HomeMy WebLinkAboutExh.01_SR_HEX_Solera_Mod_LUA20000305_210202.v2DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
A. REPORT TO THE HEARING EXAMINER
Hearing Date: February 2, 2021
Project File/Name: PR18-000333 Solera Master Plan
Land Use File Number: LUA20-000305, SA-M, PP, SA-H, MOD
Project Manager: Matt Herrera, Senior Planner
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 Modification to the previously approved Master Plan
and Preliminary Plat Approval, Site Plan Review for Blocks A and B of the Master
Site Plan, and Street Modification for a proposed mixed use development that
would include 651 multi-family residential units and approximately 38,900 square
feet of commercial space located on a 10.8 acres site at 2902 NE Sunset Blvd. The
subject property would contain two mixed use buildings along the NE Sunset Blvd
frontage, referred to as Blocks A and B on the master site plan. Blocks A and B
would contain 555 multi-family units, of which 277 units would be affordable, and
each building would contain ground floor commercial space. The subject property
would also contain approximately 96 fee-simple townhomes, referred to as Blocks C
and D in the master plan, utilizing the unit lot subdivision provisions. Residential
density on the subject property would result in approximately 71 dwelling units per
net acre. The master plan would contain approximately 1,024 off-street parking
spaces located within the mixed-use buildings, townhome units, and a 13-space
primary surface load/unload zone. The existing Greater Hi-Lands Shopping Center
would be removed. Public street improvements would be constructed providing
access through the site. Private alleys are proposed for vehicle access to townhome
units. Street frontage improvements would be constructed along the site’s
periphery. Proposed drainage improvements include the use of bioretention
planters and an underground infiltration facility.
Site Area: 10.8 acres
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 2 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
B. EXHIBITS:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Modified Master Site Plan
Exhibit 3: Solera Master Plan Decision 2018/2019
Exhibit 4: Standstill Agreement
Exhibit 5: Hearing Examiner Appeal
Exhibit 6: Neighborhood Meeting Materials
Exhibit 7: Applicant Project Narrative and Urban Design Report
Exhibit 8: Neighborhood Detail Map
Exhibit 9: ALTA and Topographic Survey
Exhibit 10: Agency and Tribe Comments
Exhibit 11: Sunset Planned Action Ordinance
Exhibit 12: Sunset Area Planned Action EIS
Exhibit 13: Environmental Review Committee Concurrence Memorandum
Exhibit 14: Modified Preliminary Plat
Exhibit 15: Modified Phasing Plan
Exhibit 16: Development Summary
Exhibit 17: Conceptual Landscaping Plan
Exhibit 18: Market Rate and Affordable Layout
Exhibit 19: Block A Floor Plans
Exhibit 20: Block B Floor Plans
Exhibit 21: Block A Building Sections
Exhibit 22: Block B Building Sections
Exhibit 23: Block A Elevations
Exhibit 24: Block B Elevations
Exhibit 25: Birdseye Northeast and Southwest Views
Exhibit 26: Sunset Blvd/Sunset LN Perspectives and Material Palette
Exhibit 27: Block A and B Renderings
Exhibit 28: Block A and B Perspectives/Vignettes
Exhibit 29: Massing and Modulation Diagrams
Exhibit 30: Arborist Report prepared by Creative Landscape Solutions, dated December 16, 2020
Exhibit 31: Tree Retention Plan
Exhibit 32: Parking Analysis prepared by TENW, dated November 20, 2020
Exhibit 33: Fencing Plan
Exhibit 34: Grading Plan – Conceptual Landscaping Plan
Exhibit 35: Lighting Plan
Exhibit 36: Open Space Plan
Exhibit 37: Preliminary Sign Package
Exhibit 38: Transportation Consistency Analysis prepared by TENW, dated November 24, 2020
Exhibit 39: Road Plan
Exhibit 40: NE Sunset Blvd Access Schematic
Exhibit 41: Applicant EIS Mitigation Narrative
Exhibit 42: Drainage Report prepared by KPFF, dated December 2020
Exhibit 43: Drainage Plan
Exhibit 44: Geotechnical Report prepared by Earth Solutions NW, dated September 28, 2020
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 3 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Exhibit 45: Utility Plan
Exhibit 46: Grading Plan – Civil
Exhibit 47: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Solera Manager, LLC, 10900 NE 8th St., Suite 1200,
Bellevue, WA 98004 / Renton Housing Authority, 2900
NE 10th St, Renton, WA 98056
2. Zoning Classification: Center Village (CV)
Urban Design District ‘D’ (Blocks A and B) and
Residential Design and Open Space Standards (Blocks
and D)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Vacant Shopping Center
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Multifamily Residential and Fire Station / CV zone
b. East: Commercial Retail / CV zone
c. South: Commercial Retail, Public Library, and Public Park / CV zone
d. West: Multifamily Residential / CV zone
7. Site Area: 10.8 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Epstein Annexation N/A 1246 04/16/1946
Sunset Area Planned Action
EIS
LUA10-052 N/A 06/06/2011
Renton Sunset Terrace
Redevelopment Master Plan
LUA14-001475 N/A 01/14/2015
Sunset Area Planned Action
Ordinance (Revised)
N/A 5813 08/08/2016
Solera Master Plan LUA18-000490 N/A 01/30/2019
E. PUBLIC SERVICES:
6. Existing Utilities
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 4 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
a. Water: Water service is provided by the City of Renton. There are existing water mains in the following
locations:
• There is an existing (low-pressure) 8-inch City water main located in Sunset Lane NE with a
capacity of 1,000 gallons per minute (gpm).
• There is an existing 12-inch City water main located in NE 10th Street.
• There is an existing 8-inch City water main located in NE 12th Street with a maximum capacity of
2,000 gpm.
• There is an existing 10-inch City water main located in Kirkland Ave NE with a maximum capacity
of 3,300 gpm.
• There is an existing 12-inch City water main located in NE Sunset Blvd with a maximum capacity
of 4,000 gpm.
• There is an existing 12-inch City water main stub located within a public easement in the parking
lot of the neighboring Sunset Court Apartments.
b. Sewer: Sewer service is provided by the City of Renton. There are existing sewer main in the following
locations:
• There is an existing 8-inch wastewater main located in Sunset Lane NE
• There is an existing 8-inch wastewater main located in the vacated right-of-way of Harrington
Place NE
• There is an existing 8-inch wastewater main located in NE 10th Street.
• There is an existing 18-inch wastewater main located in NE Sunset Blvd
• There is an existing 8-inch wastewater main located in NE 12th Street
• There is an existing private 8-inch wastewater main located in parcel number -1405 and the
northwest portion of parcel -1205 which connects into a catch basin in NE 12th Street
c. Surface/Storm Water: There are existing stormwater mains in the following locations:
• There is an existing 36-inch stormwater main located in NE 12th Street.
• There is an existing 12-inch stormwater main located in Harrington Place NE.
• There is an existing 18-inch stormwater main located in NE Sunset Blvd.
• There is an existing 12-inch stormwater main located in NE 10th Street.
The proposed project is within the City of Renton’s Sunset Lane NE Improvement Plan, which includes
the following drainage improvements recently completed by the City:
• Installation of a new 12-inch City storm main located in NE 10th Street.
• Installation of a new bioretention filtration unit located in the planter strip along NE 10th
Street.
The Sunset Regional Stormwater Facility, which consists of bioretention cells to infiltrate stormwater, is
located in the northeast corner of Sunset Neighborhood Park. A portion of the tributary area directed to
the regional facility includes approximately 0.77 acres of the Greater Hi-Land Shopping Center north of
NE 10th Street.
2. Streets: The proposed development contains frontage along the following public streets:
• Sunset Lane NE along the west property line(s) (internal to the site) of parcel number 7227801205.
Sunset Lane NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is
approximately 50 feet. No frontage improvements currently exist along Sunset Lane NE.
• NE 10th Street along the south property line(s). NE 10th Street is classified as a Residential Access
Road. Existing right-of-way (ROW) width is approximately 60 feet. Existing frontage along NE 10th
Street includes a new 8-ft sidewalk, landscape strip (width varies from 8-ft to 14-ft based on
roadway alignment), 6-foot parking lane with pedestrian bulb-outs on both the north and south
sides, 0.5-ft curb and gutter.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 5 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
• NE 12th Street along the north property line(s). NE 12th Street is classified as a Collector Arterial
Road. Existing right-of-way (ROW) width is approximately 50 feet. Existing frontage along NE 12th
Street includes a 5-ft sidewalk and 0.5-ft curb and gutter.
• Kirkland Ave NE along the northeast property line(s). Kirkland Ave NE is classified as a Residential
Access Road. Existing right-of-way (ROW) width is approximately 60 feet. Existing frontage along
Kirkland Ave NE includes a 6-ft sidewalk, 6-ft landscape strip, and 0.5-ft curb and gutter.
• NE Sunset Blvd (SR 900) along the east property line(s). NE Sunset Blvd is classified as a Principal
Arterial Road. Existing right-of-way (ROW) width is approximately 100 feet. Existing frontage along
NE Sunset Blvd includes a 5-ft sidewalk and 0.5-ft curb and gutter.
• Harrington Place NE along the west property line(s). Harrington Place NE is classified as a
Residential Access Road. Existing right-of-way (ROW) width is approximately 50 feet. Existing
frontage along Harrington Place NE includes a 6-ft sidewalk and 0.5-ft curb and gutter.
7. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
3. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
e. Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN, CV, and CA)
4. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
5. Chapter 4 City-Wide Property Development Standards
6. Chapter 6 Streets and Utility Standards
a. Section 4-6-030: Drainage (Surface Water) Standards
b. Section 4-6-040: Sanitary Sewer Standards
c. Section 4-6-060: Street Standards
d. Section 4-6-080: Water Service Standards
7. Chapter 7 Subdivision Regulations
8. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
9. 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 City accepted the above master application for review on December 16, 2020 and determined the
application complete on December 22 2020. The project complies with the 120-day review period.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 6 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
2. The City and applicant executed a “Standstill Agreement” (Exhibit 4) following the City’s rejection of a
submitted minor modification application and subsequent Hearing Examiner appeal filed by the applicant
(Exhibit 5). The Standstill Agreement identifes, in part, the permits within the master application,
milestones for processing and review, acknowledgement of validity of existing Solera approvals, specific
designs aspects, and vesting.
3. As provided in the Standstill Agreement, the master application is vested to the provisions of Renton
Municipal Code (RMC) in effect at the time of the initial Solera Master Plan (Exhibit 3) complete application
date of August 7, 2018 with the exception of those standards set forth in the Standstill Agreement and
identified in applicable Findings of Fact of this report.
4. The applicant’s modified master site plan (Exhibit 2) requests modifications that generally include
increases to total residential area, increase in total flat units, decrease in total townhome units, increased
parking spaces, and street improvement alterations. Under the Standstill Agreement (Exhibit 4), staff and
the applicant anticipated that the public hearing would be held on February 2, 2021, placing January 26,
2021 as the deadline for issuance of the staff report to the Hearing Examiner. Until January 25, 2021 (the
day before this staff report was due), the applicant also proposed to incorporate 277 affordable units into
Blocks A and B (Exhibit 18) where the intial master plan anticipated a 100-percent market rate
development, and staff completed its analysis and report based on that proposal. However, on January
25 and 26, 2021, the applicant informed staff that – due to the availability of project financing – the
applicant intends to change the number of affordable units in the project, as well as the distribution of
the affordable units between Blocks A and B. The applicant indicated that such changes will not be
inconsistant with the terms of the Standstill Agreement, but the applicant informed staff that such
changes may result in project design changes such as adding one (1) story from Block A and/or B. The
applicant informed staff that the extent of the design changes is being worked through and is not yet
known at the issuance of this report. Given the timing of this new information, defining the thresholds for
a major modification or a minor modification for this project is necessary, as follows:
a. Project changes will be reviewed as a major modification (in other words, as a new application) unless
they meet the scope for a minor modification, below.
b. Project changes will be reviewed as a minor modification by administrative determination, if the
proposed changes do not:
i. 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.;
ii. Have a substantially greater impact on the environment and/or public facilities than the
approved plan;
iii. Change the boundaries of the originally approved plan; and
iv. Substantially alter a key feature of the approved plan.
5. A neighborhood meeting was held via Zoom on October 20, 2020 (Exhibit 6) with 36 attendees that
included residents, applicant with consultants, and City staff. Questions and comments regarding the
proposal inlcuded the following subjects: unit sale or rental; affordable and market rate mix; daycare;
construction timeline; amenities; parking; commercial space use; and sustainable building.
6. The project encompasses six (6) parcels located 2805, 2822, 2834 Sunset Ln NE; 2950, 2902, 2806 NE
Sunset Blvd; 1171 Kirkland Ave NE; 975 NE 12th St (Exhibits 8 and 9).
7. The project site is currently vacant strip retail (Hi-Lands Shopping Center) in varying stages of demolition
and a vacant parcel (Piha site).
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 7 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
8. 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.
9. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
10. The site is located within the Center Village (CV) zoning classification and within Design District ‘D’.
11. There are approximately 31 trees located on-site of which 13 are identified as significant trees. The
applicant proposes to retain one (1) significant tree.
12. There are no Critical Areas on the subject property.
13. 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.
14. The applicant is proposing to begin construction in the second quarter of 2021 for master site plan
infrastructure and construction of Blocks A and B and end in January 2024. Townhome construction
start and end dates have not yet been determined.
15. Staff received a timely one (1) comment from the Washington State Department of Transportation
(WSDOT) (Exhibit 10) related to the applicant’s transportation analysis. See FOF 25 Site Plan Review:
Transportation for discussion related to WSDOT’s comments. A comment was submitted by the
Duwamish Tribe after the expiration date of January 5, 2021 identified on the Notice of Application
related to archeological review of the project. See FOF 25 Site Plan Review: Planned Action Consistency
for discussion related to Duwamish Tribe comments.
16. The application requests to modify the five (5) proposed phases from the initial master plan approval to
three (3) phases as shown on the modified phasing plan (Exhibit 15). The application includes the site plan
review for phases one (1) and two (2) referred to as Blocks A and B, respectively and street modification
related to a parking lane addition to NE 11th St and Sunset Lane NE and angled parking along NE Sunset
Blvd. A separate site plan review approval and unit lot subdivision would be required for phase three (3)
referred to as Blocks C and D in the modified master site plan.
17. Portions of NE 11th St within the master plan site would require a street vacation based on proposed
improvements on Block D. The street vacation process requires separate approval from City Council.
Preliminary approval of the street vacation would be required to occur prior to civil construction permit
issuance as outline in the initial master plan approval (Exhibit 3).
18. The application includes a modification to the preliminary plat (Exhibit 14). The US Bank building and
Townhome Block R4 would no longer remain within the northeastern portion of the subject property
replaced with Block A and a single mixed-use building. Townhome Blocks R1, R3, and Alley C would no
longer remain in the southeastern portion of the subject property replaced with Block B and a single
mixed-use building. The unit lot subdivision is reduced to approximately 96 lots and 9 tracts within Blocks
C and D.
