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HomeMy WebLinkAboutExh59_Modification_Request1200 Sixth Avenue, Suite 605 Seattle, WA 98101 206-325-3356 1 August 16, 2021 City of Renton Community & Economic Development Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 | www.rentonwa.gov Solera Justification for the Modification Request - HEX Decision LUA20-000305, SA-M, PP, SA-H, MOD 1. Modification to the Approved Modified Master Plan: Administrative Site Plan Review for Blocks A and B Site Plan Review for Blocks C and D submitted separately A. Project Information Owner Modification: DevCo, LLC Program Modification: Adjusting the building form and modulation to accommodate a unit change so that Block A will consist of affordable housing in Block A and Block B building will consist of market rate housing in Block B units. Other programmatic elements including the commercial space, townhome units accessible from Sunset Lane NE and NE 12th Street to remain. Blocks C and D will consist of stand-alone townhome units which will be submitted under a separate site plan review. Intro: The Solera Master Plan is a 10.8 acre site that lies within the Sunset neighborhood of Renton. Solera is proposed as a mixed use development that contains commercial uses along Sunset Blvd, 590 apartments in two mixed-use buildings, 96 townhomes, and commercial space set aside for a daycare with outside play space. Residences vary in size from one bedroom to four bedroom units with an emphasis on families. The high density community is made up of semi-urban blocks with pedestrian friendly facades and sidewalks, street parking and ample onsite parking for the residences and patrons. The approved Master Plan and proposed modification to the Master Plan is consistent with Renton's vision to revitalize the neighborhood. From Sunset Blvd the project is comprised of two mixed-use buildings bisected by a residential access street creating a gateway into the community. To reinforce the sense of a singular neighborhood and inclusivity amongst the mixed income residents we have chosen to use the same materials and color palette throughout. Along Sunset Ln (Jefferson) the buildings base contains a mix of ground level units, residential amenity spaces and leasing offices. Within the 15’ setback the residences are provided with private patios and entries screened by landsc aping. Some also are provided a change in elevation from the sidewalk. Breaks in the overall building form occur where the upper level courtyards are open to the street providing views into and out of the elevated courtyards. Along the street these deeper setbacks are prime 2 for outdoor patios connected to the amenity spaces located inside the adjacent building. B. Project Narrative: Modification to Site Plan Review Component Previous Applicant’s submitted Narrative for Approved Master Plan Approved Major Modification Minor Modification Project Name Solera Solera No change Size 470,395 sf (adjusted per Axis Survey) 470,395 sf (existing site area) No change Location 2842 NE Sunset Blvd 98056 2842 NE Sunset Blvd 98056 No change Zoning Designation of site CV CV Urban Design District D No change Zoning Designation of adjacent properties CV on all sides CV Urban Design District D No change Current Use of the site and existing improvements Greater Highlands Shopping Center (Neighborhood Shopping Center), surface parking Greater Highlands Shopping Center (Neighborhood Shopping Center), surface parking No change Special Site Features None None No change Statement addressing soil type and drainage conditions Near surface fill underlain by medium dense to dense sand and silty sand native soils. Drainage is variable. Soils are comprised largely of near surface fill deposits underlain by medium dense to dense sand and silty sand native soils. The identified fill deposits are comprised primarily of loose silty sands. No change Proposed use of property and scope of the proposed development  151 Townhomes  2 Mixed-Use Residential/ Commercial Buildings with approximately 521 apartment units and 39,000 sf of commercial or non-residential use,  1 Existing Retail Bank to remain.  