Standards and Analysis
✓
Use: The applicant proposes to construct fee-simple attached townhouse units
within Blocks C and D of the Solera Master Plan.
Staff Comment: Pursuant to RMC 4-2-080, the Center Village (CV) zone allows
attached dwelling units subject to Special Condition 6.a, which states:
Standalone residential buildings are permitted in the CV zone where not abutting
NE Sunset Blvd, east of Harrington Avenue NE.
The proposed townhouse development on Blocks C and D does not directly front
NE Sunset Blvd, as it is located north of newly constructed Sunset Ln NE, set
back from NE Sunset Blvd by Blocks A and B of the Solera Master Plan.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 9 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
Therefore, the requirement for ground-floor commercial development along NE
Sunset Blvd is not applicable to Blocks C and D of this development.
✓
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 subject proposal is part of the Solera Master Site Plan,
initially approved under LUA18-000490 (Exhibit 12) and subsequently modified
under LUA20-000305 (Exhibit 13) to include 555 attached dwelling units within
Blocks A and B, and 96 fee-simple townhouse units within Blocks C and D. The
applicant has now requested an additional minor modification to reduce the
number of fee-simple townhouse units from 96 to 90 units within Blocks C and
D (see FOF 15 for analysis and staff recommendation). With this modification,
the total number of dwelling units approved under the Solera Master Site Plan
would be reduced to 645 units. Based on the Master Plan’s net site area of
approximately 10.8 acres, this equates to an overall net density of approximately
59.72 dwelling units per net acre (645 units ÷ 10.8 acres = 59.72 du/ac). The
proposed density continues to comply with the minimum 20 du/ac and
maximum 80 du/ac density requirements within the CV zone. Analysis related to
the requested modification is provided in a separate section of this staff report
above under FOF 15.
✓
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. Individual lots within a
unit lot subdivision are not required to comply with the minimum lot size, width,
and depth requirements of the underlying zoning designation.
The following table identifies the proposed approximate dimensions for Lots 1-
90:
Proposed Lot
Lot Size (sq.
ft.)
Lot Width
(feet)
Lot Depth
(feet)
Unit Lots 1 through 90 916 -1,073 16 - 22 52 - 56
Common Open Space Tract 1 1,330 N/A N/A
Common Open Space Tract 2 1,571 N/A N/A
Common Open Space Tract 3 2,145 N/A N/A
Common Open Space Tract 4 4,107 N/A N/A
Common Open Space Tract 5 969 N/A N/A
Common Open Space Tract 6 983 N/A N/A
Common Open Space Tract 7 980 N/A N/A
Common Open Space Tract 8 1,249 N/A N/A
Common Open Space Tract 9 3,669 N/A N/A
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 10 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
Common Open Space Tract
10 5,041 N/A N/A
Common Open Space Tract
11 2,845 N/A N/A
Common Open Space Tract
12 4,184 N/A N/A
Common Open Space Tract
13 1,414 N/A N/A
Common Open Space Tract
14 1,414 N/A N/A
Common Open Space Tract
15 1,356 N/A N/A
Parent Lot (Block C) 112,681 611 190
Parent Lot (Block D) 55,890 345 180
Staff Comment: Pursuant to the parent site provisions of the unit lot subdivision
standards, the individual unit lots are not required to comply with the minimum
lot size, width, and depth requirements of the CV zone. Rather, the whole parent
site must comply with all development standards as though it were a standalone
lot. The new proposed lot lines outline the building footprint of the individual
townhome units with a small private yard area on each unit lot. The units include
attached garages off the proposed public alleys. The parent site, including both
Blocks C and D, meet the minimum lot size, width, and depth requirements for
the CV zone, as shown in the table above.
While labeled in a table provided by the applicant (Exhibit 6), the plat plan did
not identify or label the individual common open space tract. Therefore, staff
recommends as a condition of approval, the applicant shall provide an updated
plat plan at the time of civil construction permit issuance that clearly identifies
and labels the individual common open space tracts.
Compliant if
Condition of
Approval
required
under LUA18-
000490 is
complied
with
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: The proposed 90 townhomes, as depicted on the submitted site
plans, meet or exceed all required CV zone setback standards. The original
Solera Master Plan decision (LUA18-000490) (Exhibit 12) included a condition of
approval specifically addressing setbacks and residential design features,
requiring elevated stoop entrances to enhance residential privacy and
streetscape interaction. Consistent with the previously approved Master Plan,
certain townhouse clusters within Blocks C and D, particularly those adjacent
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
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to the radius of Harrington Pl NE and Sunset Ln NE, have reduced setbacks
ranging from approximately 3.75 feet (3.75’) to 10 feet (10’). Staff notes the prior
condition related to elevated stoop entrances and side elevations and
recommends the applicant shall ensure consistency with these previously
approved design standards as part of the Administrative Site Plan Review.
✓
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: The proposed townhomes would have a total footprint of 67,125
square feet, resulting in a total building coverage of 37 percent (37%) on the
179,865-square-foot project site, which is less than the maximum permitted in
the CV zone.
The proposed townhomes would have a total of three (3) stories and a maximum
wall plate height of 32 feet (32’).
✓
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. Except for unit lot subdivisions, the front entry of
residential only uses shall be oriented to a public street.
Staff Comment: All 90townhomes include front entries oriented to either public
streets and/or pedestrian courts and common open space. Buildings 1, 2, 9, 10,
11, 12, 13, 14, 16, 17, 18, 19, and 20 are oriented towards a public street with
sidewalks connecting the front door with the public sidewalk in the ROW.
Buildings 3 through 8, as well as 15, are oriented towards common open space
which includes pedestrian walkways connected to the public sidewalk.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) in effect at the
time of preliminary plat approval require a 10-foot landscape strip along all
public street frontages. Additional minimum planting strip widths between the
curb and sidewalk are established according to the street development
standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to
be located in this area when present. Spacing standards shall be as stipulated
by the Department of Community and Economic Development, provided there
shall be a minimum of one street tree planted per address. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator.
In Unit Lot Subdivisions, the landscaping regulations are applicable to the
parent parcel, not to the individual unit lots.
Staff Comment: The applicant submitted a Conceptual Landscape Plan (Exhibit
4) with the project application materials. Landscaping is concentrated along the
perimeter of the site, within open space tracts, and in pedestrian corridors
between buildings, as well as along the newly constructed internal street
frontages.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 12 of 38
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The plan provides for both common and private open spaces, with 33,262
square feet of common open space (averaging 50 feet [50’] in width) and 22,582
square feet of private yard space (averaging 250 square feet per unit). The
conceptual design indicates that plantings would include a mix of trees, shrubs,
and groundcover throughout the internal open spaces and along public street
frontages to provide visual relief, shade, and screening.
Street tree planting strips are incorporated along NE 12th St, Harrington Pl NE,
Jefferson Ave NE, and Sunset Ln NE, with trees spaced at approximately 30 to 40
feet (30 – 40’) on center. Street tree species includes both Allegheny
serviceberry and Littleleaf linden, both of which are on the Approved Street Tree
List.
In order to provide privacy and screening between residential uses and adjacent
streets and to enhance the pedestrian environment, the plan includes layered
plantings of trees and shrubs within pedestrian corridors and open space tracts
between the buildings and on the perimeter of the site. Maintenance
responsibilities for the common open space, landscaping, and storm drainage
tracts would be assigned to a Homeowners’ Association (“HOA”), consistent
with the requirements for the overall Solera Master Plan. As such, staff
recommends, as a condition of approval, the applicant shall create a
Homeowners’ Association (“HOA”) that maintains all improvements and
landscaping in the common open space and any and all other common
improvements. The HOA documents shall be submitted to, and approved by,
the Current Planning Project Manager prior to recording of the Unit Lot
Subdivision. Such documents shall be recorded concurrently with the Unit Lot
Subdivision.