19. The subject property is located within the Sunset Planned Action Area where a Planned Action Ordinance
(Ord. 5813) (Exhibit 11) was adopted in accordance with the State Environmental Policy Act (SEPA) for
redevelopment of the Sunset Highlands Area. The Final EIS document was issued April 1, 2011 (Exhibit
12).
20. 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 13). Therefore, the project would
not require a SEPA threshold determination, preparation of an EIS, or be subject to further environmental
review pursuant to SEPA.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 8 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
21. 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.
22. 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 development standards
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
✓
Goal L-H: Plan for high-quality residential growth that supports transit by providing
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 L-I: Utilize multiple strategies to accommodate residential growth, including:
1. Development of new single-family neighborhoods on large tracts of land outside
the City Center,
2. Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed-Use designations, and
3. Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓
Goal L-J: Develop well-balanced, attractive, convenient Centers serving the City and the
region that create investment opportunities in urban scale development, promote
housing close to employment and commercial areas, reduce dependency on
automobiles, maximize public investment in infrastructure and services, and promote
healthy communities.
✓
Goal L-L: Transform concentrations of linear form commercial areas into multi-use
neighborhood centers characterized by enhanced site planning, efficient parking
design, coordinated access for all modes of transportation, pedestrian linkages from
adjacent uses and nearby neighborhoods, and boulevard treatment.
✓
Policy L-32: 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.
✓ Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 9 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
✓
Goal L-EE: Build neighborhoods that promote community resiliency through healthy
lifestyles, active transportation, proximity to goods and services, access to local fresh
food, environmental sustainability, and a feeling of community.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-47: Accommodate change in a way that maintains Renton’s livability and
natural beauty.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓ Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
✓
Policy L-57: Provide complete arranged as an interconnecting network or grid. Locate
planter strips between the curb and the sidewalk in order to provide separation
between cars and pedestrians. Discourage dead-end streets and cul-de-sacs.
✓
Policy T-1: Develop a connected network of transportation facilities where public
streets are planned, designed, constructed, and maintained for safe convenient travel
of all users – motor vehicle drivers as well as, pedestrians, bicyclists, and transit riders
of all ages and abilities.
✓ Policy T-26: Ensure provision of safe and convenient storage and parking facilities for
bicyclists.
✓
Policy T-45: Ensure that new development contributes its fair share of the cost of
transportation facilities, programs and services needed to mitigate growth related
transportation impacts.
✓
Policy HHS-9: Foster and locate new housing in proximity to Employment Centers and
streets that have public transportation systems in place, and complements existing
housing.
✓
Policy HHS-23: Support the link between land development and physical activity by
increasing options for transit use, walking, and bicycling, such as providing physical
connections between residential areas and schools and/or commercial development.
23. Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) 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 4-2-120.A, if all conditions of approval are met:
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 10 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Compliance CV Zone Development Standards and Analysis
Compliant if
condition of
approval is
met
Use: The applicant has proposed to construct attached dwelling units on the subject
property in the form of mixed-use style apartments on the NE Sunset Blvd frontage and
fee simple townhomes west of the proposed apartments.
Staff Comment: The proposed use of the property remains consistent with the initial
master plan decision and vested RMC 4-2-060C with special condition 73 that prohibits
garden style apartments and ground floor commercial development at a minimum of
seventy-five percent (75%) of the frontage of the building is required for all residential
projects on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE. As
shown on the floor plans (Exhibit 19 and 20), the ground floor commercial of Blocks A
and B contain the minimum seventy-five percent (75%) of frontage along NE Sunset
Blvd. Additionally, the commercial wraps the corners of Blocks A and B as stipulated in
Section 6. Design Concept of the Standstill Agreement (Exhibit 4).
As shown on the Block A floor plan (Exhibit 19), Block A contains approximately 12,740
square feet of gross ground floor commercial area. The space contains a depth of
approximately 32-feet and as shown on the Block A building sections (Exhibit 21), a
floor-to-ceiling height of approximately 18-feet.
As shown on the Block B floor plan (Exhibit 20), Block B contains approximately 25,880
square feet of ground floor commercial space. The space along NE Sunset Blvd contains
a depth of approximately 32-feet with the exception of a modulation on the southern
portion of building where the depth decreases to 21-feet at its narrowest. A daycare
space is located along the southern portion of the building. As shown on the Block B
building section (Exhibit 20), the commercial space along NE Sunset Blvd contains a
floor-to-ceiling height of 15-feet at the corner of NE 11th St. and as the grade slopes
downward south along NE Sunset Blvd the floor-to-ceiling heights increase up to 20-
feet. The average floor-to-ceiling height for the NE Sunset Blvd frontage would be 18-
feet.
Ground floor space along NE Sunset Blvd as indicated on the floor plans (Exhibits 19 and
20) and applicant’s narrative (Exhibit 7) is designed and intended for commercial space.
No amenity space, temporary or permanent, is proposed with the ground floor spaces
along NE Sunset Blvd and the wrap at the NE 11th St intersection, which would comply
with Condition #1 of the initial Solera Master Plan decision (Exhibit 3).
To comply with the Standstill Agreement staff recommends as a condition of approval
the applicant submit revised floor plans with the building permit applications for Block
A and Block B that provide at least one ground floor commercial space in each of Block
A and B with grease traps and ventilation shafts for a commercial kitchen
hood/exhaust; central plumbing line; and ADA compliant bathrooms shall be provided
for all commercial ground floor space which may be provided through the use of
common facilities. The revised floor plans shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
✓
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 density calculation is based on the entire master plan site of
470,395 square feet or approximately 10.8 acres. Approximately 69,179 square feet or
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 11 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
approximately 1.6 acres would be dedicated as right-of-way or placed into tracts
(vehicle alleys) resulting in 401,216 square feet or 9.2 net acres. The proposed 651
dwelling units would result in a net density of approximately 71 dwelling units per acre,
which is within the range of the CV zone.
Solera Master Plan Condition #2 (Exhibit 3) requires the applicant to record a covenant
with the final plat ensuring that any future development within the plat or increases to
density are consistent with the maximum density requirements as measured within the
master site plan as a whole. Compliance with this condition would be reviewed with the
future final plat application.
✓
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.
Staff Comment: As shown on the modified preliminary plat (Exhibit 14), Blocks A, B, and
parent site Block C contain range from approximately 112,600 square feet to
approximately 119,600 square feet. Parent site Block D parent is approximately 55,500
square feet.
The modified preliminary plat meets minimum lot size requirements for the CV zone.
Parent site R1 is no longer a component of the subdivision and therefore Solera Site Plan
Condition #3 is no longer applicable.
✓
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: As shown on the modified master site plan (Exhibit 2), a majority of the
site complies with the 15-foot minimum and 20-foot maximum front yard setbacks. The
subject property does not abut or is adjacent to a residential zoned lot therefore
minimum side or year setbacks would not apply. Those areas that encroach into the 15-
foot minimum setback or exceed the 20-foot maximum setback include the following
areas:
Blocks A and B – Similar to the initial Solera Master Plan approval (Exhibit 3) the
applicant would construct both mixed use buildings along NE Sunset Blvd setback
generally two (2) feet from the property line but at sections near the NE 11th intersection
as close as approximately one (1) foot from the property line as shown on the modified
master site plan (Exhibit 2). Staff maintains the support of the reduced setback as it
better accommodates the modified frontage and provides on-street parking for the
ground floor commercial. Both mixed use buildings are shown setback 15-feet from the
NE 11th St and Sunset Lane NE.
Block A and B buildings have active street frontages (front yards) on all sides with the
exception of a portion of Block B west of the Shell fuel station on the corner of NE 10th
St. Setbacks for Blocks A and B along NE 12th St, Kirkland Ave NE, and NE 10th St,
respectively are setback greater than 20-feet. RMC 4-2-120C.15 allows a modification
of the maximum front yard setback if pedestrian accommodations are provided to
offset surface parking. Staff supports the increased setback as the applicant is required
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 12 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
to limit building coverage on the site to 75-percent and the increased setbacks aid in
compliance with this limitation. No surface parking areas are proposed in these setback
areas and they would be pedestrian oriented. Block A contains a pedestrian plaza type
entrance along Kirkland Ave NE and the NE 12th frontage contains landscaping and front
porch/yard features for the two (2) story units as shown in the conceptual landscaping
plan (Exhibit 17). Block B along NE 10th would contain an open space, tot lot, seating,
and street frontage landscaping.
Block D – Previously referenced as Block R3 in the Solera Master Plan approval, Block D
as it is now referred is shown within encroaching within the 15-front yard setback along
NE 11th St. and Harrington Pl NE. Staff recommends modifying the language of the
Solera Master Plan Condition #5 to reflect its modified name of Block D. Compliance of
this condition would occur during future site plan review for Block D.
✓
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: Permanent onsite parking for the master plan site would be provided
within the mixed-use buildings on Blocks A and B. Parking for the townhomes in Blocks
C and D would be provided in individual garages within each unit. A 13-space surface
vehicle lot primarily used for the required pickup and dropoff area for the daycare would
be provided abutting the southeastern portion of Block B between the mixed-use
building and existing Shell fuel station. Based on the above, the site would qualify 75-
percent maximum lot coverage.
As shown on Block A and Block B floor plans (Exhibits 19 and 20), the lot coverage for
Block A is 74.9-percent and Block B is 74.3-percent and thereby comply with maximum
building coverage standards. Lot coverages for Blocks C and D would be verified for
compliance during their respective future site plan reviews.
The initial Solera Master Plan decision (Exhibit 3) provided conditional use permit
approval for an increased maximum height for Block A (previously referred to as Mixed
Use Building A) of 75-feet and increased maximum height for Block B (previously
referred to as Mixed Use Building A) of 85-feet. As shown on the Block A and Block B
elevations (Exhibits 23 and 24), proposed heights are less than initially proposed with
each building approximately 70-feet in height and thereby meet the maximum heights
granted by the master plan’s conditional use permit. Note the project is vested to the
previous maximum height for mixed use buildings of 60-feet and the conditional use
permit remains in effect to achieve the excess height.
✓
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.
Staff Comment: As shown on the modified master site plan (Exhibit 2), Blocks A and B
would provide ground floor commercial along NE Sunset Blvd, NE 11th St, Kirkland Ave
NE, NE 10th St and Sunset Lane NE. Primary entry features for each block are provided
at the buildings corners at the intersection of NE 11th St and NE Sunset Blvd that include
a chamfered entry under a unique fan glass awning and radius building corner.
Secondary entries include smaller scale fan glass awnings and glazed entrances. See
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 13 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
FOF 24 Design District: Primary Entries for analysis and conditions related to the
daycare entry on NE 10th St.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages with the exception of areas for required
walkways, driveways, and where building setbacks are less than 10-feet. Minimum
planting strip widths between the curb and sidewalk are eight (8) feet to be planted
with City approved street trees and groundcover.
Staff Comment: As shown on the conceptual landscaping plan (Exhibit 17), street
frontage landscaping widths are shown to meet or the ability to meet the 10-foot wide
minimum along the perimeters of Blocks A and B. A reduced street frontage landscaping
approximately six (6) feet in width is shown on Block B between the two (2) story
townhomes and the Sunset Lane NE sidewalk to accommodate private patio space. The
landscaping regulations do not provide such an allowance and a condition will be
recommended to revise this area in the final landscaping plan and provide the 10-foot
width. No street frontage landscaping would be required along NE Sunset Blvd as the
setbacks are reduced and the buildings on Blocks A and B would be constructed near
the property line. Additionally, street frontage landscaping would not be required on
NE 11th St abutting the ground floor commercial spaces and at the corners of NE 11th St
and Sunset Lane NE as these areas are required walkways and required pedestrian
oriented open space. Compliance review of tree, shrub, and ground cover species,
quantity, size, and irrigation will occur with the civil construction permit application’s
final detailed landscaping plan.
Street improvements within the project and along it’s frontage will require an eight (8)
foot wide planter strip between the curb and sidewalk with street trees and
groundcover. Planter strips would be located on each side of Sunset Lane NE and NE
11th St and along the project’s frontage of Harrington Pl NE., NE 12th St., Kirkland Ave
NE, and NE Sunset Blvd. The planter strip along NE Sunset Blvd is separated from the
sidewalk to accommodate on street parking for ground floor commercial on Blocks A
and B as approved in the initial master plan decision (Exhibit 3). Planter strips have been
installed on NE 10th St as part of the City’s capital improvement to the abutting area.
The conceptual landscaping plan (Exhibit 17) provide a general location and width of
the planter strips with areas of proposed street trees and groundcover. Several
proposed street tree species are not on the City Approved Street Tree List. Additionally,
there appears to be gaps in the planter strip with perpendicular paved areas along
Sunset Lane NE, NE 11th St., and Harrington Pl NE. These gaps will likely result in
difficulty with appropriate tree spacing and an overall reduction in street tree planting
as competition for adequate space already exists with utilities and street lighting. A
recommended condition of approval related to street trees is included below.
Staff recommends as a condition of approval, the applicant submit a detailed
landscaping plan per the submittal requirements set forth in RMC 4-8-120D.12 that
meets the applicable standards set forth in RMC 4-4-070: Landscaping with the civil
construction permit application. The detailed landscaping plan shall incorporate street
frontage landscaping 10-feet in width along Sunset Lane NE abutting the two-story
townhomes on Block B where it is shown deficient on the conceptual landscaping plan
(Exhibit 17). The detailed landscaping plan shall provide a full and continuous planter
strip void of the perpendicular paved sections, except where approved by the Current
Planning Project Manager, to aid in consistent street tree spacing and to achieve
maximum planting capacity. Street tree spacing and planting capacity shall take
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 14 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
preference over stormwater bioretention facilities. The applicant shall coordinate with
the Current Planning Project Manager with selection of street tree species from the
City’s Approved Street Tree List. The detailed landscaping plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent of trees in a residential development.
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 alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The arborist report prepared by Creative Landscape Solutions, dated
December 16, 2020 (Exhibit 30) and tree retention plan (Exhibit 31) identify 32 onsite
trees all located on Block A. Remaining trees are located on current or future rights-of-
way and are not considered in the retention count. Of the 32 onsite trees, four (4) were
identified as in poor health and excluded from the retention calculation thereby
resulting in the site containing 28 significant trees. The 10-percent retention standard
for commercial properties would require the applicant to retain three (3) of the 28
onsite significant trees after rounding the fraction up. Note that the arborist report
incorrectly stated an onsite tree count of 34, however only 32 trees were located within
the boundaries of Block A noted as trees 835-861 and 865-869 on the tree retention
plan. The four (4) excluded trees within this group due to poor health were trees 840
and 844-846.