96 Townhomes  2 Mixed Use Residential/ Commercial Buildings with approximately 555 apartment and townhome units and 35,000 sf Commercial or non- residential use  Existing bank to be demolished  96 Townhomes  2 Mixed Use Residential/ Commercial Buildings with approximately 590 apartment and townhome units and 37,000 sf Commercial or non- residential use  Existing bank to be demolished 3 Number of Lots 7 parent lots 150 unit lots 4 parent lots 96 unit lots No change Net Lot Area Townhome Net Lot Area: 259,806 sf (5.96 Ac) Mixed Use and Commercial Net Lot Area: 159,458 sf (3.66 Ac) Total Net Lot Area: 419,264 sf (9.62 Ac) Townhome Net Lot Area: Block C: 112,447 sf, Block D: 55,841 sf Mixed Use Block A: 113,400 sf, Block B 119,528 sf Total Resulting Lot Area: 401,216 sf (9.21 acres) No change Net Lot Density Townhome Net Density: 25.3 DU/Ac Mixed Use and Commercial net Density: 142 DU/Ac Total Net Density: 77.7 DU/Ac Total Net Density: 70.68 DU/Ac. Total Net Density: 74.24 DU/Ac. Range of Sizes Parent Lots: Smallest: 31,376 sf Largest: 116,213 sf Average: 69,877 sf Units Lots: Smallest: 1,074 sf Largest: 4,749 sf Average: 1,720 sf See Net Lot Area for Parent Lots Unit Lots: See Plat Plan No change Height 75’ for Block A and 85’ for Block B per approved conditional use. Both buildings proposed to be a max. of 70’ per IBC. No change Units 521 Multifamily Units 151 Townhome Units 550 Multifamily Units 96 Townhomes 590 Multifamily Units 96 Townhome units Market Rate / Affordable Multifamily: 100% Market Rate Townhomes: 100% Market Rate Multifamily: 50% Market Rate / 50% Max. Affordable Townhomes: 100% Market Rate No change, see sheet MP-02.1 Residential SF 628,487 sf 657,703 sf 710,945 sf Non- residential SF 38,777 sf 38,914 sf 37,616 sf Difference in Non- residential SF from Major Modification is due to adding a few egress corridors, and 4 general development of the project. Non- residential SF may continue to change slightly as project develops. Lot coverage 75% max No change On-Site Parking 906 stalls 1,024 stalls 1,088 stalls Access New public ROW and road connections from NE 10th Street to NE 12th Street, and from NE Sunset Blvd to Harrington Place NE. Private alleys and a woonerf will also provide for circulation within the site. New public ROW and road connections from NE 10th Street to NE 12th Street, and from NE Sunset Blvd to Harrington Place NE. Access to Block A is from Kirkland Ave NE and the new N-S ROW. Access to Block B is from NE10th Street and the proposed NE 11th Street. Private alleys will provide for circulation within Blocks C and D. No change Proposed off- site improvements Road frontage improvements on Harrington Pl NE, NE Sunset Blvd, Kirkland Ave NE and NE 12th St, and a water main extension in Harrington Pl NE. Sidewalk improvements, new streets, new hydrants, sewer main, angled and parallel parking, etc. No change Total estimated construction cost $8.5M for site development costs Building costs to be determined TBD No change Total Estimated Fair Market Value of the Proposed Project $65M Fair Market Value (unable to confirm how much of the project this figure relates to) $175M Fair Market Value for blocks A and B No change Estimated quantities and types of materials involved if any fill or excavation is proposed Approximately 30,000 sq. yd of cut removed from the site. Approximately 15,000 sq. yd of structural fill import and embankment on-site. TBD No change 5 Number, type and size of trees to be removed 13 on-site significant trees will be removed. The tree types are London Plan and Poplar ranging in size from 6 to 27 inches. 12 on-site viable trees will removed. One will be saved as required by RMC. It is located on-site adjacent to Kirkland Ave NE No change Explanation of any land to be dedicated to the City 53-ft ROW will be dedicated along Jefferson Ave NE connecting NE 10th Street and NE 11th Street, 47-ft ROW will be dedicated along Jefferson Ave NE connecting NE 11th Street to NE 12th St. 53-ft ROW for full length of NE 11th Street connecting NE Sunset Boulevard and Harrington Place NE. A 26-ft ROW dedication will be provided to connect Harrington Place NE to NE 11th Street. A 2- ft ROW dedication will be provided on Harrington Place NE frontage, a 9.5-ft ROW dedication on the NE 12th Street frontage, and a 1.5-ft dedication on the NE Sunset Boulevard Frontage. Dedication to city of proposed Sunset Lane NE (Jefferson Ave NE) and NE 11th St. Modification of approved 53’ wide ROW to 59’ wide ROW per CED request at 11th St. Sunset Ln (Jefferson). No change Proposed Job Shacks or Trailers 2 to 3 job shacks or trailers will be maintained on-site throughout construction TBD by Contractor No change Proposed Model Homes One townhome building (3-6 units) will be constructed as a model complex within each parent lot. TBD No change Modifications Being Requested Mixed-use building height modification request See attached No new modifications 6 Within 100-ft of a wetland or stream No No No change Within 200-ft of Black River, Cedar River, Springbrook Creek, May Creek, or Lake Washington No No No change C. Response to ALL previous conditions. No proposed changes to the Conditions of Approval