In addition, the submitted landscape plan is conceptual and does not identify
specific plant quantities or locations. Therefore, staff recommends as a
condition of approval, the applicant shall submit a detailed landscape plan at
the time of civil construction review demonstrating compliance with all
applicable landscaping regulations, including the required ten-foot (10’) on-site
landscape strip planted with a mix of trees, shrubs, and groundcover in
accordance with RMC 4-4-070. The detailed landscape plan shall be reviewed
and approved by the Current Planning Project Manager.
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing
Regulations (4-4-130) in effect at the time preliminary plat application require
the retention of 10 percent of trees in the CV zone.
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
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 13 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
alders and/ or cottonwoods are used as part of an approved enhancement
project within a critical area or its buffer.
Staff Comment: The subject site for Blocks C and D of the Solera Master Plan
does not contain any existing significant trees, and therefore no tree retention is
required. In lieu of tree preservation, the applicant has proposed new tree
plantings as part of the Landscape Plan (Exhibit 4). The plan identifies
approximately 52,291 square feet of landscaped area across Blocks C and D,
with street trees provided along NE 12th St, Harrington Pl NE, Jefferson Ave NE,
and Sunset Ln NE, and additional trees located within common open space
tracts and pedestrian corridors. Tree species proposed include Western
hemlock, Red maple, Kousa Dogwood, and Persina parrotia. The proposed
plantings will contribute to the long-term tree canopy and are consistent with
the intent of RMC 4-4-130 to enhance urban forestry where retention is not
feasible. The final detailed landscape plan submitted with civil construction and
building permit applications will be required to confirm species, size, and
spacing consistent with City standards.
N/A
Vehicular Access: A connection shall be provided for site-to-site vehicle
access ways, where topographically feasible, to allow a smooth flow of traffic
across abutting CA lots without the need to use a street. Access may comprise
the aisle between rows of parking stalls, but is not allowed between a building
and a public street.
Staff Comment: Not applicable. The subject property does not contain any
surface parking lots or aisle ways to connect offsite.
✓
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each Townhome, however, 1 per dwelling unit may be permitted for
1 bedroom or less dwelling units. Tandem parking is allowed. For unit lot
subdivisions, the number of parking spaces required may be averaged and
dispersed among unit lots or within the parent site; however, at least one
parking space shall be provided within each unit lot.
Driveway cuts are required to be a minimum of 5 feet from property lines and
new driveways may be a maximum of 16 feet in width at the property line.
Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that
driveways exceeding eight percent (8%) shall provide slotted drains at the lower
end with positive drainage discharge to restrict runoff from entering the
garage/residence or crossing any public sidewalk.
A parking stall shall be a minimum of twenty feet (20') in length and shall be a
minimum of nine feet (9') in width measured from a right angle to the stall sides.
Staff Comment: The applicant submitted floor plans and renderings for the
proposed townhome units (Exhibit 6). According to the submitted floor plans,
each of the townhome units would have either three (3) or four (4) bedrooms,
which would require a minimum of two (2) parking spaces per dwelling unit. The
applicant is proposing to provide all required parking on each unit lot as
opposed to averaging the spaces throughout the development. Two (2) parking
spaces would be provided within the designated double-bay, both side-by-side
and tandem-style, garages for each unit. Therefore, the proposal complies with
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 14 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
the minimum parking requirements for townhomes. Compliance would be
verified at the time of formal building permit review.
✓
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half
(0.5) bicycle parking space be provided per one attached dwelling.
Staff Comment: One-half (0.5) bicycle parking space per one (1) dwelling unit is
required for projects with more than five (5) dwelling units. For attached
dwellings, spaces within the dwelling units or on balconies do not count toward
the bicycle parking requirement. However, designated bicycle parking spaces
within individual garages can count toward the minimum requirement.
Based on the proposal for 90 townhome units, a total of 45 bicycle parking
spaces are required. The applicant has proposed storage space within the
garage space of approximately 75% of units large enough to store a standard
bicycle (Exhibit 6). Therefore, the proposed storage space within each garage
would comply with the minimum bicycle parking standard.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of
any fence, hedge or retaining wall shall be seventy-two inches (72"). Except in
the front yard and side yard along a street setback where the fence shall not
exceed forty-eight inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: No fencing is shown on the plans. Staff recommends, as a
condition of approval, that the applicant submit a revised landscape plan with
the civil construction permit application that demonstrates compliance with the
fence and retaining wall regulations for review and approval by the Current
Planning Project Manager at the time of civil construction permit application.
Compliant if
condition of
approval is
met
Refuse and Recyclables: 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, except where the development is participating in a City-
sponsored program in which individual recycling bins are used for curbside
collection. A minimum of three (3) square feet per dwelling unit shall be
provided for refuse deposit areas. A total minimum area of eighty (80) square
feet shall be provided for refuse and recyclables deposit areas.
Multi-family residences using thirty-five (35) gallon garbage carts or smaller,
when allowed, must meet all of the following requirements:
a. Storage Space: Storage space for carts must be provided either within the
garage or outside.
i. Storage within a garage must be appropriately sized to accommodate both
vehicles and refuse and recycling carts. Storage space for carts must
measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”)
high. This space must be identified on floor plans.
ii. Storage located outside must measure at least two feet by six feet (2’ x 6’)
in size and be located on the same lot as the dwelling in a side or rear yard.
b. Screening: Outdoor storage must be adequately screened from public view,
made of wood, masonry, or ornamental metal.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 15 of 38
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c. Pick-Up Location: Space for carts to be placed on garbage pick-up day must
be sufficient to accommodate the number of carts expected to be serviced on
pick-up day. There shall be a direct connection constructed of a smooth surface
that allows carts to be smoothly rolled to the street or other specified pick-up
location.
d. Parking Space Obstruction Prohibited: Refuse and recycle carts may not
obstruct a required parking space at any time.
e. Storage in Required Parking Space Prohibited: Refuse and recycle carts may
not be stored in the minimum required parking spaces.
Staff Comment: Based on the proposal for 90 townhome dwelling units on the
project site, a total of 135 square feet of recyclable deposit areas would be
required and 270 square feet of refuse area would be required, for a total
minimum area of 405 square feet. The applicant has shown a trash and recycling
storage area on the submitted floor plans and each unit lot would have individual
trash containers (Exhibit 6). While the storage areas meet the minimum
dimensions as proposed, it appears that the proposed location of the trash and
recycling storage areas within the garages may not allow for the minimum
required storage for both bicycles and refuse and recycling carts. Therefore,
staff recommends as a condition of approval, the applicant shall submit revised
floor plans for the townhomes that identify adequate storage area in the
attached garages of the townhome units for both a bicycle and the individual
trash and recycling containers. The revised floor plans shall be reviewed and
approved by the Current Planning Project Manager prior to issuance of a building
permit.
Compliance
not yet
demonstrated
Screening: All onsite surface mounted utility equipment shall be screened from
public view. Screening shall consist of equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height at least as high as the equipment
it screens, or a landscaped visual barrier allowing for reasonable access to
equipment. Equipment cabinets, fencing, and walls shall be made of materials
and/or colors compatible with building materials. All operating equipment
located on the roof of any building shall be enclosed so as to be screened from
public view.
Staff Comment: The location of surface mounted utility equipment is not clear
and any potential utility equipment shown on the utility plan (Exhibit 7) may
change when final engineering of the site is being prepared. Landscape plans
with the civil construction permit would be reviewed to ensure a visual barrier is
provided when needed. Additionally, for those utility cabinets in rights-of-way
that cannot be screened with landscaping or solid fencing, can be screened with
artists wraps to soften their appearance and add a placemaking feature to the
development. Compliance will be verified at the time of formal building permit
and civil permit review.