The applicant has proposed to retain one (1) significant tree identified as Tree Tag #869
Japanese Maple 6-inch dbh and would remove the remaining 31 trees. Per RMC 4-4-
130H.1.e.i, the replacement ratio for retention trees that cannot be retained is 12
caliper inches per tree. The applicant has proposed to retain one (1) of the site’s three
(3) required retention trees therefore a total of 24 caliper inches of replacement would
be required (2 retention trees x 12 caliper inches). Staff recommends approval of
replacement of the remaining two (2) retention trees due the size of the building
footprint on Block A as it relates to the location of the onsite trees. To ensure compliance
with the replacement, staff recommends the applicant provide a tree replacement
exhibit as a component of the detailed landscape plan to be submitted with the civil
construction permit application. The exhibit shall provide a table that includes the
species, quantity, caliper inch of each replacement tree and corresponding plan of
where those trees will be planted on the site. The tree replacement exhibit shall be
reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
Due to the revised layout of Block A that includes a larger mixed use building and the
removal of the US Bank building and a block of townhomes, staff recommends removing
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 15 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Condition #7 from the initial Solera Master Plan decision (Exhibit 3) that required the
applicant to revise the arborist report and tree retention to consider the retention of
trees 856-859 and 862-863 from the initial arborist report. See also FOF 28 for
recommendations related to the initial Solera Master Plan conditions and
modifications.
Compliant if
conditions of
approval are
met
Parking: Required parking for residential uses shall be located underground or under
building (on the first floor of the structure), or in an attached or detached structure.
Any additional parking may not be located between the building and public street
unless located within a structured parking garage.
Commercial Uses: Parking may not be located between the building and the public
street unless located within a structured parking garage.
Mixed Use: Joint parking is required subject to RMC 4-4-080.E.3.
Parking regulations for attached dwelling units require that a minimum of one (1)
parking space per dwelling units be provided with of a maximum of 1.75 spaces
allowed. Townhome units require a minimum of two (2) spaces per dwelling unit.
Commercial uses such as retails sales and onsite services require a minimum and
maximum of 2.5 spaces per 1,000 square feet and three (3) spaces per 1,000 square
feet of net floor area, respectively. Eating and drinking establishments require a
minimum and maximum of 10 spaces per 1,000 square feet of dining area. Daycare
centers require a minimum and maximum of one (1) space for each employee and two
(2) drop off/pick up spaces within 100 feet of the main entrance for every 25 clients of
the program.
Minimum parking stall dimensions for standard structured parking are eight feet, four
inches (8'4") in width and sixteen feet (16') in length. Compact structured spaces
minimum dimensions are seven feet, six inches (7'6") in width and thirteen feet (13')
in length. Compact spaces shall not account for more than 50-percent of the structured
parking spaces. The minimum width of the drive aisle is twenty-four feet (24').
Staff Comment: As shown on Block A floor plans (Exhibit 19), the mixed use building
would contain 372 structured parking spaces on two (2) levels with the bottom floor
accessed via a driveway on Sunset Lane NE near the intersection of NE 12th St and a
second driveway accessing the second level on Kirkland Ave NE. Block A contains 248
attached dwelling units and 12,605 square feet commercial space. The commercial
space use is speculative at the time of entitlement and the applicant has identified
11,605 square feet as retail sales and 1,000 square feet as eating and drinking
establishment. The submitted development summary (Exhibit 16) assigned 30 spaces
for the retail sales area and 10 spaces for the eating and drinking establishment.
Deducting the commercial space allocation of 36 spaces (see four (4) space on-street
parking credit description near the end of the parking section analysis), the remaining
spaces available to residential units is 336 spaces or 1.35 spaces per unit. By allocating
those commercial spaces temporarily to residential units during off-peak hours the ratio
would increase to approximately 1.5 spaces per unit.
As shown on Block B floor plans (Exhibit 20), the mixed use building would contain 471
structured parking spaces on three (3) levels with access via a driveway on the south
side of the building abutting the Shell fuel station and driveway on NE 11th St. A 13-
space surface area that would primarily be used for daycare loading and unloading
would also access along the southern driveway that contains connective circulation
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 16 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
from NE 10th St and NE Sunset Blvd via an existing ingress/egress easement as noted on
the survey (Exhibit 9). Block B contains 307 attached dwelling units and 13,000 square
feet of speculative commercial space along NE Sunset Blvd and NE 11th St. The
remaining commercial space is located along the NE 10th St and Sunset Lane NE
frontage and would consist of a daycare center. Similar to Block A, the applicant has
identified 12,000 square feet as retail sales and 1,000 square feet as eating and drinking
establishment. Assignments of 30 spaces for the retail sales and 10 spaces for the eating
and drinking establishment are shown in the applicant’s development summary. The
applicant has indicated the daycare center would require 10 parking spaces for staff
and eight (8) dropoff/pickup spaces based on the assumed staffing levels and
participants. The surface lot is anticipated to provide all of the dropoff/pickup spaces
and half of the staff spaces with remaining five (5) employees utilizing the structured
parking.
Deducting the commercial space allocation of 33 spaces (see 12 space on-street parking
credit description below and note five (5) space need for daycare staff referenced
above), the remaining spaces available to residential units is 438 spaces or 1.42 spaces
per unit. By allocating those commercial spaces temporarily to residential units during
off-peak hours the ratio would increase to approximately 1.53 spaces per unit.
As stipulated by the standstill agreement (Exhibit 4), staff supports an onsite
commercial parking credit for the parking spaces gained from the applicant modifying
the previously approved 26 on-street parallel spaces along NE Sunset Blvd to the
currently proposed 42 on-street angled parking spaces. The applicant has proposed that
the 16-space commercial credit would apply to four (4) commercial spaces within Block
A and the remaining 12 spaces allocated to Block B. A recommended condition of
approval at the end of this section is intended, in part, to ensure residents of Blocks A
and B do not park their vehicles in on-street spaces meant for the commercial spaces.
As shown in Block A floor plans (Exhibit 19) and Block B floor plans (Exhibit 20), parking
space dimensions range in width between eight (8) and nine (9) feet. Length of spaces
are 16-feet and 18-feet. The approximately 32-percent of the spaces (269 stalls) are
proposed to be compact.
Blocks C and D are townhome units that would require two (2) spaces per unit. The two
(2) spaces per unit are indicated in the applicant’s development summary (Exhibit 16)
as 192 spaces for the 96 proposed townhomes (130 spaces for Block C and 62 spaces
for Block D). Compliance with the townhome parking requirements would occur during
their respective site plan reviews.
The submitted parking analysis prepared by TENW, dated November 20, 2020 (Exhibit
32), indicates the applicant intends to implement a Transportation Demand
Management Plan for the Solera proposal. Proposed measures include
vanpooling/carpooling services, transit information, and commuter center. Staff
supports these measures and would recommend additional measures that would
reduce offsite parking and its impacts to residents in the surrounding neighborhood.
Therefore, staff recommends as a condition of approval, the applicant submit a
Transportation Demand Management Plan with the civil construction permit
application. The plan’s primary purpose shall be to ensure residents of Solera are
provided with off-street parking spaces for their vehicles with a secondary purpose of
providing incentives for non-single occupancy vehicle trips. The plan shall guarantee a
minimum of one (1) parking space for each unit in Blocks A and B via a unit number
painted on the assigned space. Remaining spaces may be allocated to residents that
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 17 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
have an additional vehicle and for guest parking. The applicant shall ensure that
residents have an assigned parking space for every vehicle owned by the resident via
specific language in the resident rental agreement. The management of each building
shall ensure that residents utilize the parking spaces in the garage instead of public on-
street parking. The plan shall ensure that residents do not park their vehicles on the
public street within ¼ mile of the site and the rental agreement shall indicate penalties
for not utilizing the Solera parking garage. The plan shall provide trip reducing
measures such as subsidized transit fares, vanpool/carpooling services, and commuter
center. The plan shall also include a joint use parking arrangement that provides
resident and guest parking in onsite commercial spaces during their respective business
off-peak hours. The plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
Compliant if
conditions of
approval are
met
Bicycle Parking: For commercial development, the number of bicycle parking spaces
shall be equal to ten percent (10%) of the number of required off-street vehicle parking
spaces. For the attached residential, bicycle parking is required at a rate of one-half
(0.5) bicycle parking space per one (1) dwelling unit.
Staff Comment: Block A contains 248 dwellings and 12,605 square feet of retail/eating
and drinking establishments requiring 40 parking spaces and therefore the applicant
would be required to provide 128 bicycle parking spaces.
Block B contains 307 dwelling units, 13,000 square feet of retail/eating and drinking
establishments requiring 40 spaces, daycare center requiring 10 spaces, and therefore
the applicant would be required to provide 169 bicycle parking spaces.
The applicant’s development summary (Exhibit 16) identifies Block A would provide 124
spaces and Block B would provide 154 spaces, both insufficient to meet their respective
code requirements. Floor plans for Blocks A and B (Exhibits 19 and 20) indicate bicycle
parking on level one (1) of Block B but there is no delineated bicycle parking space in
Block A. Through correspondence with the applicant’s architect, interior programming
of Block A remains underway during the site plan review and it is anticipated space
would be provided on the ground floor of Block A and/or distributed throughout the
floors of the building. To ensure adequate bicycle parking space is provided in Blocks A
and B, staff recommends as a condition of approval, the applicant submit bicycle
parking plans for Block A and Block B with their respective building permit applications.
The plans shall identify the correct number of required bicycle parking spaces and
provide graphic and narrative details of how the parking meets the storage, security,
and space standards of RMC 4-4-080F.11.a and b. The bicycle parking plans shall be
reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
Compliant if
conditions of
approval are
met
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or
other masonry product that complements the proposed building and site
development. Other materials may be used with the Administrator’s approval.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 18 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Staff Comment: The proposed fencing plan (Exhibit 33) identifies areas of wood board,
chain-link, and aluminum picket fencing along with their respective material and
installation details. A six (6) foot wood fence is proposed along the property line along
the western boundary of Block C abutting the Sunset Court Apartments and Olympic
Condominiums. A 42-inch aluminum picket fence is proposed along the edges of the
play area/tot lot and pedestrian plaza on Block B. Block A contains the same fencing
along the edge of a dog run area near the southwest portion of the building. Vinyl
coated chain-link fencing four (4) feet in height is proposed on the podium of Blocks A
and B along the edges of the play area structures. The proposed fencing does not exceed
height limitations, is outside of the 10-foot wide street frontage landscaping, and not
located within any clear zone areas. However, the fencing is not consistent throughout
the development and chainlink is not a quality material commensurate with the
surfacing and cladding that would be provided with the master plan. Therefore, staff
recommends as a condition of approval, the applicant submit a revised fencing plan
with the civil construction permit application that provides material details, height, and
location of fencing on the master site plan. The fencing shall be consistent, high-quality,
and commensurate to the materials that are used throughout the development. The
fencing material shall be wood, ornamental, or comparable material as approved by
the Current Planning Project Manager. Chainlink fencing shall not be accepted. The
revised fencing plan shall be reviewed and approved by the Current Planning Project
Manager prior permit issuance.
The proposed grading plan component of the conceptual landscape plan (Exhibit 34)
identifies a two terraced retaining wall with each wall approximately three (3) feet in
height along the tot lot on the south side of Block B setback approximately 15-feet from
the NE 10th St sidewalk. The terrace is approximately six (6) feet wide and contains
landscaping at the base of each wall. The outdoor plaza and seating areas on Blocks A
and B contain along NE 11th Street near the NE Sunset Blvd intersection contain walls
that appear to be between two (2) feet in height and increasing to approximately six
(6) feet in height as the grade slopes down west toward Sunset Lane NE. On top of the
wall there would be a four (4) foot guard rail. The wall is setback three (3) feet from the
NE 11th St sidewalk and contains shrubs and groundcover at the base of the wall.
Additionally, the conceptual landscaping plan (Exhibit 17) identifies Boston Ivy planting
that would presumably provide an aesthetic screen to the wall.
Retaining wall materials and exterior finish were not provided. Additionally, detail
sheets were not provided for the guard rail. To ensure the proposed retaining wall
material and finish meet development standards and the guard rails compliment the
plaza and gateway entry to the development staff recommends as a condition of
approval the applicant submit material and exterior finish details for the retaining wall
and four (4) foot guard rails with the civil construction permit application. Materials
and exterior finishes of the walls shall meet the retaining wall standards and provide
an anti-graffiti coating. Guard rails on top of the retaining wall shall provide high
visibility to and from the public sidewalk with materials and aesthetic treatments that
are consistent with the gateway entry to the development. The retaining wall and guard
rail details shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
✓ Refuse and Recycling: 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. A
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 19 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit
areas.
In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables deposit
areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of
building gross floor area shall be provided for refuse deposit areas. A total minimum
area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas.
Staff Comment: Based on the above reference total refuse and recycling space of 4.5
square feet per unit, the 555 multifamily dwelling units in Blocks A and B would require
2,496 square feet of total space for the residential component. The 15 square feet per
1,000 square feet would result in a total of 579 square feet for the commercial space in
Blocks A and B. Total combined refuse and recycle space required for Blocks A and B
would be 3,075 square feet. As provided in the analysis below, 4,480 square feet of
combined space would be provided.
As provided on the Block A floor plan (Exhibit 19), a 400 square foot consolidated pick-
up area is located on the ground floor within the building along the Kirkland Ave NE
frontage. On the northwest and southeast corners of the ground floor there are 100
square foot spaces where trash compactors are located. On each floor above the
compactor space, there are corresponding 100 square foot spaces for refuse/recycle
collection that would connect via chute to the ground floor compactors. When
compactors are full, they are taken to the consolidated pick-up area noted above. As
shown on the conceptual landscaping plan (Exhibit 17), a paved spur is provided from
the vehicle garage entrance for the hauler to reach the centralized pick-up area. The
total refuse and recycling space provided in Block A is 1,500 square feet.
As provided on the Block B floor plan (Exhibit 20), a 1,520 square foot consolidated pick-
up area is located on the ground floor within the southern portion of the building
abutting the neighboring Shell fuel station. A 260 square foot space is provided within
the building on the western portion of the building between the parking garage and
two-story units. Similar to Block A, there are 100 square foot spaces on each floor above
these two ground floor spaces for chutes connecting to the ground floor compactors.
The total refuse and recycling space provided in Block B is 2,980 square feet. Hauler
access to the pickup would be via a 20-foot wide paved driveway between the building
and Shell fuel station property.
24. Design Standards: Design District Review: The project site is located within Design District ‘D’. The
following table contains project elements intended to comply with the standards of the Design District ‘D’
Standards and guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 20 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: A solar study was completed for the initial master plan application
(Exhibit 3) that found the proposed mixed-use buildings would not shade neighboring
civic spaces at the Sunset Neighborhood Park or Highlands Library. Summer afternoon
shading would occur on NE Sunset Blvd. The proposed modification would likely
increase shading on portions of Kirkland Ave NE due to the expanded footprint of
Block A. Shading would extend into the morning hours during the Spring Equinox and
Winter Solstice, however these months the sun is often obscured by clouds.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The mixed-use buildings are located on NE Sunset Blvd with glazing
and commercial uses along the frontage. Connections to the sidewalk are provided at
commercial entrances along NE Sunset Blvd as they are directly behind the ROW.
