HomeMy WebLinkAboutD_Solera_Minor_Mod_LUA20000305_210818DEPARTMENT OF COMMUNITY
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D_Solera_Minor_Mod_LUA20000305_210818
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: August 19, 2021
Project File/Name: PR18-000333 Solera Master Plan
Land Use File Number: LUA20-000305, MOD
Project Manager: Matt Herrera, Current Planning Manager
Owner/Applicant/Contact: Tom Neubauer, Solera Manager LLC, 10900 NE 8th Street, Suite 120, Bellevue,
WA, 98004
Mark Gropper, Renton Housing Authority, 2900 NE 10th St, Renton, WA 98056
Project Location: 2805, 2822, 2834 Sunset Ln NE; 2950, 2902, 2806 NE Sunset Blvd; 1171 Kirkland
Ave NE; 975 NE 12th St
Project Summary: The applicant is requesting a Minor Modification to the previously approved
Master Site Plan that would include increases to dwelling units, parking spaces,
and lobby/amenity space with a decrease in commercial area. The applicant
also proposes to provide the project’s affordable housing component in Block A
and the market rate housing all contained in Block B. Finally, the applicant
proposes to modify the phasing schedule and move Block B and the master site
plans infrastructure improvements to Phase 1 and Block A would then become
Phase 2.
Site Area: 10.8 acres
DocuSign Envelope ID: 947FF1D0-D56C-468C-A2A2-D207ACEC2E2F
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Administrative Modification Report & Decision
LUA20-000305, MOD
Report of August 19, 2021 Page 2 of 8
D_Solera_Minor_Mod_LUA20000305_210818
B. EXHIBITS:
Exhibits 1-56 As provided in the Staff Report to the Hearing Examiner
Exhibit 57: Hearing Examiner’s Decision
Exhibit 58: Minor Modification Decision
Exhibit 59: Modification Request
Exhibit 60: Updated Architectural Plans
C. PROJECT DESCRIPTION/BACKGROUND
The Solera Master Site Plan was initially approved (LUA18-000490) on January 30, 2019 with a previous primary
project applicant. The new ownership group, Solera Manager LLC, proposed changes to the approved master
plan that required a major modification as it increased the number of units within the mixed-use buildings to
555 dwellings, which also included 277 affordable units, and decreased to the fee simple townhome count to 96
units. The major modification also increased the vehicle parking to a total of 1,024 off-street spaces, altered the
on-street parking along NE Sunset Blvd to a diagonal orientation, and increased the width of the Sunset Lane
NE/Jefferson Ave NE and NE 11th St.to 59-feet to accommodate parking on both sides of the street (Exhibits 1-
56). The City’s Hearing Examiner issued approval of the major modification to the master site plan and site plan
review approval to Blocks A and B on March 14, 2021 (Exhibit 57).
On May 25, 2021 the applicant submitted a request to modify the major modification and site plan review
approvals issued on March 14, 2021. As provided in the modifications and justifications report (Exhibit 59) and
updated architectural plans (Exhibit 60), the applicant has requested to increase the units within Blocks A and B
to a total of 590 units. Additionally, the major modification proposed to provide a mix of affordable and market
rate units within both Blocks A and B however due financing constraints, the applicant has proposed to provide
the affordable units within Block A (275 units) and the market rate units within Block B (315 units). Phasing of
the master site plan would also change as the applicant has proposed to construct the market rate Block B and
site infrastructure as Phase 1 with Block A moving to Phase 2. No changes to Phase 3 were proposed.
To accommodate the additional multifamily units within Blocks A and B, the applicant has proposed to increase
off-street parking to total 1,088 spaces. Block A would provide 406 spaces with an additional level of subgrade
parking and Block B would provide 490. No changes to Blocks C and D and their allotted 192 spaces are
proposed.
Exterior architectural modifications proposed by the applicant include an additional floor on Block A along the
Sunset Lane NE/Jefferson Ave NE frontage and a step down on the ground floor brick façade on Block B along NE
Sunset Blvd. Additionally the applicant proposes changes to the Blocks roof profiles, modulations, color palette,
and fenestration.