18. Design Standards: The Residential Design and Open Space Standards (RMC 4-2-115) are applicable
to unit lot subdivisions in the CV zone. The Standards implement policies established in the Land
Use Element of the Comprehensive Plan, enhance quality of life by encouraging new residential
development to produce beautiful neighborhoods of well-designed homes, and to mitigate adverse
impacts of density for the neighborhood and the surrounding community. Compliance with Site
Design Standards must be demonstrated prior to approval of the subdivision. These standards are
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 16 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
divided into three (3) areas: site design, open space, and residential design. Compliance with
Residential Design Standards would be verified prior to issuance of the building permit for the new
townhomes. The proposal is consistent with the following design standards, unless noted otherwise:
Compliance Design Standards Analysis
✓
Lot Configuration: Developments of more than four (4) structures shall
incorporate a variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side
yards (or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The proposal includes 20 structures: two (2) structures with
three (3) units, nine (9) structures with four (4) units, six (6) structures with five (5)
units, and three (3) structures with six (6) units. The building footprints range in
size from 2,340 to 4,386 square feet. Individual unit lot widths range between 16
feet and 22 feet (16’ and 22’) and lot depths range between 52 feet and 56 feet
(52’ and 56’).
As proposed, the width, depth, and size of the building footprints for each
townhome vary in size. The unit depths have small variations between 52 feet and
56 feet (52’ and 56’) (including private yards). Therefore, the proposal complies
with the lot configuration requirements.
✓
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized,
consistent with the Surface Water Design Manual. Building and property
line setbacks are specified in the Surface Water Design Manual for
infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface
Water Design Manual.
Staff Comment: The applicant has proposed the use of bioretention planters in
various common open space areas on the site. See FOF 19: Site Plan Review,
Drainage for additional discussion. The proposed development is required to
comply with the current version of the City of Renton Surface Water Design
Manual (RSWDM).
Compliance
not yet
demonstrated
Garages: Garages may be attached or detached. Shared garages are also
allowed, provided the regulations of RMC 4-4-080 are met. Carports are not
allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’),
and is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or
porch at least six feet (6').
Additionally, all of the following is required:
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 17 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails,
or other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and
all of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160')
from any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall
maintain an eight foot (8') separation from any dwellings.
Staff Comment: The garages of all units would be attached beneath the second
floor living space. All garages would be accessed from the series of private alleys
located throughout the development. Compliance for this standard would be
verified at the time of building permit review.
N/A
Standards for Parks: For developments that are less than ten (10) net acres:
No park is required, but is allowed.
Staff Comment: Not applicable. The site of the townhome phase (Phase 3) is less
than ten (10) acres in area and the applicant has elected to not provide a park.
Compliant if
condition of
approval is
met
Standards for Common Open Space:
Developments of four (4) or more units: Required to provide common open
space as outlined below. Above ground drainage facilities (i.e., ponds, swales,
ditches, rain gardens, etc.) shall not be counted towards the common open
space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch,
pocket park, or pedestrian entry easement in the development and shall
include picnic areas, space for recreational activities, and other activities
as appropriate.
3. Open space shall be located in a highly visible area and be easily
accessible to the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one (1) acre or
smaller in size, open space(s) shall be no less than thirty feet (30') in any
dimension. For sites larger than one (1) acre in size, open space(s) shall
be no less than forty feet (40’) in any dimension. For all sites, allow for
variation, open space(s) of less than the minimum dimensions (thirty feet
(30’) or forty feet (40’), as applicable) are allowed; provided that when all
of a site’s open spaces are averaged the applicable dimension
requirement is met.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
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Report of August 7, 2025 Page 18 of 38
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5. A pedestrian entry easement can be counted as open space if it has a
minimum width of twenty feet (20') and within that twenty feet (20’), a
minimum five feet (5') of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in size
with individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area
with space for compost bins. Water shall be provided to the pea-patch.
Fencing that meets the standards for front yard fencing shall surround the
pea-patch with a one foot (1') landscape area on the outside of the fence.
This area is to be landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open
space for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for
personal vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent
(5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in
common open spaces.
Staff Comment: Based on the proposal for 90 townhome units, a total of 31,500
square feet of common open space would be required. The applicant submitted
an Open Space Plan (Exhibit 5) with the project submittal documents.
Landscaped or hardscaped common open space, totaling 36,210 square feet is
proposed within 15 common open space tracts (Open Space Tracts 1-15) located
across the entire site at regular intervals. Approximately 16,180 square feet of
open space is proposed within pedestrian easements located between units 10
through 37, units 46 through 59, and units 66 through 70. The proposed common
open green spaces of all 15 tracts would comply with the required 30-foot (30’) of
open space in any direction, except for the areas with pedestrian easements
where widths can be reduced to 20 feet (20’). The widths of common open spaces
between buildings with pedestrian easements range between 22 feet and 28 feet
(22’ and 28’). In addition, common open space meeting the dimensional
requirements are adjacent to the majority of the units.
Code requires that open space shall include picnic areas, space for recreational
activities, and other activities as appropriate. The project does not include details
on any passive or active recreational activities. Therefore, staff recommends as a
condition of approval, the applicant shall provide an open space programming
plan that includes specifications on proposed furniture, recreational activities,
and other activities as appropriate within the common open space for review and
approval by the Current Planning Project Manager at the time of civil construction
permit.
✓
Standards for Private Yards: Developments of four (4) or more dwelling units:
Each ground-related dwelling shall have a private yard that is at least two
hundred fifty (250) square feet in size with no dimension less than eight feet (8')
in width.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 19 of 38
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An additional two hundred fifty (250) square feet of open space per unit shall be
added to the required amount of common open space for each unit that is not
ground related.
Staff Comment: Each individual unit lot includes private open space. Each unit
lot would have private yard area adjacent to the front porch (Exhibit 6). The ground
related private yard areas have a depth of eight feet (8’) and all private yard areas
exceed 250 square feet in size.
Compliant if
conditions of
approval are
met
Sidewalks, Pathways, and Pedestrian Easements: All of the following are
required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk
may disconnect from the road, provided it continues in a logical route
throughout the development. Permeable pavement sidewalks shall be
used where feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet
(3') and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and
pocket parks to residential access streets, limited residential access
streets, or other pedestrian connections. They may be used to provide
access to homes and common open space. They shall be a minimum
three feet (3') in width and made of paved asphalt, concrete, or porous
material such as: porous paving stones, crushed gravel with soil
stabilizers, or paving blocks with planted joints. Sidewalks or pathways
for parks and green spaces shall be located at the edge of the common
space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees.
Trees are required along all pedestrian easements to provide shade and
spaced twenty feet (20') on center. Shrubs shall be planted in at least
fifteen percent (15%) of the easement and shall be spaced no further than
thirty-six inches (36") on center.
5. For all homes that do not front on a residential access street, limited
residential access street, a park, or a common green: Pedestrian entry
easements that are at least fifteen feet (15') wide plus a five-foot (5')
sidewalk shall be provided.
Staff Comment: As shown on the submitted Preliminary Plat Plan (Exhibit 2), all
proposed townhome units within Blocks C and D would front either NE 12th St,
Jefferson Ave NE, Harrington Pl NE, or Sunset Ln NE, or would be served by
internal private alleys with direct pedestrian connections to the public sidewalks.