Buildings are also oriented to Sunset Lane NE with plaza connections to sidewalk
along building corners at NE 11th St intersection. Ground floor units along Sunset Lane
NE each contain paved connections to the sidewalk as shown on the conceptual
landscaping plan (Exhibit 17).
✓
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: As shown on building elevations and renderings (Exhibits 23, 24, 27,
and 28), commercial and primary entries to mixed use buildings on Blocks A and B are
oriented to Sunset Blvd and NE 11th St frontages. Residential primary entries are
oriented to the Sunset Lane NE and NE 11th St frontages.
✓
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: As shown on the modified master site plan (Exhibit 2), ground floor
units of Blocks A and B along Sunset Lane NE and NE 12th St are setback at least 15-
feet. The conceptual landscaping plan identifies street frontage landscaping provided
between the sidewalk and private yard/entries. As shown on Blocks A and B combined
elevations (Exhibit 26), several ground floor units on the south end of Block A and all
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 21 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
units along Block B are raised above the street as the grade gradually extends
downward toward Sunset Neighborhood Park.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: As provided in renderings and perspectives (Exhibits 27 and 28), Blocks
A and B primary entries are located at the corner of NE Sunset Blvd and NE 11th St.
Prominence via a radiused building corner, unique awning, and chamfered glazed entry
provides distinctive indicators of the buildings primary entrance. Entrances are directly
behind the public sidewalk providing direct access to the public realm. Primary entries
for the upper residential floor are located on the corners of NE 11th St and Sunset Lane
NE and contain large glazed entrances, weather protection, and pedestrian plazas.
The entrance along NE 10th St and daycare façade do not contain any entry features
and are not prominent or visible from the street. The Block B façade along the Sunset
Neighborhood Park and Highlands Library does not contain any distinguishing features
on the façade not obscured by the Shell fuel station. Therefore, staff recommends as a
condition of approval, the applicant submit revised south elevations for Block B for the
façade not obscured by the Shell fuel station with the building permit application. The
elevations shall provide entry and facade features for the daycare and office entry that
are identifiable and that are similar in architectural character as other entrances and
ground level facades on Blocks A and B. The revised elevations shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See response above.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional
to the distance above ground level.
Staff Comment: As referenced previously, entries are marked with unique fan canopies
greater than 4.5 feet wide proportional to the scale of the building and chamfered
glazed entry below a radiused building corner. The conceptual landscaping plan (Exhibit
17) identifies planters on each end of the chamfered entrance below sconce lighting
that is shown on the lighting plan (Exhibit 35).
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 22 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Parking for Blocks A and B are within the building with the exception of
the daycare primary surface dropoff and pickup spaces that are located near the
southeast corner of the building that would mostly be obscured from view by the Shell
fuel station.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: As referenced earlier, commercial entries are oriented to NE Sunset Blvd
and NE 11th St. Residential entries are oriented to Sunset Lane NE and NE 11th St with
plaza space between the building and sidewalk.
✓
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Sidewalks and pedestrian plazas with landscaping provide direction to
building entries to Blocks A and B.
✓
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: As shown on the conceptual landscaping plan and elevations (Exhibits
17, 23, and 24), ground floor units contain individual entries along Sunset Lane NE and
NE 12th St with street frontage landscaping providing a buffer between the public realm
and private yard space.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 23 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Staff Comment: In general, the greatest mass of the master site plan is located on the
NE Sunset Blvd frontage, which is a principal arterial and contains the main commercial
component of the project. Moving west from NE Sunset Blvd, the use transitions to
residential. The ground floor contains two (2) story units along Sunset Lane NE and NE
12th St that transition to the future townhomes that would be located on Blocks C and
D. Articulation, color palette, and ground floor brick cladding assist in reducing the
overall bulk of the building. The varying roof lines that incorporate alternating slopes,
butterfly, and extensions also reduce the apparent bulk. The north end of Block A and
south end of Block B contain increased setbacks that will reduce offsite shading and aid
in bulk and scale reduction abutting the Sunset Neighborhood Park and Highlands
Library, respectively.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: Refuse and recycling areas would be provided within the podium of
Blocks A and B, with upper story tenants able to utilize chutes on each floor. As provided
in FOF 2 Zoning Development Standard Compliance: Refuse and Recycling, refuse and
recycling haulers would utilize a spur from the garage entry on the Kirkland Ave NE
frontage of Block A and from the southeast driveway on Block B. Pickup locations are
separated from pedestrian environments by landscaping on Block A and general
building programming on Block B.
N/A
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: Not applicable. Facilities are located within the building.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: Not applicable. See comment above.
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The service area entrance to Block A is adjacent to Kirkland Ave NE. The
spur from the garage entry is screened with landscaping between 15 and 27 feet as
shown on the conceptual landscaping plan (Exhibit 17).
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 24 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
✓
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: The eastern district gateway into the Sunset Terrace neighborhood is
located on NE Sunset Blvd and NE 11th St. As shown on the renderings and perspectives
(Exhibits 27 and 28), Blocks A and B contain glazed and radial corners that extend above
the abutting rooflines that provides the principal prominent feature. Distinctive fan
canopies above a chamfered glazed primary entrance provide prominence at a
pedestrian scale. These features are oriented and scaled for pedestrians and vehicles
along the abutting streetscape.
✓
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: See comment above.
✓
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Prominent architectural features meeting this requirement are
discussed above. Additional visual prominence identifying this gateway is provided via
open space/plaza area west of the primary entrances on NE 11th street. The conceptual
landscaping plan (Exhibit 17) and renderings (Exhibit 27) identify outdoor seating areas
providing pedestrian activation at the gateway.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 25 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
✓
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: Onsite parking for Blocks A and B would be located within their
respective podium structures with the exception of a 13-space surface lot located on the
southeast portion of Block B. This area would be primarily used for the daycare dropoff
and pickup located on the abutting ground floor of the buildings south end. As the Shell
fuel station parcel is located on the corner of NE Sunset Blvd and NE 10th St, the surface
lot is not located between the building and property line.
✓
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The surface lot would be obscured from view by the Shell fuel facility to
the east and by the design of the Block B building. Visibility would be obscured along NE
10th St with the 15-foot wide landscape screen as shown on the conceptual landscaping
plan (Exhibit 17).
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
Compliant
with intent
guidelines
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Blocks A and B contain street frontage along all sides of their respective
blocks. As shown on the street level floor plans for Blocks A and B (Exhibits 19 and 20),
the parking within the podium structures is wrapped with commercial,
amenity/lobby/building office space, and ground floor units. Due to the size of the
buildings, the 75-percent commercial requirement would not be feasible. While short of
the 75-percent requirement, the ground floor wrapping of the parking structure
provides active uses and attractive streetscape meeting the overall intent and
guidelines.
✓
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 26 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: As mentioned above, the parking structure is wrapped with active uses.
Commercial orientation is provided along NE Sunset Blvd, Kirkland Ave NE, NE 11th St
with expansive glazing and weather protection. Residential lobby entrances with plazas
are located at the corners of Sunset Lane NE and NE 11th St. Ground floor units with
front yards and street frontage landscaping are provided on Sunset Lane NE and NE 12th
St frontages. Active outdoor open spaces are provided along the NE 10th St. frontage.
✓
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: As shown on the elevations and renderings (Exhibits 23-28), a
consistent menu of façade treatment is provided along the wrapped parking structure
that is indicative of the commercial and residential use of the buildings.
✓
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: As shown on the floor plans for Blocks A and B, the entries to Block A
are located on Sunset Lane NE near the intersection of NE 12th St and along Kirkland Ave
NE. Block B entrances are located on the south end of the building behind the Shell fuel
station and on NE 11th St. Entrances are located away from NE Sunset Blvd.
✓
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: See earlier discussion regarding wrapped structure.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: No reduced setbacks of the parking structure along at-grade portions
of the building is proposed.
c. Vehicular Access:
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 27 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Compliant
with intent
and guidelines
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: As shown on the modified master site plan (Exhibit 2), access is provided
on side streets with the exception of Block B where an existing ingress/egress easement
is located abutting the Shell fuel facility. Utilizing this existing easement provides
enhanced circulation for the daycare pickup/dropoff and better accessibility for
refuse/recycling haulers. Block B would contain only three (3) driveways, which
minimizes potential pedestrian conflicts with the relatively large parcel.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: Blocks A and B would contain a combined five (5) driveways thereby
minimizing conflicts with pedestrians.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The mixed-use buildings on Blocks A and B would nearly cover the
entirety of their respective parcels resulting in the abutting public sidewalks as the
principal pedestrian circulation. As shown on the conceptual landscaping plan (Exhibit
17) Block A does contain a plaza area near the intersection of Kirkland Ave NE and NE
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 28 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Sunset Blvd with a 15-foot wide pathway and landscaping. The main residential entries
for Blocks A and B located at the intersection of Sunset Lane NE and NE 11th St each
contain an open area plaza that transitions into the public sidewalk. Finally, a six (6)
foot wide pathway is located parallel to the daycare entry on the southeast corner of
Block B to accommodate the pickup and dropoff area. This pathway narrows to
approximately four (4) feet wide as it connects to the NE 10th St sidewalk. These areas
contain clear site lines as they abut the public sidewalk and the daycare pathway also
directly abuts a glazed portion of the building.
✓
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: As shown on the conceptual landscaping plan (Exhibit 17), the pathway
abutting the daycare dropoff/pickup is raided via curb and gutter.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8-foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: Sidewalks are 12-feet along NE Sunset Blvd abutting the commercial
storefront and 15-foot wide plaza type area along the Kirkland Ave NE commercial
frontage. Seating/plaza area abutting the building along NE 12th St are 12-feet in width.
Remaining public sidewalks along the residential portions of the building are five (5)
feet wide. As mentioned previously, the pathway accommodating the daycare
pickup/dropoff is six (6) feet wide along the building and narrows to approximately four
(4) feet wide for the connection to the NE 10th St sidewalk. This connection appears to
be the only contiguous pedestrian connection to the daycare and does not comply with
the minimum five (5) interior pathway width. Therefore, staff recommends as a
condition of approval the applicant widen the pedestrian pathway from the NE 10th
sidewalk to the daycare entrance to a minimum of five (5) feet in width on plans
submitted with the civil construction permit application. The revised width shall be
reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
N/A
Standard: Mid-block connections between buildings shall be provided.
Staff Comment: Not applicable. A mid-block connection is not warranted as NE 11th St
between Sunset Lane NE and NE Sunset Blvd is relatively short in distance at
approximately 200-feet. Instead, the applicant would be required to construct public
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 29 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
crosswalk improvements to connect the buildings at the corners of NE Sunset Blvd and
NE 11th St and Sunset Lane NE and NE 11th St.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Analysis of the effectiveness of permeable pavement would occur
during civil construction permit review.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
✓
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: As shown on the conceptual landscaping plan (Exhibit 17), Blocks A and
B contain planters near the main commercial and residential entrances. Planters are
also shown along the buildings NE Sunset Blvd façade. Various planters are provided
within open space areas located on each buildings podium. The conceptual landscape
plan provides photos of planters however no cut sheet or different varieties. See
recommended condition below related to planters.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The conceptual landscape plan (Exhibit 17) identifies various areas of
outdoor group seating and benches. These areas include seating around the ground
level of Blocks A and B such as the plaza areas in and near the main residential entries,
along NE 11th St, seat walls along Kirkland Ave NE, and benches abutting NE 10th St near
the outdoor play area and abutting the south end of Block B along NE Sunset Blvd.
Additional group seating and benches are shown on the podium levels of Blocks A and
B. Similar to the planter comment above, photos of various benches are provided but
no specific detail sheets or quantities. Therefore, staff recommends as a condition of
approval, the applicant submit detail sheets and quantities of all street and open space
furniture including but not limited to planters, benches, group seating, refuse and
recycling, bike racks, pergolas, and outdoor recreation equipment. The detail sheets and
quantities shall be integrated in the detailed landscape plan submitted with the civil
construction permit to be reviewed and approved by the Current Planning Project
Manager.
Compliant if
condition of
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 30 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
approval is
met
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: The building elevations for Blocks A and B (Exhibits 23 and 24) identify
weather protection along each block’s NE Sunset Blvd and NE 11th St commercial
frontages. Weather protection is also provided above the main residential entrances of
Blocks A and B, and intermittently along the ground floor units. The weather protection
is no lower than eight (8) feet and no higher than 15-feet except of the fan canopy areas
at the main commercial entrances. The primary purpose for those canopies is unique
architectural gateway identifiers and not weather protection. It is difficult to determine
whether the weather protection extends a minimum of 4.5 feet from the building and
encompasses 75-percent of the length of the façade. Therefore staff recommends as a
condition of approval, the applicant submit graphic verification that weather protection
for Blocks A and B extend a at least 4.5 feet from the buildings along 75-percent of the
facades facing the street and/or a narrative of how the proposed weather protection
meets the intent and guidelines of the Pedestrian Environment section of the Urban
Design Regulations with the building permit application. The verification and narrative
shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity. Recreation and common open space areas are
integral aspects of quality development that encourage pedestrians and users. These areas shall be
provided in an amount that is adequate to be functional and usable; they shall also be landscaped and
located so that they are appealing to users and pedestrians
✓
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 31 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: The 555 dwelling units located within Blocks A and B would result in a
combined minimum common open/recreation space area of 27,750 square feet. As
shown on the open space plan (Exhibit 36), the applicant proposes approximately
41,586 square feet of exterior open space. Floor plans for Blocks A and B (Exhibits 19
and 20) provide approximately 8,200 square feet of combined interior recreation
facilities.
The largest exterior common open space areas would be located on the podiums of
Blocks A and B. As shown on the open space plan, Block A podium would contain 19,301
square feet of space and contain planters, seating areas, pergola, barbeque,
shuffleboard, and children’s play area. Block B podium would contain 18,156 square
feet and contain planters, seating, pergola, barbeque, community garden, and
children’s play area. Air, sun, and light exposure are provided via the orientation of the
buildings and openings at the two ends of each of the podiums. Ground level open
spaces include the 3,397 square foot children’s play area on the south side of Block B
and 732 square foot plaza space on the northwest side of Block B.
Interior recreation spaces for Blocks A and B as shown on their respective floor plans
(Exhibits 19 and 20) provide gymnasium, fitness, pool, and game room space.
Approximately 3,600 square feet is provided in Block A and Block B contains
approximately 4,600 square feet.
Compliant if
condition of
approval is
met
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 32 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Blocks A and B would exceed 30,000 square feet of nonresidential uses
and therefore would be subject to pedestrian oriented space standards. As provided on
the open space plan (Exhibit 36), the applicant has calculated Blocks A and B would be
required to provide a minimum of 12,308 square feet of pedestrian oriented space with
one (1) percent of the site area totaling 2,329 square feet and one (1) percent of the
gross building area totaling 9,979 square feet.