D. FINDINGS OF FACT (FOF):
1. The City’s Department of Community and Economic Development accepted the above master application
for review and determined it complete on May 25, 2021. Following project acceptence, the applicant
indicated additional refinements were needed to the application resulting in the modification being
placed on-hold until documents were resubmitted on July 22, 2021. The project complies with the 120-
day review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the modification
request (Exhibit 59 and 60)
DocuSign Envelope ID: 947FF1D0-D56C-468C-A2A2-D207ACEC2E2F
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Administrative Modification Report & Decision
LUA20-000305, MOD
Report of August 19, 2021 Page 3 of 8
D_Solera_Minor_Mod_LUA20000305_210818
3. The project site is located 2805, 2822, 2834 Sunset Ln NE; 2950, 2902, 2806 NE Sunset Blvd; 1171 Kirkland
Ave NE; 975 NE 12th St.
4. The project site was the site of the former Greater Hi-Lands Shopping Center that was recently
demolished. The master site also includes the Renton Housing Authority “Piha Master Plan Site 11”
referenced in the Renton Sunset Terrace Redevelopment Master Site Plan.
5. Access to the site would be provided via NE 10th Street, NE Sunset Blvd, NE 12th St, and Harrington Place
NE. A new internal street alignment would extend from NE 10th St and align with Jefferson Ave NE and
extend from Harrington Place NE and connect to NE Sunset Blvd.
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.
8. There are approximately 31 trees located on-site, of which 13 are identified a significant trees. The
applicant proposes to retain one (1) significant tree.
9. There are no Critical Ares on the subject property.
10. Approximately 30,000 cubic yards of material would be cut on-site and approximately 15,000 cubic yards
of structural fill is proposed to be brought into the site.
11. The applicant currently has a civil construction permit and building permits for Blocks A and B under
review.
12. The site is located in the Sunset Planned Action EIS area. Environmental review for the the area identified
in the Planned Action Ordinance has already been completed. The Environmental Review Committee has
issued a Concurrence Memorandum indicating the Solera Master Plan is a planned action.
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. Site Plan Modification Analysis: The applicant is requesting a minor site plan modification to the approved
Solera Master Site Plan and Site Plan Review for Blocks A and B in order to increase the unit count in Blocks
A and B to 590 total multifamily dwellings, add 64 vehicle parking spaces to accommodate the additional
units, and alter exterior architectural elements including but not limited to an additional floor on Block A
along with changes to roof profiles, colors, and fenestration. The Hearing Examiner decision issued March
14, 2021 for the Solera Master Site Plan major modification provided specific threshold criteria in the table
below to determine whether any modification(s) to the decision would be considered major requiring a
new application, or minor in which case an administrative decision would be issued. The proposal does
not exceed and is compliant with minor modification threshold criteria pursuant to the Hearing Examiners
decision if all conditions of approval are met. The proposed project changes will be reviewed as a minor
modification by administrative determination, if the proposed changes do not:
Compliance Modification Criteria and Analysis
Compliant if
condition of
approval is
met
a. 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: Measurable increases and decreases easily identified in the applicant’s
justification report and updated architectural plans include:
DocuSign Envelope ID: 947FF1D0-D56C-468C-A2A2-D207ACEC2E2F
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Administrative Modification Report & Decision
LUA20-000305, MOD
Report of August 19, 2021 Page 4 of 8
D_Solera_Minor_Mod_LUA20000305_210818
• A density increase to approximately 74 dwelling units per net acre resulting in an
increase of approximately 5.3%.
• A parking space increase that would result in the master site plan to contain 1,088
off-street parking spaces resulting in an increase of approximately 5%
• An area increase that would result in Blocks A and B to contain approximately
547,425 square feet of residential area resulting in an increase of approximately
7.4%
• An area decrease that would result in Blocks A and B to contain approximately
37,616 square feet of non-residential/commercial area resulting in a decrease of
approximately 2.6% to accommodate several egress corridors to comply with
building code.