Each unit includes a concrete entry walk a minimum of three feet (3’) wide,
consistent with the standard for front yard entry walks. In addition, common open
space tracts are connected by pedestrian corridors, and sidewalks are provided
along all public street frontages, including NE 12th St, Jefferson Ave NE, Harrington
Pl NE, and Sunset Ln NE. The Landscape Plan (Exhibit 4) identifies trees spaced
along pedestrian easements and common open space corridors to provide
shade, as well as shrub and groundcover plantings to enhance the pedestrian
experience. The material proposed for the interior pedestrian pathway was not
identified in the submitted materials. Therefore, staff recommends as a condition
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 20 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
of approval, the interior pedestrian pathways in the common open space areas
shall be concrete or an alternative material approved by the Current Planning
Project Manager. The material shall be identified on the construction documents
submitted with the civil construction permit application.
In addition, in order to ensure public access is maintained, staff recommends as
a condition of approval, the applicant shall record a public access easement over
all pathway connections located in common open space tracts to ensure long-
term public use.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green,
pocket park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet
(5') and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route
may be taken from a front driveway.
Staff Comment: As shown on the Architectural Plans (Exhibit 6), the primary
entries for units on Block C are oriented as follows: Units 1–7 would be oriented
towards a common open space adjacent to NE 10th St, Units 39-61 would be
oriented towards Jefferson Ave NE, and units 8-38 would be oriented towards
common open space areas with pedestrian easements. The primary entries for
units on Block D are oriented as follows: Units 1-9 are oriented towards a
common open space area with a pedestrian easement, Units 10-17 are oriented
towards Harrington Place NE, and units 18-29 are oriented towards Jefferson Ave
NE. Each primary entry is required to provide a porch or stoop with a minimum
depth of five feet (5') and a minimum height of twelve inches (12") above grade.
Compliance will be verified at the time of formal building permit application
review.
Staff notes that the original Solera Master Plan approval (LUA18-000490,
modified under LUA20-000305) (Exhibits 12 and 13) included a condition
requiring elevated stoop entrances for certain townhome clusters, specifically
along Harrington Place NE, to enhance privacy and provide a defined transition
between public sidewalks and private residential space. In addition, the
condition required that side elevations of units facing public streets incorporate
articulation, high-quality materials, and glazing comparable to front elevations in
order to avoid blank walls and improve the pedestrian experience. Compliance
with these requirements, including porch depth, elevation, and side elevation
detailing, will be verified at the time of building permit application to ensure
consistency with the previously approved design standards.
Compliance
not yet
demonstrated
Facade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common
green shall have at least one articulation or change in plane of at least two
feet (2') in depth; and
2. A minimum one side articulation that measures at least one foot (1') in
depth shall occur for all facades facing streets or public spaces.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 21 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
Staff Comment: The primary building elevations include modulation and
articulations throughout the units and all units are oriented toward a street or
common open space (Exhibits 2, 6 and 7). Per the elevations provided by the
applicant, each building includes at least one (1) articulation with a depth of two
feet (2’) along the primary elevation and at least one (1) side articulation that
measures one foot (1’) in depth on all facades. Further compliance for this
standard would be verified at the time of building permit review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than
horizontally, and
2. Vertical windows may be combined together to create a larger window
area, and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed
with three and one-half inches (3 1/2") minimum head and jamb trim
around the door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park,
or pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an
elevation facing a pedestrian easement.
Staff Comment: The proposed elevations include primary windows that are
proportioned vertically (Exhibit 6). All primary doors are shown with inset vertical
glass reveals that would face a public street or common open space. It is unclear
whether all doors include trim with a minimum width of three and one-half inches
(3 1/2") around their perimeter. Further compliance for this standard would be
verified at the time of building permit review.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements
such as porches, principal dormers, or other significant features shall not
dominate, and
2. Primary porch plate heights shall be one story. Stacked porches are
allowed, and
3. To differentiate the same models and elevations, different colors shall be
used, and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model
and elevation shall not be abutting.
Staff Comment: The primary building form is the dominating form and no porches
would exceed one (1) story. A color palette coded to the exterior elevations was
provided with the submitted application materials (Exhibit 6). The color palette
included a color and material legend for vertical and horizontal fiber cement lap
siding with a seven-inch reveal varieties, fiber cement panels, brick veneer, metal
railings, and vinyl windows. Two (2) color palette schemes (identified as Color
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 22 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
Scheme A and Color Scheme B) were included with the application. Color
Scheme A includes gray tones such as Gray Matters (SW-7066), Wall Street (SW-
7665), Grizzle Gray (SW-7068), and Peppercorn (SW-7674). Color Scheme B
includes earth tones such as Stone Lion (SW-7507), Oliva Oscuro (SW-9125), Oak
Moss (SW 6180), Accessible Beige (SW-7036), and Tony Taupe (SW-7038). See
recommended condition for the applicant to implement additional color palettes,
as well as to provide a materials and colors board and, coded to the exterior
building elevations, to the Current Planning Project Manager for review and
approval at the time of building permit review under FOF 19, Design Standards:
Materials and Color.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all
roof material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The applicant is proposing gable roofs for all units. Further
compliance for all roof materials to be fire retardant and of varying colors would
be verified at the time of building permit review.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all
eaves.
Staff Comment: The applicant is proposing gable roofs for all units and includes
eaves of unknown dimensions. Further compliance with eave requirements
would be verified at the time of building permit review.
Compliant if
condition of
approval is
met
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows
and details all doors, and
2. At least one of the following architectural details shall be provided on
each home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used
and shall be at minimum two and one-half inches (2 1/2") in width and
painted. If shutters are used, they shall be proportioned to the window
size to simulate the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches
(4" x 4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: The exterior elevations (Exhibit 6) provided by the applicant
indicates three and one-half inches (3 ½”) minimum trim would be provided
around all windows and doors. In addition, metal flower boxes are shown under
the first-floor windows of all building types. Trim is shown at the corners but the
material is not indicated. Therefore, staff recommends, as a condition of
approval, the applicant shall submit revised elevations providing the required
three and one-half inches (3 1/2") minimum trim surrounding all windows and
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 23 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
doors, one (1) of the following architectural details: shutters, knee braces, flower
boxes, or columns, and metal corner clips or corner boards with a minimum width
of two and one-half inches (2 ½”) where siding is used. Alternatively, the applicant
may submit a modification request to vary from any of these standards. The
revised elevations or modification request shall be submitted to the Current
Planning Project Manager for review and approval at the time of building permit
review.
Compliant if
condition of
approval is
met
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and
one-half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven
and five-eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or
brick may be used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as
from wood to brick, shall wrap the corners no less than twenty four inches
(24"). The material change shall occur at an internal corner or a logical
transition such as aligning with a window edge or chimney. Material
transition shall not occur at an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color
palettes for all new structures, coded to the home elevations, shall be
submitted for approval.
4. Gutters and downspouts shall be integrated into the color scheme of the
home and be painted, or of an integral color, to match the trim color.
Staff Comment: The applicant submitted color elevations and color renderings
(Exhibit 6) showing a mix of fiber cement panel siding and lap siding in varying
colors and patterns comprising the majority of the building facades. A brick
veneer facade treatment is proposed on the first floor of the buildings. A fully
detailed materials board and corresponding elevation drawings were not
submitted with the application materials; therefore, staff is unable to verify
compliance with this requirement. Staff recommends, as a condition of approval,
the applicant shall submit a materials board and color palette coded to each
building elevation to the Current Planning Project Manager for review and
approval at the time of building permit review. The color palette provided shall
utilize a minimum of three (3) hues and may not exclusively utilize only shades of
blue, grey, or similar neutral colors.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of
USPS while not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details
typical of the home's architecture; and
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 24 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
4. Newspaper boxes shall be of a design that reflects the character of the
home.