Pedestrian oriented space is provided via plazas at the residential entries to Blocks A
and B at the corners of NE 11th St and Sunset Lane NE and along Block A at the corner
of NE Sunset Blvd and Kirkland Ave NE. Plazas are programmed with seating and
planters. Other pedestrian space is provided at the chamfered entrances of the
commercial entries and seating/plaza areas of Blocks A and B extending west along NE
11th St. Seating and planters are also located along the southwestern façade of Block B.
Combined seating required for plaza space is calculated by the applicant at a minimum
of 61 seats with 135 seats provided. Areas calculated as pedestrian oriented space that
contain only landscaping are located along the NE 11th St frontage of Blocks A and B
west of the seating areas and along the Sunset Lane NE frontage north of the Block A
plaza and south of the Block B plaza. Additionally, the area noted at a wood chip surface
dog run on Block A is included in the calculation as pedestrian oriented space. These
areas do not meet the paved walking surface criteria and the landscaped areas do not
appear to meet the pedestrian access criterion. It is also unclear from the lighting plan
(Exhibit 35) if four (4) foot-candle average lighting would be provided and paving
surfaces of pedestrian oriented spaces and plazas are not provided.
To ensure the required quantitative and qualitative aspects of pedestrian orientated
spaces are provided for Blocks A and B, staff recommends as a condition of approval
the applicant submit a pedestrian oriented space exhibit as a component of the detailed
landscaping plan submitted with the civil construction permit. The exhibit shall provide
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 33 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
paving details for plazas and other onsite pedestrian areas that are composed of scored
concrete, pavers, stone, or comparable material approved by the Current Planning
Project Manager. The exhibit shall also provide photometric lighting calculations for
pedestrian oriented spaces that provide at least four (4) foot-candles (average) on the
ground or meet the intent and guidelines of the Recreation and Open Space section of
the Urban Design Regulations. A written narrative shall accompany the exhibit
identifying how the delineated pedestrian-oriented spaces noted on the plan meet the
RMC defined criteria. The exhibit shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 34 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
✓
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: As shown on the floor plans and elevation plans (Exhibits 19, 20, 23, 24)
Blocks A and B contain numerous modulations and articulation at interval of no more
than 40-feet. Modulations are greater than two (2) feet deep, 16-feet in height, and
eight (8) feet in width. The combination of the building’s windows, balconies, awnings,
and material/color contrast aid in reducing the bulk of the structures and add visual
interest. Massing reduction is further pronounced by large openings that separate the
individual wood framed structures on top of the podiums.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: See comment above.
✓
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade; or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
Staff Comment: Blocks A and B are greater than 160-feet in length. As mentioned above
the buildings would contain modulations and wood framed towers are separated on
top of the podium to break up the perceived massing. The buildings also contain a
distinct base with glazing, entrances, and awnings, a distinct middle with lap and panel
siding, balconies, and color transition. The top of the buildings contain roof extensions
along with sloped and butterfly roof forms. The gateway entrance into the development
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 35 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
contain special and unique features such as radial corner extending above the roof line,
expansive glazing, chamfered entrance, and fan canopy.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: As shown on the conceptual landscaping plan (Exhibit 17), planters are
provided along the commercial facades and residential entries of Blocks A and B. The
lighting plan (Exhibit 35) indicates wall sconce lighting in and around pedestrian areas
of the mixed-use buildings.
✓
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: As shown the elevation plans for Blocks A and B (Exhibit 23 and 24), the
commercial frontages contain large expansive storefront glazing that exceed 50-
percent along NE Sunset Blvd and NE 11th St. Residential entries and amenity areas also
provide storefront style glazing in excess of 50 percent along Sunset Lane NE. Ground
floor units along Sunset Lane NE and NE 12th St provide ground level windows and
transparent doors at least 50-percent along the façade. Glazing and transparent doors
are also provided at least 50-percent along the daycare’s NE 10th St frontage on Block
B. The windowless area near service area and garage entry would be obscured from
view by the Shell fuel facility.
✓
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: As shown on the elevation plans (Exhibits 23 and 24) and indicated by
the applicant in the urban design regulation report (Exhibit 7), transparent windows are
proposed on upper floors with operable blinds
✓
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Staff Comment: Applicant has indicated (Exhibit 7) that commercial windows will be
clear, not tinted, dark, or mirrored, and will be open to the inside of the retail space
instead of having a permanent display.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 36 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Staff Comment: See comment above.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: See display window comment.
Not Compliant
see below
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on Block A elevation plans (Exhibit 23), a ground floor blank
wall in excess of six (6) feet in height and 15-feet in length is located on the NE 11th St
frontage and Kirkland Ave NE frontage. As shown on Block B elevation plans (Exhibit 24,
north elevation), a blank wall in excess of six (6) feet in height and 15-feet in length is
located on the NE 11th St frontage near residential lobby entrance.
Compliant if
condition of
approval is
met
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: The applicant has not indicated whether these blank walls are required
or unavoidable. Floor plans for Block A (Exhibit 19) shows the interior space behind the
blank wall along NE 11th St as a gymnasium/basketball court and portion of the parking
garage along Kirkland Ave NE. Block B floor plans (Exhibit 20) identify lobby and
conference space behind the blank wall along NE 11th St. Therefore, staff recommends
as a condition of approval, the applicant submit revised elevation plans with the
building permit applications that removes the blank walls located on the NE 11th St and
Kirkland Ave NE frontage along Block A and the NE 11th St frontage for Block B with
glazing or other architectural detailing or provide justification of a required or
unavoidable blank wall with treatment as approved by the Current Planning Project
Manager. The revised elevations shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 37 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
✓
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: As shown on elevations plans and renderings for Blocks A and B
(Exhibits 23, 24, and 27), varied and interesting roof profiles are provided via extended
parapets along with sloped and butterfly roof forms. Additionally, the radial gateway
features at NE 11th St and NE Sunset Blvd extend above the adjoining parapets.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: As shown on the elevation plans for Blocks A and B (Exhibits 23 and 24),
the same building materials and similar color schemes would be used for both blocks.
Subtle color variations are used to distinguish each block however the overall
architectural rhythm is consistent. Typical urban midrise mixed-use cladding is proposed
for both Blocks A and B including fiber cement lap and panel siding, brick, and storefront
glazing. Upper level raised banding, color variations, and material changes create visual
interest and appeal to the buildings and provide a consistent texture and pattern.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See comment above.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See earlier cladding comments.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 38 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
✓
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: See earlier cladding comments.
✓
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: As shown on the elevation plans on Blocks A and B (Exhibits 23 and 24)
concrete is proposed in limited areas as a material variation at the base of the buildings.
Any enhancement techniques (if needed) would be identified during the detailed
building permit application plan set.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff comment: Not applicable. Concrete block walls were not identified in the
submittal.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See earlier cladding comments.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Full compliance
determined
with future sign
permit
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: The applicant submitted a preliminary sign package (Exhibit 37)
detailing location and, type, and conceptual style of signs. The applicant proposes blade
style for the mixed-use buildings, two (2) monument signs for the overall master plan
site, and directional signs. The proposed signage contains a consistent style and color
and would appear to complement the design of the buildings. Final review of the
signage as it relates to limitations on size, quantity, lighting, etc would occur during sign
permit review. The preliminary sign package provides a conceptual representation of
future signage however it does not contain the detail associated with a sign permit
application to review for compliance.
Full compliance
determined
with future sign
permit
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: The proposed signage contains a consistent style and color and would
appear to complement the design of the buildings
Full compliance
determined
with future sign
permit
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: Corporate logos were not shown. Compliance with size standards would
occur with the forthcoming sign permit application.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 39 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
✓
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: The proposed monument signage is limited to the word “Solera” or a
new development name chosen a later date.
Full compliance
determined
with future sign
permit
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: Proposed signage is predominantly dark grey with orange accents and
white lettering. Surface materials and lighting would be reviewed with the forthcoming
sign permit application.
Full compliance
determined
with future sign
permit
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: The applicant has proposed two (2) ground mounted monument signs.
Lighting is not clear on the preliminary sign package with review and compliance
occurring with the forthcoming sign permit application.
Full compliance
determined
with future sign
permit
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: The applicant has indicated blade signs would be used on the Block A
and Block B however it is unclear their dimensions. Size and location of the proposed
blade signs would occur with the forthcoming sign permit application.
Full compliance
determined
with future sign
permit
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: The applicant does not propose pole signs or roof signs. Compliance
with sign lighting would occur with the forthcoming sign permit application.
Full compliance
determined
with future sign
permit
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: The proposed monument signs are conceptual and do not contain
scaled measurements. Verification of monument size limitations would occur with the
forthcoming sign permit application.
Full compliance
determined
with future sign
permit
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: Compliance would occur with the forthcoming sign permit application.
7. LIGHTING:
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 40 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: As shown on the lighting plan (Exhibit 35), the applicant has proposed
wall sconce lighting along all facades of Block A and Block B and awning mounted
downlighting along the NE Sunset Blvd frontage. A pole mounted light and wall
mounted lights are shown to accommodate the daycare pickup/dropoff and service
area on the southeast façade of Block B behind the Shell fuel facility. Detail sheets of
the fixtures were not provided to ensure they complement the development’s
architecture and design. Additionally, the photometric component of the lighting plan
indicates 0.0 footcandles measurements in in plazas and other pedestrian oriented
spaces. Therefore, staff recommends as a condition of approval the applicant submit a
revised lighting plan with the building permit application for Block A and Block B that
includes detail sheets of all light fixtures and their supports. Fixtures and supports shall
be pedestrian scaled and consistent with the design of the site and provide adequate
footcandle illumination in pedestrian areas as shown on a revised photometric
calculation. The lighting plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See initial lighting discussion above.
25. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CV
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications
compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing
would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance
with the specific requirements of the RMC 4-9-200.E.3, the table contains project elements intended to
comply with level of detail needed for Site Plan requests. The following analysis is limited to the
Modification to the Master Plan and Site Plan Review for Blocks A and B. Phase 3 Blocks C and D would
require future Site Plan Review.
Compliance Site Plan Criteria and Analysis
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 41 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 22, Comprehensive Plan
Compliance.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 23, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 24, Design District Review.
✓
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: The City’s Environmental Review Committee determined the
modification to the Solera Master Plan and preliminary plat, Site Plan Review of Blocks
A and B, and street modification qualify as a Planned Action and the application meets
the criteria outlined in the Planned Action Ordinance (Ordinance #5813). The initial
master plan (Exhibit 3) identified EIS mitigation measures in Attachment B of the
Planned Action that could be implemented for the proposal. The applicant has
submitted a written narrative of applicable measures (Exhibit 41) and how they are
incorporated into the site plan application. Mitigation measures that did not contain a
response and are typical construction best practices such as erosion control, fill material
sourcing, construction emission control, and environmental health would be reviewed
with the civil construction permit application and ongoing with City inspectors during
construction.
A comment was received on January 16, 2021 from the Duwamish Tribe recommending
archeological review to be performed for the project (Exhibit 10). The Planned Action
EIS includes the “Plan and Procedures for Dealing with the Unanticipated Discovery”
that provides instruction and sequence of events that is to occur should discovery be
made. Additionally, the EIS contained a Cultural Resources Survey Report that included
the Sunset Court Apartments site directly abutting the Solera site to the west. Five (5)
shovel test pits were excavated and a pedestrian survey of the area revealed no surface
evidence of archeological deposits.
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 master plan modification and site plan review for Blocks A and B
maintain the initial layout of the master plan with the higher intensity mixed use
buildings along NE Sunset Blvd, a principal arterial and adjacent to other intensive uses
such as shopping centers that are also within the CV zoning classification. The project
transitions north, west, and south with 3-story townhome development as it nears less
intensive multi-family and single-family development patterns. The transition in scale
across the development from NE Sunset Boulevard to Harrington Place NE provides a
development pattern that allows for a transition from a primary commercial center
along an arterial to a residential neighborhood along residential access roads. See also
FOF 22, Design District Review: Building Character and Massing.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 42 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The project’s internal public street alignment remains consistent with
the initial master plan. Sunset Lane NE would extend northeasterly from NE 10th St
connecting the site to Sunset Neighborhood Park, and align the spine road with
Jefferson Ave NE. An east/west connection would be provided via NE 11th St connecting
Harrington Pl NE to NE Sunset Blvd. New sidewalks would be provided along all street
frontages with a new 12-foot wide sidewalk located along NE Sunset Blvd.
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: Exterior storage and refuse/recycling areas are not proposed as these
areas would be located within the mixed-use buildings on Blocks A and B. Access to the
service area for Block A along Kirkland Ave NE is screened with landscaping. Block B
service area and daycare pick/dropoff is obscured from view by the abutting Shell fuel
station and perimeter landscaping along the NE 10th St frontage. Impacts related to
rooftop equipment and surface mounted utilities are currently unknown. Therefore,
staff recommends the following conditions of approval related to screening:
The applicant shall submit a rooftop equipment exhibit with the elevation plans
associated with Block A and Block B building permit applications. The exhibit shall
provide cross section details and identify proposed rooftop screening that is integral
and complementary to architecture of the buildings. The exhibit shall be reviewed and
approved by the Current Planning Project Manager.
The applicant shall submit a surface mounted utility plan that includes cross-section
details with the civil construction permit application associated with Blocks A and B. 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 plan shall provide and identify screening measures
consistent with the overall design of the development. The surface mounted utility plan
shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The mixed-use buildings along NE Sunset Blvd will provide territorial
views. It is not anticipated the new buildings would result in substantially obscuring
existing views of attractive natural features.
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.
Staff Comment: As shown on the conceptual landscaping plan (Exhibit 17), street
frontage landscaping is provided along the site’s perimeter with the exception of
pedestrian areas. Street frontage landscaping provides a transition from private space
to the public sidewalk for ground floor units and the buildings other active ground floor
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 43 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
spaces. In pedestrian areas, the use of planters provide edges and transitions from semi-
private spaces to the public realm.
See also discussion under FOF 23, Zoning Development Standard: 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: The lighting plan (Exhibit 35) identifies a majority of the onsite lighting
as wall mounted sconces. The photometric calculation does not identify footcandle
trespass offsite, with the exception of abutting sidewalks. Lighting placement and glare
impacts would be further reviewed with the building permit application. See also
lighting discussion under FOF 24, Design Review: Lighting.
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: Consistent with the initial master plan, the site layout arranges the
buildings with larger densities and scale along NE Sunset Blvd and transitions to a
smaller scale and lesser density along the west. Increased setbacks along the north and
south ends of Block A and Block B, respectively, also provide for privacy and noise
reduction. The mixed-use buildings would provide a buffer for the townhomes from NE
Sunset Blvd and the townhomes would provide a buffer from the mixed-use buildings to
the west neighbors.