• An increase to lobby/amenity space that would result in Blocks A and B to contain
approximately 21,338 square feet resulting in an increase of approximately 9.3%
Both Blocks A and B contain two wood frame structures on top of a podium. To
accommodate the additional dwelling units, the applicant proposes to add one
additional floor of units on the Block A western wood frame structure abutting Sunset
Lane NE/Jefferson Ave NE. As noted on the applicants Block A sections page on the
updated architectural plans (Exhibit 60), the additional floor on the western tower does
not increase the overall building height of Block A as it will be the same height as the
eastern tower resulting in the same height calculation when reviewed in the major
modification and site plan review application. Block A height would also remain
consistent with the Conditional Use Permit height limitations from the initial master site
plan approval.
Building materials appear to be to the same in the proposed modification and approved
plan. Roof profiles have been altered with the removal of the shorter and steeper
pitched shed roofs replaced with more butterfly roofs or longer more gradual sloped
shed profiles. There are appears to be expansive section of the roof profile where it is
now devoid of features and appears flat compared to the approved plan (see Block A
West Elevation and Block B West Elevation). A condition of approval related to key
features added in section d below is intended to ensure roof elements maintain a
comparable aesthetic to the approved plan.
A glazing metric was not provided in the applicant’s modification application submittal.
When comparing Block A and Block B Building Elevation sheet between the updated
architectural plan (Exhibit 60) and the Building Elevations in the approved master plan
and site plan review (Exhibits 23 and 24) there appears to be a reduction in glazing on
the ground level two-story townhomes. Additionally, the upper story glazing appears to
be reduced in the number of windows provided and the windows that are shown appear
to be smaller than what was approved in the March 14, 2021 Hearing Examiner
decision. To ensure the proposed glazing meets the 10% threshold for changes, staff
recommends as a condition of approval, the applicant submit a glazing calculation
exhibit for Block A and Block B with the building permit application. The exhibit shall
provide a comparison of glazing from the approved master plan/site plan review and
the modification. Any deficits in the glazing calculation shall be corrected to meet the
10% modification criterion. The glazing calculation exhibit shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
DocuSign Envelope ID: 947FF1D0-D56C-468C-A2A2-D207ACEC2E2F
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Administrative Modification Report & Decision
LUA20-000305, MOD
Report of August 19, 2021 Page 5 of 8
D_Solera_Minor_Mod_LUA20000305_210818
✓
b. Have a substantially greater impact on the environment and/or public facilities than
the approved plan
Staff Comment: The proposed modification would not have a substantially greater
impact on the environment or public facilities. The applicant would be subject to
applicable impact fees and system development charges related to the increase in units.
The proposed height increase to Building A along the west façade is within the approved
height limitation of 75-feet per the Conditional Use Permit associated with the initial
master plan approval. Shade and shadow impacts were analyzed for a 75-foot structure
and were found to be nominal.
✓
c. Change the boundaries of the originally approved plan.
Staff Comment: The proposed modification would not alter the boundaries of the
approved plan.
Compliant if
condition of
approval is
met
d. Substantially alter a key feature of the approved plan.
Staff Comment: The Solera project had a number of key features identified in Conclusion
#11 of the Staff Report to the Hearing Examiner (Exhibit 1) related to bulk, scale, and
aesthetic quality and interest that are important due to the overall size of the
development. Overall, the proposed modification keeps many of those important key
features intact, however there are several changes in the modification application that
need attention to maintain a comparable proposal to what has already been approved
and thereby not result in a substantial alteration.
As mentioned in section a above, the roof profile has been altered in the proposed
modification. The approved roof profile contained a mix of steeper angle shed and
butterfly roofs on Blocks A and B that provided visual interest and avoided the
appearance of flat roof profiles. The proposed modification has removed several shed
roofs and incorporated more butterfly roofs. Additionally, the butterfly and shed roofs
appear to lack the same pitch as what was approved. As an example, Block A West
Elevation (Exhibit 60) the modified elevation shows an expansive flat roof where the
approved elevation (Exhibit 23) provided a shed roof avoiding the expansive slat roof
perception. The previous roof profile was superior in its ability to mitigate bulk and scale
and provided visual interest. To maintain consistency with the approved master site
plan/site plan review key features staff recommends as a condition of approval the
applicant revise the roof profiles on Blocks A and B with the building permit applications
to incorporate the quantity and pitch of the butterfly and shed roofs that is comparable
to what was shown in the approved major modification/site plan review decision.