Staff Comment: Compliance with this requirement would be verified at the time
of civil construction review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be
located in back yards and designed to minimize sight and sound impacts to
adjoining property. Pool heaters and pumps shall be screened from view and
sound insulated. Pool equipment must comply with codes regarding fencing.
Staff Comment: Not applicable. No hot tubs or pools are proposed.
Compliant if
condition of
approval is
met
Utilities: Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
Staff Comment: Utility box locations were not shown on the conceptual
landscape plan. Staff recommends, as a condition of approval, the applicant
shall submit a detailed landscape plan with utility box locations. Staff further
recommends that any utility boxes that are visible to the public shall be screened
with berms and/or landscaping. The final detailed landscape plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil
construction permit approval.
Compliant if
condition of
approval
under FOF 17
is met
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to
the general public; and
2. A screened enclosure in which to keep containers shall be provided or
garages shall be built with adequate space to keep containers. Screened
enclosures shall not be located within front yards.
Staff Comment: All units would have individual trash containers. A trash
enclosure location was included in the first-floor plans within the garage space of
each unit (Exhibit 6). As discussed under FOF 17: Zoning Development Standard
Compliance, Recycling and Trash, the applicant intends to provide storage space
in the attached garages for both bicycle parking and individual trash and recycling
containers. See FOF 17: Zoning Development Standard Compliance, Refuse and
Recyclables, for a recommended condition of approval.
19. Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for development in the
CV zoning classification. Given Site Plan applications are evaluated for compliance with the specific
requirements of the RMC 4-9-200E.3 the following table contains project elements intended to
comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant
if
conditions
of approval
are met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan
Analysis.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 25 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
Compliant
if
conditions
of approval
are met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant
if
conditions
of approval
are met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Design Standards.
✓
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: As part of the review for the Solera Master Plan Modification
(LUA20-000305), the City’s Environmental Review Committee determined the
Solera Major Master Plan Major Modification qualifies as a Planned Action as the
application meets the criteria outlined in the Planned Action Ordinance
(Ordinance #5813). A Planned Action Concurrence Review (Exhibit 14) identified
the proposal’s impacts could be mitigated by measures identified in Attachment
B of the Planned Action. As a condition of approval, the applicant provided
implementation procedures for each of the mitigation measures identified in
Attachment B of the Sunset Area Planned Action Ordinance #5813 or provided a
written narrative of how the particular measure was not applicable to the project.
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 proposed development would include the construction of 90
townhome units in 20 buildings across Blocks C and D of the Solera Master Plan.
The townhomes are proposed at three (3) stories in height, with wall plate heights
ranging from approximately 31 feet to 35 feet (31’ - 35’), which is below the
maximum 50-foot (50’) height limit permitted in the Center Village (CV) zone. The
buildings have been distributed evenly across Blocks C and D, with primary
frontages oriented toward NE 12th St, Jefferson Ave NE, Harrington Pl NE, and
Sunset Ln NE. Internal alleys and common open space tracts further separate the
building clusters, preventing an overconcentration of massing on any one (1)
portion of the site.
While the proposed townhome clusters are larger than typical single-family
homes, no building contains more than six (6) units, which helps to maintain a
residential scale consistent with the overall Solera Master Plan. In addition, the
inclusion of over 33,000 square feet of common open space, along with
landscaped pedestrian corridors and setbacks along each public street frontage,
provides visual relief and helps break up building massing. The proposed layout
balances the density anticipated in the CV zone with adequate open space and
circulation and therefore would not result in overscale structures or an
overconcentration of development on any portion of the project site.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 26 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposed development provides a connected circulation
system for both vehicles and pedestrians. Vehicular access to all units would be
provided via a series of private alleys accessed from Sunset Ln NE and Jefferson
Ave NE. All alleys are shown at 16 feet (16’) in paved width.
Pedestrian circulation is accommodated through sidewalks provided along all
adjacent public street frontages, including NE 12th St, Jefferson Ave NE, Harrington
Pl NE, and Sunset Ln NE. In addition, a system of interior pedestrian easements
and pathways connects common open space tracts to public sidewalks, ensuring
residents have multiple options for safe and direct access throughout the
development. Overall, the proposed circulation system is consistent with the
Center Village zone’s intent to promote a walkable, pedestrian-oriented
neighborhood design by ensuring strong connections between residential units,
open space, and adjacent public streets.
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: The proposed townhomes would not include loading and storage
areas that require screening. The applicant did not provide sufficient details of roof
or surface mounted equipment and/or screening identified for such equipment
with the land use application. Therefore, staff recommends as a condition of
approval, the applicant shall submit a separate detailed utility and landscape plan
set identifying the location and screening provided for all surface and roof top
utility/mechanical equipment required for each townhome. The surface mounted
utility plan shall include cross-section details and screening measures consistent
with the overall design of the development with the civil construction permit
application. 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 utility and landscape plan
set shall be reviewed and approved by the Current Planning Project Manager prior
to permit issuance.
See also discussion under FOF 17, Zoning Development Standard Compliance:
Landscaping.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: It is not anticipated that the proposed townhomes would impact
any views of the surrounding properties due to their height, which is similar or less
than the heights of adjacent developments, including the mixed-use Solera
building to the south.
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.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 27 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance: 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: Outside of the street light illumination lighting plans, an interior
pedestrian lighting plan was not provided with the application. As a result, staff
recommends as a condition of approval, the applicant shall submit a pedestrian
lighting plan at the time of civil construction permit application to ensure safety but
also designed to minimize light spill and glare onto adjoining properties. The
lighting plan shall be reviewed and approved by the Current Planning Project
Manager.
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed development incorporates building placement and
orientation strategies that provide both privacy for residents and noise reduction
from surrounding streets. Common open space areas are distributed throughout
Blocks C and D, creating separation between building clusters and enhancing
privacy for adjacent units. In addition, the orientation of units along NE 12th St,
Jefferson Ave NE, Harrington Pl NE, and Sunset Ln NE allows for direct engagement
with public sidewalks while maintaining appropriate setbacks to buffer residents
from street activity.
Internal pedestrian corridors and open space tracts provide further spacing
between buildings, reducing the perception of building massing and mitigating
potential noise transmission between units. Landscaped buffers along public
street frontages and interior pedestrian easements enhance privacy while
contributing to a more comfortable pedestrian environment.
Landscaped common areas and street frontage plantings serve the function of
softening the interface between public and private space. Together, these design
elements are consistent with the CV zoning district’s intent to balance urban
density with livability, providing a compact development form while ensuring
adequate privacy and noise reduction for future residents.
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 proposed development includes 20 separate townhome
buildings containing a total of 90 units within Blocks C and D of the Solera Master
Plan. The townhome units are proposed to be set back approximately 15 feet to 20
feet (15’-20’) from public street frontages, including NE 12th St, Jefferson Ave NE,
Sunset Ln NE and Harrington Pl NE, which is consistent with the CV zone setback
requirements. Garages are oriented internally along private alleys, with a setback
of approximately ten feet (10’) from the alley face, limiting their visibility from public
streets and reducing the dominance of garage facades in the streetscape.
The distribution of multiple smaller building clusters, rather than a few large
structures, helps break up building massing and maintains compatibility with the
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 28 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
surrounding neighborhood. The inclusion of over 36,000 square feet of common
open space and landscaped pedestrian corridors provides visual relief, enhances
sunlight access, and contributes to livability within the development. Building
placement and orientation are designed to maximize solar access to common
open spaces and minimize wind tunnels along the north/south corridors.
Together, the proposed density, building placement, and enhanced landscaping
effectively manage the scale of the project in relation to site amenities, pedestrian
circulation, and vehicular access needs, while maintaining the urban character of
the CV zoning district.