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 mixed-use buildings (Blocks A and B) abutting NE Sunset Blvd are
appropriate in scale along this principal arterial with the townhomes providing a
subordinate role behind the site. The solar study completed with the initial master plan
(Exhibit 3) identifies limited offsite shadow impacts. Proposed Block A and Block B
buildings in the modified master plan and site plan review are not as tall as proposed in
the initial master plan.
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 existing site is almost entirely paved or contains existing structures
that will be removed. The applicant proposes to retain one (1) tree on the site. See also
FOF 23 Zoning Development Standard Compliance: Tree Retention.
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
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 44 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Staff Comment: The redevelopment of the Hi-Lands Shopping Center to the Solera
Master Plan would remove the existing expansive surface parking lots and provide all
proposed parking (except daycare dropoff/pickup) within the mixed-use buildings or
townhome garages. On-street parking would be available on Sunset Lane NE, NE 11th
St., Harrington Pl NE, and NE Sunset Blvd.
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
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: Parking would be provided within Block A and Block B podiums and
within the townhome garages. The daycare pickup/dropoff would be buffered by a
perimeter landscaping screen along NE 10th St.
Compliant if
condition of
approval is
met
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: Access to Block A would be via Kirkland Ave NE and Sunset Lane NE.
Block B access is provided via NE 11th St and an existing shared ingress/egress easement
along the perimeter of the abutting Shell fuel station. Access points are limited based
on the overal scale of the two (2) blocks reducing potential pedestrian conflicts.
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: Public streets within the development would be designed to
accommodate two vehicle travel lanes and curb side parking lanes. Sidewalks would be
separated from the vehicle lanes by parking lane and planter strip. Curb bulbs would be
provided at intersections to shorten pedestrian crossing distances and also provide a
traffic calming measure. The raised table intersection as conditioned in the initial
master plan would provide additional traffic calming internal to the site.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The application submittal does not identify any loading and delivery
areas for Blocks A and B. Therefore staff recommends as a condition of approval, the
applicant submit revised site and floor plans with the building permit applications for
Block A and Block B that detail marked loading and delivery areas that do not conflict
with parking and pedestrian areas for each block. The revised plans shall be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: As noted in the initial master plan decision (Exhibit 3), the abutting bus
stop to the site on NE Sunset Blvd is likely to become a future RapidRide station. As
conditioned in the initial master plan, the applicant is required to coordinate with King
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 45 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
County Metro to provide RapidRide infrastructure to the stop and to provide a
temporary zone for transit riders while the site is under construction.
The renderings (Exhibit 27 and 28) indicate several exterior bicycle racks in pedestrian
areas however submitted plan sets do not identify their location, provide quantities, or
include detail sheets. Bicycle rack detail sheets and quantities were incorporated into
recommended condition of approval #7 and would be integrated into the detailed
landscaping plan submitted with the civil construction permit. See also FOF 23 Zoning
Development Standard Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Connections for Block A and Block B ground floor commercial tenants
would be provided directly onto the 12-foot wide sidewalk along NE Sunset Blvd as the
buildings will be located behind the sidewalk. Connections from the residential lobbies
of those building would be provided via plazas directly connected to the sidewalks along
NE 11th St and Sunset Lane NE. See also FOF 24, Design District Compliance.
✓
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: Passive and active recreation is provided on podiums of Blocks A and B.
Ground level spaces include at play area on the south side of Building B and plaza spaces
as indicated on the conceptual landscaping plan (Exhibit 17). See also FOF 24, Design
District Compliance: Recreation Areas and Common Open Space.
✓
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 structures would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable as the site is not adjacent
to a shoreline. Territorial views may be available from upper floors of the two (2) mixed
use buildings.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The existing property is almost completely impervious 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: See FOF 29 Availability and Impact on Public Services.
Water and Sewer.
Staff Comment: See FOF 29 Availability and Impact on Public Services.
Drainage.
Staff Comment: See FOF 29 Availability and Impact on Public Services.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 46 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Transportation.
Staff Comment: The applicant submitted a transportation consistency analysis prepared
by TENW, dated November 24, 2020 (Exhibit 38), that provides an addendum to the
initial master plan (Exhibit 3) traffic impact analysis (TIA). The updated analysis removes
the existing bank and drive through that were assumed to remain in the initial master
plan decision and updates average trip rates or regression equations for Mid-Rise
Multifamily, Low-Rise Multifamily, Daycare Center, and Retail while removing the
Senior Housing trip rate from the initial analysis. The updated analysis incorrectly
identifies 552 units multifamily within Blocks A and B and 35,017 square feet of retail.
The analysis found the proposed modification to the master plan would result in a net
change of 11 fewer AM peak hour trips and net addition of 29 PM peak hour trips at full
buildout of the plan. The analysis indicated the changes from the initial TIA did not
warrant additional traffic analysis or review of traffic operational impacts. The initial
TIA found that the proposed project was not expected to lower the levels of service to
the surrounding intersections included in the initial traffic study.
A timely agency comment submitted by Washington State Department of
Transportation (WSDOT) (Exhibit 10) requesting the applicant update the TIA to include
analysis of the northbound and southbound I-405/Sunset Blvd ramp terminal
intersections. As noted in the City correspondence with WSDOT, this analysis is needed
for documentation purposes and to comply with WSDOT procedural standards. WSDOT
indicated that the agency would not be seeking mitigation based on results of the
updated analysis. Therefore staff recommends as a condition of approval, the applicant
submit a revised Traffic Impact Analysis (TIA) with the civil construction permit
application that provides analysis of the northbound and southbound I-405/Sunset Blvd
ramp terminal intersections. The revised TIA shall also provide a correction to the total
number of units in Blocks A and B and correction to the total square footage of retail
space. The revised TIA shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
The applicant would be required to construct street improvements meeting the City’s
Street Standards set forth in RMC 4-6-060 unless otherwise modified, See FOF 27:
Modification.
Internal streets to the development that would be improved are Sunset Lane NE and NE
11th St. The street sections include a modified 59-foot wide ROW (Exhibit 39), see FOF
27: Modification. Both streets would include 32-foot pavement width that would
provide two (2) 10-foot travel lanes and two (2) 6-foot parking lanes. On each side of
the paved street, a 0.5 foot curbs, eight (8) foot planter strips with street trees, and five
(5) foot sidewalks would be constructed. Per conditions of the initial master plan, the
applicant would construct a concrete raised intersection at NE 11th St and Sunset Lane
NE.
Portions of NE 11th St within development would require a street vacation. The street
vacation process requires separate approval from City Council. As conditioned in the
initial master plan decision, the applicant is required to receive preliminary approval of
the necessary street vacation prior to issuance of the civil construction permit.
Frontage improvements to NE 12th St., Kirkland Ave NE, and Harrington Pl NE would
remain as indicated in the initial master plan decision and shown on the road plan
(Exhibit 39). A modification to the NE Sunset Blvd. frontage, that was modified in the
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 47 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
initial master plan decision, would provide angled parking instead of the initially
approved parallel parking, see FOF 27: Modification.
The proposal passed the City’s Traffic Concurrency Test per RMC 4-6-070.D with the
initial master plan decision, which is based upon a test of the citywide Transportation
Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and
future payment of appropriate Transportation Impact Fees.
Payment of transportation impact fees are applicable on the construction of the
development based on the City of Renton Fee Schedule.
Compliant if
condition of
approval is
met
l. Phasing:
Staff Comment: The applicant has submitted a modified phasing plan (Exhibit 15) that
would reduce the initial master plan’s five (5) phases to a proposed three (3) phases.
As shown on the modified phasing plan, the applicant proposes a sequence to construct
Block A along with internal and frontage infrastructure in the initial phase and Block B
in phase two (2). Blocks C and D would be constructed in a future phase three (3) that
would require a separate site plan review prior to construction. Staff supports the
modified sequencing of the phasing plan and recommends the following modification
to the initial master plan decision condition #18 to reflect the current proposal: The
applicant shall complete the project phases in the sequence of the updated phasing
plan as provided in Exhibit 15. Phase 3 townhome construction shall not begin until the
building permits for Blocks A and B have been paid for by the applicant and issued by
the City. Certificates of occupancy for the townhomes will not be issued until the
podium and framing for Blocks A and B have passed inspection.
✓
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 FOF 29 Availability and Impact on Public Services.
26. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
modified subdivision would remove Unit Lot Subdivision Blocks R1, R3, and R4 from the initial master plan
decision (Exhibit 3), reduce the 152 unit lots to 96 unit lots, and consolidate the Unit Lot Subdivision to 96
Block C and Block D as shown on the modified preliminary plat (Exhibit 14). Block A would encompass the
area shown as Block R4 and Block B would incorporate the areas of Blocks R1 and R3. The modified
proposal is consistent with the following subdivision regulations if all conditions of approval are met
Compliance Subdivision Regulations and Analysis
✓
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: Similar to the initial master plan (Exhibit 3), the modified master plans
two (2) mixed use buildings in Blocks A and B and 96 townhomes in Blocks C and D would
have access to a public street. The unit lot subdivisions would gain vehicle access alleys.
Analysis of townhome access and condition of approval related to the future street
modification from the initial master plan is incorporated into this plat modification.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 48 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Access to Block A would be via two (2) driveways with one (1) curb cut on Kirkland Ave
NE and one (1) curb cut on Sunset Lane NE. Access to Block B would be via three (3)
driveways with one (1) curb cut on NE 11th St and via an existing ingress/egress
easement abutting the Shell fuel facility with one (1) curb cut on NE Sunset Blvd and one
(1) curb cut on NE 10th St.
Based on the modified layout of Blocks A and B, the following two (2) conditions of
approval from the initial master plan that are no longer applicable, and staff
recommends their removal from the decision. Condition #20 requires the applicant to
ensure irrevocable access to Alley Tract C that is no longer located on the redesigned
Block B. Condition #21 requires the applicant to provide irrevocable access and a
parking agreement with the US Bank building that is no longer located on redesigned
Block A.
✓
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: The proposed subdivision is not a typical single-family residential
preliminary plat that would contain a rectangular grid with two-tiered lots, however the
Solar Master Plan does follow the intent and share traits of a two-tiered subdivision.
The proposed subdivision would result in four (4) blocks A, B, C, and D created by the
north/south Sunset Lane NE and east/west NE 11th St street improvements constructed
by the applicant. Blocks C and D would be tiered by alleys A through G
Compliant if
condition of
approval is
met
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The modified preliminary plat maintains the existing grid and
connections from the initial master plan decision (Exhibit 3). Condition #22 requiring the
applicant to obtain preliminary approval for the street vacation remains applicable and
in effect with the modified preliminary plat.
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The modified preliminary plat (Exhibit 14) remains consistent with the
initial master plan decision (Exhibit 3). The Solera Master Plan locates the mixed-use
buildings or more intensive component of the development along the site’s NE Sunset
Blvd frontage. The City’s Comprehensive Plan land use designation and zoning
classification anticipates the future redevelopment of this area to include mixed uses at
densities proposed by the applicant. The proposed townhomes located behind or west
of the mixed use buildings creates a transition from higher densities and commercial
along NE Sunset Blvd to a townhome multifamily style of development that closely
matches the development pattern of the neighborhood as it extends outward from the
core of the Center Village zone.
27. Street Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to
increase the width of the residential access street standards to 59-feet along Sunset Lane NE and NE 11th
St resulting in an additional six (6) foot parking lane. In addition, the applicant is requesting to further
modify the parallel parking along NE Sunset Blvd, a granted street modification approval in the initial
master plan (Exhibit 3), to angled parking. The proposal is compliant with the following modification
criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is
recommending approval of the requested modification, subject to conditions as noted below:
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 49 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: As shown on the road plan (Exhibit 39), increasing the width of Sunset
Lane NE and NE 11th St provides additional on-street parking capacity for the
neighborhood and greater buffer to pedestrians from vehicle travel lanes. The NE Sunset
Blvd angled parking increases on-street parking from the initially approved parallel
parking thereby providing increased support and viability for the ground floor
commercial tenants of Blocks A and B along a principal arterial that would not typically
contain an on-street parking element.
The requested modification substantially implements the Comprehensive Plan and is
the minimum necessary. The modification does not inhibit the ability to provide
complete streets arranged as an interconnecting network or grid and to locate planter
strips between the curb and the sidewalk in order to provide separation between cars
and pedestrians (Policy L-57). The modification also maintains the goal of ensuring that
new development is designed to be functional and attractive (Goal L-BB). The intent of
the policies are to promote new development with walkable places that support grid
and flexible grid street and pathway patterns, and are visually attractive, safe, and
healthy environments. The requested street modification is consistent with these policy
guidelines.
See also FOF 22, Comprehensive Plan Compliance.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends the additional parking lane Sunset Lane NE and
NE 11th St maintains the initial street pattern and grid that was approved in the initial
master plan. The change from on-street parallel parking to angled parking increases
parking capacity for the commercial tenants.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. The additional parking lane along
Sunset Lane NE and NE 11th St is similar to cross sections on portions of the Sunset Lane
loop that surrounds the abutting Sunset Neighborhood Park. Condition #26 related to
the concrete tabled intersection from the initial master plan modification decision
(Exhibit 3) remains applicable and in effect with the modified master plan.
The angled parking along NE Sunset Blvd provides similar function and appearance by
and also increases parking capacity for the commercial tenants along a principal
arterial. Slow moving vehicles along the frontage road and pedestrians remain buffered
from the vehicle traffic along NE Sunset Blvd just as they would be with the parallel
parking design. Staff is concerned the proposed circulation pattern shown on the NE
Sunset Blvd access schematic (Exhibit 40) would not be intuitive to users as it requires a
U-turn to enter and traffic movements that would be in the opposite direction of NE
Sunset Blvd travel lanes. Therefore, staff recommends as a condition of approval, the
applicant revise the circulation on the NE Sunset Blvd frontage road abutting the angled
parking to move in the same the direction as the NE Sunset Blvd vehicle travel lanes.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 50 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
The revised circulation plan shall be submitted with the civil construction permit to be
reviewed and approved by the Current Planning Project Manager and Development
Review Engineer prior to permit issuance.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends that no other properties in the vicinity would be
affected by the proposed modification.
Staff concurs the modification would not impact other properties in the vicinity. The
modification would be limited in scope to the subject property and it’s NE Sunset Blvd
frontage. The modification would mimic a street section already in place abutting the
Sunset Neighborhood Park and the NE Sunset Blvd would result in an opportunity to
safely park along a principal arterial.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends the modification allows for parallel parking and
safe separation from travel lanes along Sunset Blvd.
Staff concurs the intent and purpose of the Code would be maintained with the
requested modification. The modification would not alter the lane widths needed for
fire access or impact pedestrian amenities.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends the modification is intended to achieve City
objectives to provide safe street sections and support the ground floor commercial
tenants.