Additional roof profiles and further refinement of the butterfly/shed roof profiles would
also be considered by the Current Planning Project Manager if those profiles provide the
visual interest and bulk reduction as shown on the approved plan and is consistent with
the Conditional Use Permit analysis and decision that granted the additional height
allowance in the initial master plan decision (Exhibit 3). The revised roof profiles shall
be reviewed and approved prior to permit issuance.
Color palette and materials in the approved major modification/site plan review
decision assisted in breaking down the bulk and scale of the upper story structures.
Horizontal bands, material changes, and contrasting colors broke the façade down into
smaller increments and added visual interest. The proposed Block A and B Elevations in
the modification application have altered the color palette resulting in a contrast that
is not as distinct than what was approved. Additionally there appears to be fewer color
DocuSign Envelope ID: 947FF1D0-D56C-468C-A2A2-D207ACEC2E2F
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Administrative Modification Report & Decision
LUA20-000305, MOD
Report of August 19, 2021 Page 6 of 8
D_Solera_Minor_Mod_LUA20000305_210818
changes and distinct features in and around the top two stories (e.g. Block A West
Elevation) as was approved in the major modification/site plan review approval. To
maintain consistency with the approved master plan/site plan review key features staff
recommends as a condition of approval the applicant revise Block A and Block B
Elevations with the building permit application that incorporates a contrasting color
palette and articulation features comparable to what was shown in the approved major
modification/site plan review decision. Additional colors and further refinement of the
articulation, exterior cladding, and material changes would also be considered by the
Current Planning Project Manager if those changes provide the visual interest and bulk
reduction as shown on the approved plan and is consistent with the Conditional Use
Permit analysis and decision that granted the additional height allowance in the initial
master plan decision (Exhibit 3). The revised elevation shall be reviewed and approved
by the Current Planning Project Manager prior to permit issuance.
E. DECISION:
The proposal does not exceed minor modification threshold criteria pursuant to the Hearing Examiners decision
if all conditions of approval are met and the proposal satisfies all four (4) criteria listed in Condition #21.b of the
Solera Master Site Plan Major Modification decision issued March 14, 2021 if all conditions of approval are met.
Therefore, the Solera Master Site Plan and Block A and Block B Site Plan Review modification, File No. LUA20-
000305, MOD, is approved and is subject to the following conditions:
1. The applicant shall comply with all conditions of approval from the Solera Master Plan Modification to
Master Plan, Site Plan and Preliminary Plan, and Street Modification Hearing Examiner’s decision dated
March 14, 2021.
2. The applicant shall submit a glazing calculation exhibit for Block A and Block B with the building permit
applications. The exhibit shall provide a comparison of glazing for each building from the approved master
plan/site plan review and the modification. Any deficits in the glazing calculation shall be corrected to
meet the 10% modification criterion. The glazing calculation exhibit shall be reviewed and approved by
the Current Planning Project Manager prior to permit issuance.
3. The applicant shall revise the roof profiles on Blocks A and B with the building permit applications to
incorporate the quantity and pitch of the butterfly and shed roofs that is comparable to what was shown
in the approved major modification/site plan review decision. Additional roof profiles and further
refinement of the butterfly/shed roof profiles would also be considered by the Current Planning Project
Manager if those profiles provide the visual interest and bulk reduction as shown on the approved plan
and is consistent with the Conditional Use Permit analysis and decision that granted the additional height
allowance in the initial master plan decision (Exhibit 3). The revised roof profiles shall be reviewed and
approved prior to permit issuance.