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 subject site, located within Blocks C and D of the Solera
Master Plan, has already been cleared and graded as part of earlier phases of the
Master Plan development. As a result, there are no significant natural features such
as existing vegetation or steep slopes within the project area to be preserved. The
site is generally flat, with only modest grading required to accommodate the
proposed townhome buildings, internal alleys, and associated utilities.
According to the applicant’s Grading Plan (Exhibit 7), approximately 4,520 cubic
yards of material would be cut on-site and approximately 3,059 cubic yards of fill
would be brought in to achieve the final design grades. The project design,
including the use of internal alleys and structured parking within units, helps to
limit impervious surfaces while still accommodating required parking and
circulation.
Because the site has been previously prepared for development, protection of
natural features is achieved primarily through implementation of the landscape
plan, which provides new tree plantings, shrubs, and groundcover along all public
street frontages, interior pedestrian easements, and common open space tracts.
These features will restore a degree of vegetative cover and provide visual relief,
shade, and privacy for future residents.
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.
Staff Comment: On-site parking would be located in the individual townhome
garages. On-street parking would be available on Jefferson Ave NE and Sunset Ln
NE abutting the site.
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
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 29 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: Landscaping is proposed in the common open space areas and
pedestrian access easements to provide shade and privacy where needed (Exhibit
4). See also discussion under FOF 17, Zoning Development Standard Compliance:
Landscaping.
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: Vehicular access to the 90 proposed townhome units would be
provided through a system of private alleys connected to Jefferson Ave NE and
Sunset Ln NE. No units would take direct driveway access from NE 12th St,
Harrington Pl NE, or other adjacent public streets, thereby minimizing the number
of curb cuts along these frontages. The proposed design reduces
vehicle/pedestrian conflicts and preserves the continuity of the sidewalk and
planting strip improvements along all public rights-of-way.
Primary vehicular access is provided via the newly constructed Sunset Ln NE
(formerly identified as the east/west portion of Sunset Lane NE) and Jefferson Ave
NE. The project’s internal circulation network also provides logical connections to
the broader Solera Master Plan street system, avoiding new direct access onto NE
Sunset Blvd (a principal arterial), which supports both traffic safety and pedestrian-
oriented design objectives of the CV zoning district.
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: The proposed development provides a safe and efficient internal
circulation system designed to accommodate both vehicles and pedestrians. Each
townhome unit is connected to the public sidewalk network via concrete entry
walks and internal pedestrian easements that also link to common open spaces
throughout the site. Sidewalks are provided along all public frontages, including NE
12th St, Jefferson Ave NE, Harrington Pl NE, and Sunset Ln NE, with interior
pathways extending connectivity between building clusters and open space tracts.
Vehicular circulation would be accommodated through a series of private alleys
accessed from Jefferson Ave NE and Sunset Ln NE. Garages are oriented internally
to the alleys, eliminating direct driveway access from public streets and thereby
reducing pedestrian–vehicle conflicts. Alleys are designed with sufficient width to
allow for safe vehicle maneuvering, and parking is provided in individual garages,
ensuring that on-street parking demand is minimized and sidewalks remain
unobstructed.
In addition to pedestrian and vehicle circulation, the proposal includes provisions
for bicycle parking. A total of approximately 65 spaces are accommodated within
garages (one [1] per garage), meeting the requirement of 0.5 spaces per unit for
attached dwellings. This ensures that the development supports multiple
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 30 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
transportation modes and aligns with the Center Village zone’s goal of pedestrian-
and bicycle-friendly design.
See additional discussion under ‘Circulation’ regarding alley widths and
pedestrian pathway connectivity.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable, as no separate loading and delivery areas are
required for townhomes.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The subject property is located within Blocks C and D of the Solera
Master Plan, immediately adjacent to existing and planned public transit service. A
King County Metro bus stop serving Routes 105 and 240 is located along NE Sunset
Blvd in front of the mixed-use portion of the Solera Master Plan (Blocks A and B),
which is within convenient walking distance of the proposed townhomes. These
routes provide direct connections to the Renton Transit Center, downtown Renton,
and the greater Renton Highlands area. While RapidRide service planned for NE
Sunset Blvd is not yet in operation, the project’s design anticipates and supports
this future transit investment by ensuring continuous pedestrian connections to NE
Sunset Blvd and the adjacent bus stop.
In addition, the proposed development supports alternative transportation modes
by providing bicycle parking consistent with City requirements. A total of 65 bicycle
spaces are accommodated within garages, meeting the requirement of 0.5 spaces
per unit for attached dwellings. This provision ensures that future residents have
secure and convenient bicycle storage options.
Combined with the project’s internal pedestrian circulation system, existing King
County Metro service, and planned RapidRide implementation, the proposed
development provides safe and efficient access to transit and bicycle facilities.
These improvements support the Center Village zone’s goal of creating a walkable,
multimodal, and transit-supportive neighborhood. See also discussion under FOF
17: Zoning Development Standard Compliance, Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between
parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See previous discussion above under ‘Access and Circulation’.
Compliant
if condition
of approval
is met
under FOF
18, Design
Standards:
Standards
for
Common
Open Space
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: The applicant proposes a total of approximately 36,000 square
feet of common open space across Blocks C and D, exceeding the minimum
requirement of 31,500 square feet per RMC 4-2-115E.2. The common open spaces
are distributed throughout the site, creating focal points between building clusters
and along pedestrian corridors. Each space is designed to be visible and
accessible from adjacent public streets, including NE 12th St, Jefferson Ave NE,
Harrington Pl NE, and Sunset Ln NE, thereby enhancing both accessibility and
visibility for residents.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 31 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
In addition to common open space, approximately 22,582 square feet of private
yard space is provided, meeting the requirement of 250 square feet per unit. The
combination of common and private open space ensures opportunities for both
passive and active recreation within the development.
The distribution of these open spaces also contributes to overall site livability by
breaking up building massing, enhancing privacy between units, and providing
relief from the scale of surrounding development. Landscaped pedestrian
corridors linking these spaces further strengthen connections and create a
cohesive neighborhood fabric.
✓
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 structure would not block view corridors to
shorelines or Mt. Rainier. The public access to shorelines requirement is not
applicable to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
Staff Comment: The existing property is completely disturbed 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: Police and Renton Fire Authority staff indicated that sufficient
resources exist to furnish services to the proposed development if the applicant
provides Code required improvements and fees. A Fire Impact Fee, currently
assessed at $579.41 per attached dwelling unit would be applicable to the
proposal. The fee in effect at the time of building permit issuance would be
assessed for this project. Credit will be granted for the removal of the existing
homes.
Water and Sewer.
Staff Comment: The proposed development is located within the City of Renton’s
water and sewer service areas and is within the Highlands 565 pressure zone.
Static water pressure at the site elevation of approximately 354 feet (354’) is 91 psi.
There are multiple existing mains in the vicinity of the project: a 12-inch (12”) water
main in NE 10th St (capacity 4,800 gpm), an 8-inch (8”) water main in NE 12th St
(capacity 2,400 gpm), a 16-inch (16”) water main in NE 12th St (capacity 5,500 gpm
in the Highlands 435 pressure zone), and an 8-inch (8”) water main in Harrington Pl
NE (capacity 1,250 gpm). As part of the Solera Master Plan (Civil Construction
Permit C21-001020), 12-inch (12”) water main extensions were constructed in
Jefferson Ave NE, Sunset Ln NE, and Harrington Pl NE, tying into the existing mains
and providing stubs into Alleys A, B, and C to serve Blocks C and D.