Staff concurs that modification can be shown to be justified for the use and situation
intended. The new internal street section mimics the Sunset Neighborhood Park loop
and provides an extension of this unique streetscape into the subject property. The
modified planter strip and frontage road provides the needed parking to sustain the
economic viability of the ground floor retail of the mixed-use buildings. See also
comments under criterion ‘b’.
28. Conditions of Approval Solera Master Plan LUA18-000490: The following provides analysis of applicable
conditions of approval from the initial Solera Master Plan decision dated December 11, 2018 and the
reconsideration dated January 30, 2019 (Exhibit 3) as it relates to the Site Plan Review component for
Block A and Block B. Several conditions are no longer applicable as identified. As part of the master plan
modification, the applicant has requested modifications to several conditions as identified. Those
conditions that are not noted below remain in full effect with modified master plan decision.
Compliance Solera Master Plan Conditions
✓
Condition #1: The Applicant shall submit revised plans with the administrative site plan
review application for Block B that ensures any proposed amenity space is temporary
in nature and not credited to the open space requirement under Urban Design
Regulations District D. The Applicant shall construct the space to commercial standards
identified in FOF 26 Conditional Use Analysis. The revised plans shall be reviewed and
approved by the Current Planning Project Manager prior to Administrative Site Plan
issuance.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 51 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Staff Comment: As shown on the floor plans for both Blocks A and B (Exhibit 19 and 20,)
the applicant does not propose any amenity space along NE Sunset Blvd as it is identified
as commercial and would be constructed to commercial standards. See also FOF 23
Zoning Development Standards: Use
Condition no
longer
applicable
Condition #3: The Applicant shall submit a revised master site plan for parent site R1
that contains a minimum lot size of 25,000 square feet. The revised parent site plans
shall be reviewed and approved by the Current Planning Project Manager prior to
Administrative Site Plan issuance or construction permit issuance, whichever occurs
first.
Staff Comment: Condition #3 is no longer applicable as the modified master plan site
plan no longer includes parent site R1. Modified Block B now encompasses this area. All
Blocks within the modified master plan contain a minimum lot size of 25,000 square
feet. Staff recommends the removal of Condition #3 from the Solera Master Plan.
Condition no
longer
applicable
Condition #4: The Applicant shall raise the ground floor of the townhome units on
Mixed Use Building A’ a minimum of three ( 3) feet above the grade of the Jefferson
Ave NE sidewalk and provide an elevated stoop entrance for each unit. These ground
level features shall be shown on the elevation plans submitted with the Administrative
site plan review application to be reviewed and approved by the Current Planning
Project Manager prior to site plan issuance. Alternative measures to those required by
this condition may be approved by the Current Planning Project Manager to the extent
that those measures effectively mitigate against the setback reductions requested by
the Applicant.
Staff Comment: Condition #4 is no longer applicable as the modified master plan site
plan no longer proposes to reduce the 15-foot setback from Sunset Lane NE. The
condition was added to the initial master site plan to mitigate the requested reduction
of the 15-foot setback and it’s impacts to privacy to ground floor units. The modified
master site plan proposes to provide the required 15-foot setback along with a 10-foot
wide street frontage landscaping buffer. Staff recommends the removal of Condition #4
from the Solera Master Plan.
Staff
recommended
modified
condition
Condition #5: The applicant shall raise the ground floor of the units in the three (3)
townhome unit cluster buildings in Block R3 a minimum of three (3) feet above the
grade of the NE 11th St and Harrington Pl NE sidewalk and provide an elevated stoop
entrance for each unit. Additionally, the applicant shall provide articulation, materials,
and glazing, beyond what is required by the R-10 and R-14 Residential Design and Open
Space Standards, along the side elevations of the townhomes facing the street that is
similar to a front elevation. These ground level features and additional exterior side
wall articulation shall be shown on the elevation plans submitted with the
Administrative Site Plan Review application for Block 3 to be reviewed and approved
by the Current Planning Project Manager.
Staff Comment: The modified master site plan has revised the blocks and their names
within the Solera site. Block R3 and Block 3 referred in Condition #5 is now Block D. Staff
recommends replacing the Block R3 and Block 3 references to Block D.
✓
Condition #6: The Applicant shall submit building coverage calculations with an exhibit
graphic that identifies compliance with the 75- percent lot coverage limitation for each
parent site and mixed- use lot with each Administrative site plan review application.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 52 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
The building coverage calculations shall be reviewed and approved by the Current
Planning Project Manager prior to Administrative Site Plan issuance.
Staff Comment: The applicant has submitted building coverage calculations for Blocks
A and B that identify compliance with the 75-percent lot coverage limitation. Block A
would cover 74.9-percent and Block B would cover 74.3-percent. See also FOF 23 Zoning
Development Standards: Building Standards.
Building coverage calculations for Blocks C and D would be reviewed during their
respective site plan review.
Condition no
longer
applicable
Condition #7: The Applicant shall submit a revised arborist report and tree retention
plan with the civil construction permit application that considers the retention of trees
856- 859 and 862- 863. The arborist report shall identify best practices for working in
and around drip lines of the retained trees. The revised arborist report and tree
retention plan shall be reviewed and approved by the Current Planning Project
Manager prior the permit issuance.
Staff Comment: Condition #7 is no longer applicable as the modified master site plan
would increase the size of the mixed-use building on Block A and cover the area where
the above referenced trees are located. See also FOF 23 Zoning Development Standards:
Tree Retention.
✓
Condition #9: The Applicant shall submit revised floor plans with the Administrative
site plan review application for Building ‘ B’ that limits residential entries to the NE 11th
St frontage. The revised floor plans shall be reviewed and approved by the Current
Planning Project Manager prior to site plan issuance.
Staff Comment: As shown on the Block B floor plan (Exhibit 20), the residential entry
lobby is located on the corner of NE 11th St and Sunset Lane NE.
✓
Condition #10: The Applicant shall submit a cohesive sign package for the master plan
site with the initial administrative site plan review application. The sign package shall
be reviewed and approved by the Current Planning Project Manager prior to site plan
issuance.
Staff Comment: The applicant submitted a preliminary sign package (Exhibit 37) that
identifies a consistent theme, color, and letter font for the master site plan. Further
review of the signs would occur with the sign permit application where compliance with
size, quantity, lighting, and other sign regulations as set forth in RMC 4-4-100 would be
analyzed for compliance.
Staff
recommended
modified
condition
Condition #11: The Applicant shall submit a revised master plan prior to the first
Administrative site plan review application or construction permit application,
whichever occurs first, that clearly indicates the amount of common open space
meeting the standards of RMC 4-2.115E. 2 and RMC 4-3-100E.4 or where applicable
RMC 4-1-240B.3, if approved. A fee-in-lieu shall be paid prior to the issuance of the civil
construction permit. The revised master plan shall be reviewed and approved by the
Current Planning Project Manager prior to the first Administrative Site Plan or
construction permit issuance.
Staff Comment: The proposed open space plan (Exhibit 36) for Block A and Block B
identifies compliance with quantitative requirements of RMC 4-3-100E.4, see FOF 24
Design Standards: Design District Review, Common Open Space and Recreation Areas.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 53 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
The applicant has requested to modify compliance review of the common open space
standards for the townhome blocks with this initial site plan review of the master plan
and instead confirm compliance at the time of site plan review for their respective
blocks. The applicant contends the accommodation of the required common open space
may require an assessment of the layout of units and potentially a modification to the
design standards related to private yard requirements.
Due to the removal of several parent townhome blocks with the modified master plan
and the consolidation of the unit lot subdivision to Block C and Block D, staff is
supportive of modifying Condition #11 to allow for compliance review of common open
space to occur during site plan and unit lot subdivision review for Block C and D. The
applicant is advised that common open compliance may result in reorientation and/or
the loss of townhome units. Therefore, staff recommends modifying the initial Solera
Master Plan Condition #11 to read: The applicant shall submit open space plans for
Block C and Block D that clearly indicates the amount of common open space meeting
the standards of RMC 4-2-115E.2 or where applicable RMC 4-1-240B.3, if approved. Any
approved fee-in-lieu shall be paid prior to issuance of the first building permit on the
respective block. The open space plans shall be reviewed and approved by the Current
Planning Project Manager prior to the Block C and Block D site plan issuance.
✓
Condition #14: The Applicant shall provide implementation procedures for each of the
mitigation measures identified in Attachment B of the Sunset Area Planned Action
Ordinance #5813 or provide a written narrative of how the particular measure is not
applicable to the project. The Planned Action mitigation implementation procedures
shall be submitted with each Administrative site plan review application for review and
approval by the Current Planning Project Manager prior to site plan issuance.
Staff Comment: The applicant has submitted a written narrative of applicable measures
(Exhibit 7) and how they are incorporated into the site plan application. Further
compliance would be reviewed with the civil construction permit and ongoing with City
inspectors during construction.
Staff
recommended
modified
condition
Condition #18: The applicant shall complete the project phases in the sequence of the
Phasing Plan as provided in Exhibit 12. The first townhome phase shall not begin
building construction until the building permit for one of the two mixed use buildings
has been paid for by the developer and issued by the City. Further, the second
townhome phase may not begin building construction until the building permit for the
second mixed-use building has been paid for by the developer and issued by the City.
Certificates of occupancy for the second townhome phase will not be issued until the
podium and framing for the first mixed use building have passed inspection.
Staff comment: The modified master plan has proposed to reduce the phases from five
(5) to three (3). Staff supports the proposed modified phasing plan as the mixed-use
buildings on Blocks A and B would begin construction first. Therefore, staff recommends
a modification to the initial Solera Master Plan Condition #18 to read: The applicant
shall complete the project phases in the sequence of the updated phasing plan as
provided in Exhibit 15. Phase 3 townhome construction shall not begin until the building
permits for Blocks A and B have been paid for the applicant and issued by the City.
Certificates of occupancy for the townhomes will not be issued until the podium and
framing for Blocks A and B have passed inspection.
Staff
recommended
Condition #19: The Applicant shall submit a street modification request to modify the
Unit Lot Drive standards and provide the private alley sections as shown on the
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 54 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
modified
condition
townhome unit lot subdivision. The street modification decision shall be reviewed and
approved by the Current Planning Project Manager and shall be issued prior to the
submittal of the construction permit application.
Staff Comment: The unit lot subdivision component is now limited to Blocks C and D in
the modified master site plan and the modified phasing plan indicates the townhome
blocks as the final phase. Therefore staff recommends a modification to the initial
Solera Master Plan Condition #19 to read: The applicant shall submit a street
modification request with the Site Plan Review applications for Block C and Block D to
modify the Unit Lot Drive standards and provide the private alley sections as shown on
the townhome unit lot subdivision. The street modification decision shall be reviewed
and approved by the Current Planning Project Manager with the Site Plan decision(s).
Condition no
longer
applicable
Condition #20: The Applicant shall ensure irrevocable access to Alley Tract C for Mixed
Use Building B. The irrevocable access shall be noted on the final plat documents and
recorded as an access easement with the King County Recorder’ s Office. The
irrevocable access language shall be reviewed and approved by the Current Planning
Project Manager prior to final plat recording. The access easement shall be recorded
with the King County Recorder’ s office with the final plat.
Staff Comment: Condition #20 of the initial Solera Master Plan decision is no longer
applicable as the modified master site plan no longer contains Alley Tract C on Block B.
Access to Block B would be provided directly from public ROWs in the modified master
site plan. Staff recommends the removal of Condition #20 from the Solera Master Plan.
Condition no
longer
applicable
Condition #21: The Applicant shall prepare an irrevocable access and parking
agreement with Mixed Use Building ‘A’ and the US Bank building. The access and
parking agreement shall be reviewed and approved by the Current Planning Project
Manager prior to final plat recording. The access and parking agreement shall be
recorded with the King County Recorder’ s Office with the final plat.
Staff Comment: Condition #21 of the initial Solera Master Plan decision is no longer
applicable as the US Bank building is no longer included within the modified master site
plan. The US Bank Building would be removed and the mixed-use building within Block
A would be the only structure on the modified block. Staff recommends the removal of
Condition #21 from the Solera Master Plan.
✓
Condition #23: The Applicant shall provide modulations (both vertical and horizontal)
on Mixed Use Buildings A and B beyond what is required by Design District D
regulations. The exterior cladding and articulation on each building shall be a diverse
mix of high-quality materials that is commensurate to the overall size and scale of the
building. The buildings shall incorporate upper story setbacks, roof extension features,
extended feature elements on the buildings’ corners abutting NE 11th St and NE Sunset
Blvd, or other articulation beyond what is already required in the Urban Design District
‘ D’ Regulations. These modulation and articulation features shall be shown on colored
elevation sheets and represented on three- dimensional renderings to be submitted
with their respective Administrative site plan review applications to be reviewed and
approved by the Current Planning Project Manager prior to site plan issuance.
Staff Comment: As shown on renderings and elevations plans for Blocks A and B, the
applicant has provided numerous horizontal and vertical modulations along the facades
of the buildings. Deep interior modulations along the entire height of the facades, a
north return on Block A, an offset plane on the south end of Block B, and openings
separating the wood frame structures on each podium assist in reducing the bulk
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 55 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
appearance of Blocks A and B. Exterior cladding and articulation materials include brick,
metal, fiber cement panel, wood-like lap material, unique fan canopies, and chamfered
glazed corner entries provide a diverse mix of high quality materials that create visual
interest. The buildings on Blocks A and B each contain two distinct roofline elements
with roof extensions and sloped roofs. The gateway features on the corner of NE 11th St
and NE Sunset Blvd provide a radius and glazed with curved roof brow extended over
the abutting sections of the buildings. The applicant has also provided massing
diagrams for Blocks A and B (Exhibit 29) that identify graphic representation of a
potential code minimum modulated building and the proposed modulation.
Compliance
further
reviewed with
building
permit
application
Condition #24: The Applicant shall provide one (1) of the following ground level
treatments to Mixed Use Buildings A and B along NE Sunset Blvd: ( 1) the floor to
finished ceiling height shall be a minimum of 18-feet; or (2) the floor to finished ceiling
height shall be a minimum of 15- feet and the residential portion of the buildings ( wood
construction) on top of the concrete podium be setback a minimum of 15- feet. The
ground level details shall be shown on the Administrative site plan review application
to be reviewed and approved by the Current Planning Project Manager prior to site
plan issuance.
Staff Comment: As shown on Block A section and elevation plans (Exhibits 21 and 23),
a floor to ceiling height is shown at 18-feet along the NE Sunset Blvd frontage. As shown
on Block B section and elevation plans (Exhibit 22 and 24) an average floor to ceiling
height of 18-feet is provided along the NE Sunset Blvd frontage. The average is due to
a downward slope of approximately 10-feet along the Block B street frontage. At the
corner of NE 11th and NE Sunset Blvd the floor to ceiling height would be 15-feet and as
the building extends south, the floor to ceiling height increases as the floor steps with
the downward gradient of the street frontage resulting in a floor to ceiling height of
over 20-feet at the southern end of the building. Staff finds the 18-foot average is
acceptable based on the grade of NE Sunset Blvd and meets the overall intent of the
condition. It is unclear whether the 18-foot ceiling heights are ‘finished’ as the level of
detail with the site plan review sections are not as refined as the building permit
application plans. Further review for compliance with this condition will occur with the
building permit.