4. The applicant shall revise Block A and Block B Elevations with the building permit application that
incorporates a greater contrasting color palette with articulation features comparable to what was shown
in the approved major modification/site plan review decision. Additional colors and further refinement of
the articulation, exterior cladding, and material changes would also be considered by the Current Planning
Project Manager if those changes provide the visual interest and bulk reduction as shown on the approved
plan and is consistent with the Conditional Use Permit analysis and decision that granted the additional
height allowance in the initial master plan decision (Exhibit 3). The revised elevation shall be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
DocuSign Envelope ID: 947FF1D0-D56C-468C-A2A2-D207ACEC2E2F
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Administrative Modification Report & Decision
LUA20-000305, MOD
Report of August 19, 2021 Page 7 of 8
D_Solera_Minor_Mod_LUA20000305_210818
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on August 19, 2021 to the Owner/Applicant/Contact:
Owner/Applicant/Contact: Owner/Applicant/Contact:
Mark Gropper
Renton Housing Authority
2900 NE 10th St,
Renton, WA 98056
Tom Neubauer
Solera Manager LLC
10900 NE 8th Street, Suite 120,
Bellevue, WA, 98004
TRANSMITTED on August 19, 2021 to the Parties of Record:
Paul Russo
3725 NE 6th St
Renton, WA 98056
Louise Anderson
Ul2k@yahoo.com
Mark Santos-Johnson
msantosjohnson@rentonwa.gov
John Steifel
10919 Glen Acres S, Unit D
Seattle, WA 98168
Barbara Underwood
1100 Harrington NE Apt 304
Renton, WA 98056
Andrew Grueter
4705 W. Marginal Way SW
Renton, WA 98056
Ann M. Gygi
999 Third Avenue, Suite 4600
Seattle, WA 98104
Ralph M Evans
1414 Monroe AVE NE, APT 234
Renton, WA 98056
Gary Kriedt
201 S Jackson St, #MS KSC-TR 0431
Seattle, WA 98104
Dan Benapfl
1175 Harrington Pl
Renton, WA 98056
Diane Dobson
625 S 4th St
Renton, WA 98057
Joshua McGrew
joshkm@gmail.com
Greater Hilands LLC
C/O JSH Properties
20415 72nd Ave S, #180
Kent, WA 98032
Jeremy Febus
KPFF
1601 5th Ave, #1600
Seattle, WA 98101
Corey Watson
Quadrant Homes
15900 SE Eastgate Way, #300
Bellevue, WA 98008
TRANSMITTED on August 19, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
DocuSign Envelope ID: 947FF1D0-D56C-468C-A2A2-D207ACEC2E2F
8/19/2021 | 10:39 AM PDT
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Administrative Modification Report & Decision
LUA20-000305, MOD
Report of August 19, 2021 Page 8 of 8
D_Solera_Minor_Mod_LUA20000305_210818
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 September 2, 2021. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by
Governor’s Proclamation 20-05, the City Clerk’s Office is working remotely. For that reason, appeals must be
submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
only on Tuesdays and/or Wednesdays. 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. 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: This Modification decision does not extend the initial Master Site Plan and Site Plan Review decisions
and the expiration shall be consistent with the final decisions of LUA18-000490 and LUA20-000305.
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: 947FF1D0-D56C-468C-A2A2-D207ACEC2E2F
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
PR18-000333 Solera Master Plan
Land Use File Number:
LUA20-000305, MOD
Date of Report
August 19, 2021
Staff Contact
Matt Herrera
Current Planning
Manager
Project Contact/Applicant
Tom Neubauer
Solera Manager LLC
10900 NE 8th Street, Suite
120, Bellevue, WA, 98004
Project Location
2805, 2822, 2834 Sunset
Ln NE; 2950, 2902, 2806
NE Sunset Blvd; 1171
Kirkland Ave NE; 975 NE
12th St
The following exhibits are included with the Administrative Modification Report:
Exhibits 1-56 As provided in the Staff Report to the Hearing Examiner
Exhibit 57: Hearing Examiner’s Decision
Exhibit 58: Minor Modification Decision
Exhibit 59: Modification Request
Exhibit 60: Updated Architectural Plans
DocuSign Envelope ID: 947FF1D0-D56C-468C-A2A2-D207ACEC2E2F