The Renton Regional Fire Authority has determined preliminary fire flow demand
for the proposed development to be 3,250 gpm for four-unit buildings, 2,750 gpm
for five-unit buildings (required to be sprinkled), and 3,000 gpm for six-unit
buildings (required to be sprinkled). The looped main system in Jefferson Ave NE,
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 32 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
Harrington Pl NE, Sunset Ln NE, and NE 12th St is sufficient to meet minimum fire
flow requirements. Four (4) fire hydrants are required for four-unit buildings, while
five- and six-unit buildings require three (3) hydrants each within the specified
coverage distances. Final hydrant locations will be determined at the civil
construction permit stage.
Each townhome unit will be required to connect to a separate 1-inch (1”) domestic
water service line and meter, to be placed within landscaped areas. Pressure
reducing valves (PRVs) will be required downstream of meters due to pressure
exceeding 80 psi, and double check valve assemblies (DCVAs) will be required
where fire sprinklers are provided. The current 2025 system development charge
(SDC) fee for a single 1-inch (1”) domestic water meter is $5,025 per meter. Fire
meters are subject to additional SDC fees based on fire line supply size.
Redevelopment credits are available for abandoned meters, as applicable.
Sewer service will also be provided by the City of Renton. Existing 8-inch (8”)
wastewater mains are located in Harrington Pl NE, NE 10th St, and NE 12th St. As
part of the Solera Master Plan, new 8-inch (8”) sewer main extensions were
constructed in Jefferson Ave NE, Sunset Ln NE, and Harrington Pl NE, with stubs
provided into alleys A, B, and C to serve Blocks C and D. A 15-foot (15’) public sewer
easement is required for all mains located within private alleys. Civil plans for
sewer main improvements will be required at the civil construction permit stage
and must be prepared by a licensed professional engineer. The current 2025
wastewater SDC fee is $4,025 for a single 1-inch (1”) service. The development may
also be subject to King County Wastewater Treatment Division capacity charges.
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information
Report (TIR), prepared by KPFF Consulting Engineers, dated September 2024
(Exhibit 9). The report analyzes existing site conditions and proposed surface water
collection and distribution. The development is subject to Full Drainage Review
under the current City of Renton Surface Water Design Manual (RSWDM).
The proposed project would result in approximately 178,400 square feet of new
impervious surface. Based on the City’s Flow Control Map, the site falls within the
Flow Control Duration Standard area matching forested site conditions and is
located within the East Lake Washington drainage basin. Due to site soils,
infiltration via full dispersion is not feasible. To meet flow control requirements, the
applicant proposes construction of an underground detention vault with water
quality treatment facilities located within Tract D at the southern portion of Block
C. The vault is designed to provide flow control and enhanced water quality
treatment consistent with RSWDM requirements. In addition, roof downspouts will
be directed to on-lot best management practices (BMPs) such as rain gardens or
splash blocks where feasible.
Permanent drainage easements must be provided to the City for all stormwater
facilities located outside of the public right-of-way, along with temporary
construction easements as needed prior to issuance of any permits. Vault sizing,
design details, and BMP specifications will be reviewed for compliance with the
adopted RSWDM during civil construction permit review.
The Surface Water System Development Charge (SDC) is assessed at $0.94 per
square foot of new impervious surface, with a minimum fee of $2,350.00.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 33 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
Stormwater SDC fees will be payable prior to issuance of the civil construction
permit.
Transportation.
Staff Comment: Access to the site is provided via newly constructed residential
access streets within the Solera Master Plan, including Jefferson Ave NE and
Sunset Ln NE, both connecting to NE Sunset Blvd and NE 12th St. Vehicular access
to the townhome units is accommodated through a series of private alleys
extending from Jefferson Ave NE and Sunset Ln NE, eliminating the need for
individual driveways along public street frontages and reducing curb cuts. This
design supports safe pedestrian circulation along NE 12th St, Jefferson Ave NE,
Harrington Pl NE, and Sunset Ln NE.
The project’s internal circulation design and alley configuration have been
reviewed for compliance with City standards, and no secondary emergency access
is required for Blocks C and D. As discussed under ‘Circulation and Internal
Circulation’ above, the consolidated access system provides safe and efficient
movement for vehicles, pedestrians, and bicycles while maintaining connectivity
to the broader Solera street network.
Increased traffic generated by the proposed 90 townhouse units will be mitigated
through payment of transportation impact fees. The current transportation impact
fee is $6,987.79 per dwelling unit. Fees will be assessed at the time of building
permit issuance.
Compliant
if condition
of approval
is met
l. Phasing:
Staff Comment: The applicant is not requesting any additional phasing for this
project. The proposed 90 townhome units within Blocks C and D represent Phase
3 of the Solera Master Plan, which is the final phase of the overall development.
The original preliminary plat approval for the Solera Master Plan (LUA18-000490)
included two (2) plat recording phases. The first phase of final plat recording
includes the subdivision of the four (4) separate lots, Blocks A, B, C, and D.
Development within Blocks A and B is complete, and the current application
represents development of the remaining Blocks C and D as a unit lot subdivision.
Pursuant to RMC 4-7-080I, a final plat must be recorded prior to expiration of the
preliminary plat approval. Because the initial final plat only records the first phase
(the four parent blocks, A, B, C, and D), and no final plat has yet been recorded for
the unit lot subdivision within Blocks C and D, the second phase of the final plat to
create the individual unit lots must be recorded prior to expiration of LUA18-000490
in order to vest the project entitlements.
Therefore, staff recommends as a condition of approval, the applicant shall record
the second phase of the final plat for the subject unit lot subdivision of Blocks C
and D prior to expiration of the preliminary plat approval under LUA18-000490.
✓
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 previous discussion above under Drainage.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 34 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
20. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire:
Staff Comment: Police and Renton Fire Authority staff indicated that sufficient
resources exist to furnish services to the proposed development if the applicant
provides code required improvements and fees. A Fire Impact Fee, currently
assessed at $421.98 per attached townhome dwelling unit, would be applicable
to the proposal. The fee in effect at the time of building permit issuance would be
assessed for this project. Credit will be granted for the removal of the existing
duplex.
✓
Schools:
Staff Comment: The original Solera Master Plan review (LUA18-000490, as
modified under LUA20-000305) analyzed the anticipated school impacts for the
full development and concluded that the Renton School District could
accommodate the projected student population. The current proposal for 90
townhouse units within Phase 3 remains consistent with those findings.
It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at Kennydale Elementary, McKnight Middle
School, and Hazen High School. Elementary and high school students from the
proposed development would be bused to their schools, with the nearest bus
stop located at NE 12th St and Harrington Ave NE, adjacent to McKnight Middle
School. Middle school students are expected to walk to McKnight Middle School.
The proposed project includes installation of new public streets within the
development and frontage improvements along the site’s periphery, all of which
include sidewalks. These improvements will provide safe walking routes to the
bus stop and McKnight Middle School. Students would be able to connect to NE
12th St from Jefferson Ave NE or Sunset Ln NE/Harrington Pl NE and walk west to
Harrington Ave NE, or alternatively, walk south from Jefferson Ave NE to NE 10th
St, continue west to Harrington Ave NE, and then north to NE 12th St.
A School Impact Fee will be required for each of the 90 townhouse units. The
current Renton School District Impact Fee is $3,268.00 per multifamily dwelling
unit, assessed and payable at the time of building permit issuance, subject to the
fee schedule in effect at that time.
✓
Parks:
Staff Comment: A Park Impact Fee would be required for the future townhomes.
The current Park Impact Fee is $2,222.84 (for 5 or more units). The fee in effect at
the time of building permit application is applicable to this project and is payable
at the time of building permit issuance.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 35 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
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, see FOF 16.
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 17.
3. The proposed unit lot subdivision complies with the Residential Design and Open Space Standards
provided the applicant complies with City Code and conditions of approval, see FOF 18.
4. The proposed unit lot subdivision complies with the site plan review criteria as established by City
Code and state law provided all advisory notes and conditions are complied with, see FOF 19.
5. The proposed minor Modification to the approved Solera Master Site Plan (LUA18-000490) and Site
Plan Revision (LUA20-000305) complies with the conditional use permit criteria as established by
City Code provided all advisory notes and conditions are complied with, see FOF 15.
6. The proposed unit lot subdivision complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein,
see FOF 19.
7. There are safe walking routes to the school bus stop, see FOF 19.
8. There are adequate public services and facilities to accommodate the proposed unit lot subdivision,
see FOF 20.
9. Key features which are integral to this project includes compliance with all conditions of approval
associated with the original and modified Solera Master Plan, the orientation of all units towards
either a public street or common open space, and high-quality designs for the proposed townhomes
with a variety of architectural features intended to provide visual interest.
J. DECISION:
The Solera Site Plan and Master Site Plan Minor Modification to the Solera Master Plan, File No. LUA24-
000375, SA-M, SA-A, as depicted in Exhibit 2, is approved and is subject to the following conditions:
1. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements
and landscaping in the common open space and any and all other common improvements. The
HOA documents shall be submitted to, and approved by, the Current Planning Project Manager
prior to recording of the Unit Lot Subdivision. Such documents shall be recorded concurrently with
the Unit Lot Subdivision.
2. The applicant shall provide an updated plat plan at the time of civil construction permit issuance
that clearly identifies and labels the individual common open space tracts.
3. The applicant shall submit a detailed landscape plan at the time of civil construction review
demonstrating compliance with all applicable landscaping regulations, including the required ten-
foot (10’) on-site landscape strip planted with a mix of trees, shrubs, and groundcover in
accordance with RMC 4-4-070. The detailed landscape plan shall be reviewed and approved by the
Current Planning Project Manager.
4. The applicant shall submit a revised landscape plan with the civil construction permit application
that demonstrates compliance with the fence and retaining wall regulations for review and
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 36 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
approval by the Current Planning Project Manager at the time of civil construction permit
application.
5. The applicant shall submit revised floor plans for the townhomes that identify adequate storage
area in the attached garages of the townhome units for both a bicycle and the individual trash and
recycling containers. The revised floor plans shall be reviewed and approved by the Current
Planning Project Manager prior to issuance of a building permit.
6. The applicant shall provide an open space programming plan that includes specifications on
proposed furniture, recreational activities, and other activities as appropriate within the common
open space for review and approval by the Current Planning Project Manager at the time of civil
construction permit.
7. The interior pedestrian pathways in the common open space areas shall be concrete or an
alternative material approved by the Current Planning Project Manager. The material shall be
identified on the construction documents submitted with the civil construction permit application.
8. The applicant shall record a public access easement over all pedestrian pathway connections
located in common open space tracts to ensure long-term public use.
9. The applicant shall submit revised elevations providing the required three and one-half inches (3
1/2") minimum trim surrounding all windows and doors, one (1) of the following architectural
details: shutters, knee braces, flower boxes, or columns, and metal corner clips or corner boards
with a minimum width of two and one-half inches (2 ½”) where siding is used. Alternatively, the
applicant may submit a modification request to vary from any of these standards. The revised
elevations or modification request shall be submitted to the Current Planning Project Manager for
review and approval at the time of building permit review.
10. The applicant shall submit a materials board and color palette coded to each building elevation to
the Current Planning Project Manager for review and approval at the time of building permit review.
The color palette provided shall utilize a minimum of three (3) hues and may not exclusively utilize
only shades of blue, grey, or similar neutral colors.
11. The applicant shall submit a detailed landscape plan with utility box locations. Any utility boxes
that are visible to the public shall be screened with berms and/or landscaping. The final detailed
landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to
civil construction permit approval.
12. The applicant provided implementation procedures for each of the mitigation measures identified
in Attachment B of the Sunset Area Planned Action Ordinance #5813 or provided a written narrative
of how the particular measure was not applicable to the project.
13. The applicant shall submit a separate detailed utility and landscape plan set identifying the
location and screening provided for all surface and roof top utility/mechanical equipment required
for each townhome. The surface mounted utility plan shall include cross-section details and
screening measures consistent with the overall design of the development with the civil
construction permit application. 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 utility and landscape plan set shall be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
14. The applicant shall submit a pedestrian lighting plan at the time of civil construction permit
application to ensure safety but also designed to minimize light spill and glare onto adjoining
properties. The lighting plan shall be reviewed and approved by the Current Planning Project
Manager.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 37 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
15. The applicant shall record the second phase of the final plat for the subject unit lot subdivision of
Blocks C and D prior to expiration of the preliminary plat approval under LUA18-000490.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Planning Director Date
TRANSMITTED on August 7, 2025 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Solera Manager LLC, 10900 NE 8th St,
Ste 1200, Bellevue, WA 98004
Richard Rawlings, TNHC
Washington, LLC, 1700 NW
Gilman Blvd, Ste 220,
Issaquah, WA 98027
Michelle Freeman, PE, KPFF
Consulting Engineers
1601 5th Ave, #1600
Seattle, WA 98101
TRANSMITTED on August 7, 2025 to the Parties of Record:
No Parties of Record.
TRANSMITTED on August 7, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Free, Economic Development Director
Clark Close, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on August 21, 2025. An appeal of the decision must be filed
within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at
a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the
first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
EXPIRATION: The Administrative Site Plan decision will expire two (2) years from the date of decision. A
single two (2) year extension may be requested pursuant to RMC 4-9-030.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
8/7/2025 | 12:16 PM PDT
City of Renton Department of Community & Economic Development
Solera Phase 3 (Blocks C and D)
Administrative Report & Decision
LUA24-000375, SA-M, SA-A
Report of August 7, 2025 Page 38 of 38
D_Admin Decision_Solera Townhomes_250731_v3_FINAL
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Solera
Land Use File Number:
LUA24-000375, SA-M, SA-A
Date of Report
August 6, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Michelle Freeman, PE, KPFF
Consulting Engineers
1601 5th Ave, #1600
Seattle, WA 98101
Project Location
2805 NE 12th St (APNs
7227801785,
7227801235, and
7227801405)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Plat Plan (Block C & D)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Conceptual Landscape Plan
Exhibit 5: Common Open Space Plan
Exhibit 6: Architectural Plans (Floor, Elevations)
Exhibit 7: Preliminary Civil Plans (Utility, Drainage, Road, and Grading)
Exhibit 8: Topography Survey
Exhibit 9: Preliminary Technical Information Report, prepared by KPFF Consulting Engineers,
September 2024
Exhibit 10: Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated
September 28, 2020
Exhibit 11: Transportation Consistency Analysis, prepared by Transportation Engineering
NorthWest (TENW), dated November 24, 2020
Exhibit 12: Hearing Examiner Decision, Master Plan, Preliminary Plat, Condition Use, and
Street Modification (LUA18-000490), dated December 11, 2018
Exhibit 13: Hearing Examiner Decision (Revised), Modification to Solera Master Plan (LUA20-
000305), dated March 14, 2021
Exhibit 14: Environmental Review Committee Concurrence Memo, dated January 11, 2021
Exhibit 15: On Hold Notice, dated February 13, 2025
Exhibit 16: Off Hold Notice, dated May 20, 2025
Exhibit 17: Advisory Notes
Docusign Envelope ID: 4AA8FA8C-A903-466F-A4D1-007588C5D8AD