Condition no
longer
applicable
Condition #25: The Applicant shall submit elevations with the Administrative site plan
review application that provides a minimum setback of 15- feet for the portion of
Building ‘A’ above the ground floor townhome units along the Jefferson Ave NE
elevation. The elevations shall be reviewed and approved by the Current Planning
Project Manager prior to site plan issuance.
Staff Comment: Condition #25 of the initial Solera Master Plan decision is no longer
applicable as the condition was intended to mitigate the reduced setback of the building
along the Sunset Lane NE frontage that was previously referred to as Jefferson Ave NE.
The step-back above the ground floor townhomes would lessen the overall bulk of the
building along the street. The modified master site plan no longer contains the modified
reduced setback and would instead meet the minimum 15-foot setback along Sunset
Lane NE and the ground floor units abutting NE 12th St would contain a greater setback.
Staff recommends the removal of Condition #25 from the Solera Master Plan.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 56 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
29. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. The 2021 fire impact fees
are $964.53 per multifamily unit, $1.25 per square foot for retail, and $5.92 square feet
for restaurant. Assessed fees are based on the City of Renton Fee Schedule. The fee is
paid at time of building permit issuance.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, McKnight Middle School, and Hazen High School. Elementary and High
School students from the proposed development would be bussed to their schools. The
stop is located at NE 12th St and Harrington Ave NE which is also the location of
McKnight Middle School. Middle School students would walk to school. The proposed
project includes the installation of new public streets within the development and
frontage improvements along the site’s periphery. All street improvements would
include sidewalks. Students would have a walking route to the bus stop with existing
sidewalk improvements or installed as part of the development. Students would
connect to the abutting NE 12th St from Jefferson Ave NE or NE 11th St/Harrington Place
NE and walk west to Harrington Ave NE or they would walk south from Jefferson Ave
NE connecting to NE 10th St continue west to Harrington Ave NE and walk north to NE
12th St.
A School Impact Fee would be required for the future dwellings. The current Renton
School District Impact Fee is $4,989.00 per multifamily dwelling unit. Assessed fees are
based on the City of Renton Fee Schedule. The fee is paid at time of building permit
issuance.
✓
Parks: A Park Impact Fee would be required for the future dwellings. The current Park
Impact Fee is $1,977.62. Assessed fees are based on the City of Renton Fee Schedule.
The fee is paid at time of building permit issuance.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: A Preliminary Drainage Plan and Technical Information Report (TIR),
prepared by KPFF Consulting Engineers, dated December 2020, was submitted with the
land use application. Based on the City of Renton’s flow control map, the site falls within
the Peak Rate Flow Control Standard area matching Existing Site Conditions and is
within the East Lake Washington Drainage Basin. The development is subject to Full
Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM). All nine core requirements and the six special requirements have been
discussed in the Technical Information Report. 4. The development is required to provide
enhanced water quality treatment prior to discharge. Project water quality treatment
will consist of conveyance to a series of bioretention facilities prior to connection to the
proposed new public conveyance system which will connect to the existing public
conveyance system. Additional analysis of the preliminary TIR can be found in the
Advisory Notes (Exhibit 47). A final TIR would be required with the civil construction
permit application.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 57 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
✓
Water: The proposed water main improvements are shown on the utility plan (Exhibit
45). The proposed 12-inch water main extension into the development provides a 10-
inch looped main around each mixed use building, and connects to the existing 8-inch
water main located in NE 12th Street, the existing 12-inch water main located in NE
10th Street, the existing 8-inch water main located in Harrington Place NE, the existing
10-inch water main located in Kirkland Ave NE, and the existing 12-inch water main
located in NE Sunset Blvd. A connection shall also be made to the existing 12-inch water
main stub in the public water easement located in the parking lot of the Sunset Court
Apartments. The existing water main in Sunset Lane NE will need to be abandoned and
replaced with a new 12-inch water main along the west side of the development.
✓
Sanitary Sewer: The proposed sewer main improvements are shown on the utility plan
(Exhibit 45). A new 8-inch sewer main within the future public ROW is required to
provide sanitary sewer service to each building. New side sewers shall be installed to
serve each individual property.
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 and the Transportation and Housing
and Human Services elements of the Comprehensive Plan, see FOF 22.
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 23.
3. The proposed modified master site plan complies with the Urban Design District ‘D’ Standards provided
the applicant complies with City Code and conditions of approval, see FOF 24.
4. The proposed modified master site plan and Block A and Block B site plans comply with the Master Plan
and Site Plan Review criteria provided the applicant complies with City Code and conditions of approval,
see FOF 25.
5. The proposed preliminary plat modification complies with the subdivision regulations as established by
City Code and state law provided the applicant complies with conditions of approval and advisory notes,
see FOF 26.
6. The proposed master site plan modification, preliminary plat modification, and Blocks A and B site plan
review complies with the street standards, except those requested to be modified, as established by City
Code, provided the project complies with all advisory notes and conditions of approval contained herein,
see FOF 25.
7. The proposed street modification to the NE Sunset Blvd frontage and NE 11th St and Sunset Lane NE
sections meet all five (5) modification criteria provided the project complies with all conditions of approval
and advisory notes, see FOF 27.
8. There are safe walking routes to schools or their respective bus stops, see FOF 29.
9. There are adequate public services and facilities to accommodate the proposed modified master site plan,
modifed preliniary plat, and site plan reivews for Blocks A and B, see FOF 29.
10. Due the applicant’s intention to propose changes to the project (which may include changes to the
number of affordable units, the distribution of affordable units, and project design), it is appropriate to
define the thresholds for a major modification and a minor modification as set forth in FOF 4.
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 58 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
11. Key features, which are integral to this project include master plan development and corresponding site
plan reviews for Blocks A and B that ensure the mixed-use buildings and infrastructure are constructed in
the initial phases of the master plan. As provided on detailed elevations, three dimensional renderings,
and color perspectives with the application, Blocks A and B would be constructed of high-quality materials
and contain modulation and articulation features commensurate with their overall scale and relationship
to pedestrians on the street. Blocks A and B would have unique gateway entry features into the
redeveloped Sunset Terrace neighborhood consisting of radiused corners, fan awnings, outdoor plaza and
seating, chamfered glazed primary entries, and commercial space along NE Sunset Blvd wrapping along
NE 11th St. Residential entries would be comprised of expansive glazing, weather protection, and large
pedestrian plazas connected to the sidewalk and raised concrete intersection on NE 11th and Sunset Lane
NE. Pedestrian oriented spaces containing decorative paving, durable street furniture, and lighting assist
in creating a lively streetscape for the redeveloped neighborhood. Consistent signage throughout the site
provide wayfinding and commercial identification that would complement the architecture of Blocks A
through D. The modified master site plan maintains the higher densities and intensity of uses along the
NE Sunset Blvd transitioning to lower density and scale moving west into the site with townhome
development. An additional parking lane along NE 11th St and Sunset Lane NE and angled parking provides
additional on street parking capacity within the master site plan. Ensuring all residents and their vehicles
have onsite parking within Block A and Block B parking structures reduces offsite parking impacts to the
neighborhood.
J. RECOMMENDATION:
Staff recommends approval of the modification to the Solera Master Plan, modification to the Solera Preliminary
Plat, Block A and Block B Site Plan Review, and Street Modification, File No. LUA20-000305, SA-M, PP, SA-H,
MOD, as depicted in the modified Solera Master Site Plan (Exhibit 2) subject to the following conditions:
1. The applicant shall comply with all conditions of approval from the LUA18-000490 Solera Master Plan
decision issued December 11, 2018 and reconsideration issued January 30, 2019 with the exception of the
following conditions that are either removed due to their inapplicability based on the modified master
site plan or as modified:
a. The following conditions are no longer applicable and removed from the master plan decision:
Conditions 3,4,7, 20, 21, and 25.
b. The applicant shall raise the ground floor of the units in the three (3) townhome unit cluster
buildings in Block D a minimum of three (3) feet above the grade of the NE 11th St and Harrington
Pl NE sidewalk and provide an elevated stoop entrance for each unit. Additionally, the applicant
shall provide articulation, materials, and glazing, beyond what is required by the R-10 and R-14
Residential Design and Open Space Standards, along the side elevations of the townhomes facing
the street that is similar to a front elevation. These ground level features and additional exterior
side wall articulation shall be shown on the elevation plans submitted with the Administrative Site
Plan Review application for Block D to be reviewed and approved by the Current Planning Project
Manager (Modified Condition #5).
c. The applicant shall submit open space plans for Block C and Block D that clearly indicates the
amount of common open space meeting the standards of RMC 4-2-115E.2 or where applicable
RMC 4-1-240B.3, if approved. Any approved fee-in-lieu shall be paid prior to issuance of the first
building permit on the respective block. The open space plans shall be reviewed and approved by
the Current Planning Project Manager prior to the Block C and Block D site plan issuance.
(Modified Condition #11).
d. The applicant shall complete the project phases in the sequence of the updated phasing plan as
provided in Exhibit 15. Phase 3 townhome construction shall not begin until the building permits
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 59 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
for Blocks A and B have been paid for the applicant and issued by the City. Certificates of
occupancy for the townhomes will not be issued until the podium and framing for Blocks A and B
have passed inspection. (Modified Condition #18)
e. The applicant shall submit a street modification request with the Site Plan Review applications for
Block C and Block D to modify the Unit Lot Drive standards and provide the private alley sections
as shown on the townhome unit lot subdivision. The street modification decision shall be
reviewed and approved by the Current Planning Project Manager with the Site Plan decision(s).
(Modified Condition #19)
2. The applicant shall submit revised floor plans with the building permit applications for Block A and Block
B that provide at least one ground floor commercial space in each of Block A and B with grease traps and
ventilation shafts for a commercial kitchen hood/exhaust; central plumbing line; and ADA compliant
bathrooms shall be provided for all commercial ground floor space which may be provided through the
use of common facilities. The revised floor plans shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
3. The applicant shall submit a detailed landscaping plan per the submittal requirements set forth in RMC 4-
8-120D.12 and that meets the applicable landscaping standards set forth in RMC 4-4-070 with the civil
construction permit application. The detailed landscaping plan shall incorporate street frontage
landscaping 10-feet in width along Jefferson Lane NE abutting the two-story townhomes on Block B where
it is shown deficient on the conceptual landscaping plan (Exhibit 17). The detailed landscaping plan shall
provide a full and continuous planter strip void of the perpendicular paved sections, except where
approved by the Current Planning Project Manager, to aid in consistent street tree spacing and to achieve
maximum planting capacity. Street tree spacing and planting capacity shall take preference over
stormwater bioretention facilities. The applicant shall coordinate with the Current Planning Project
Manager with selection of street tree species from the City’s Approved Street Tree List. The detailed
landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
4. The applicant shall provide a tree replacement exhibit as a component of the detailed landscape plan to
be submitted with the civil construction permit application. The exhibit shall provide a table that includes
the species, quantity, caliper inch of each replacement tree and corresponding plan of where those trees
will be planted on the site. The tree replacement exhibit shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
5. The applicant shall submit a Transportation Demand Management Plan with the civil construction permit
application. The plan’s primary purpose shall be to ensure residents of Solera are provided with off-street
parking spaces for their vehicles with a secondary purpose of providing incentives for non-single
occupancy vehicle trips. The plan shall guarantee a minimum of one (1) parking space for each unit in
Blocks A and B via a unit number painted on the assigned space. Remaining spaces may be allocated to
residents that have an additional vehicle and for guest parking. The applicant shall ensure that residents
have an assigned parking space for every vehicle owned by the resident via specific language in the
resident rental agreement. The management of each building shall ensure that residents utilize the
parking spaces in the garage instead of public on-street parking. The plan shall ensure that residents do
not park their vehicles on the public street within ¼ mile of the site and the rental agreement shall indicate
penalties for not utilizing the Solera parking garage. The plan shall provide trip reducing measures such as
subsidized transit fares, vanpool/carpooling services, and commuter center. The plan shall also include a
joint use parking arrangement that provides resident and guest parking in onsite commercial spaces
during their respective business off-peak hours. The plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
6. The applicant shall submit bicycle parking plans for Block A and Block B with their respective building
permit applications. The plans shall identify the correct number of required bicycle parking spaces and
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 60 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
provide graphic and narrative details of how the parking meet the storage, security, and space standards
of RMC 4-4-080F.11.a and b. The bicycle parking plans shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
7. The applicant shall submit a revised fencing plan with the civil construction permit application that
provides material details, height, and location of fencing on the master site plan. The fencing shall be
consistent, high-quality, and commensurate to the materials that are used throughout the development.
The fencing material shall be wood, ornamental, or comparable material as approved by the Current
Planning Project Manager. Chainlink fencing shall not be accepted. The revised fencing plan shall be
reviewed and approved by the Current Planning Project Manager prior permit issuance.
8. The applicant shall submit material and exterior finish details for the retaining wall and four (4) foot guard
rails with the civil construction permit application. Materials and exterior finishes of the walls shall meet
the retaining wall standards and provide an anti-graffiti coating. Guard rails on top of the retaining wall
shall provide high visibility to and from the public sidewalk with materials and aesthetic treatments that
are consistent with the gateway entry to the development. The retaining wall and guard rail details shall
be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
9. The applicant shall submit revised south elevations for Block B for the façade not obscured by the Shell
fuel facility with the building permit application. The elevations shall provide entry and facade features
for the daycare and office entry that are identifiable and that are similar in architectural character as other
entrances and ground level facades on Blocks A and B. The revised elevations shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
10. The applicant shall widen the pedestrian pathway from the NE 10th sidewalk to the daycare entrance to
a minimum of five (5) feet in width on plans submitted with the civil construction permit application. The
revised width shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
11. The applicant shall submit detail sheets and quantities of all street and open space furniture including but
not limited to planters, benches, group seating, refuse and recycling, bike racks, pergolas, and outdoor
recreation equipment. The detail sheets and quantities shall be integrated in the detailed landscape plan
submitted with the civil construction permit to be reviewed and approved by the Current Planning Project
Manager.
12. The applicant shall submit graphic verification that weather protection for Blocks A and B extend a at least
4.5 feet from the buildings along 75-percent of the facades facing the street and/or a narrative of how the
proposed weather protection meets the intent and guidelines of the Pedestrian Environment section of
the Urban Design Regulations with the building permit application. The verification and narrative shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
13. The applicant shall submit a pedestrian oriented space exhibit as a component of the detailed landscaping
plan submitted with the civil construction permit. The exhibit shall provide paving details for plazas and
other onsite pedestrian areas that are composed of scored concrete, pavers, stone, or comparable
material approved by the Current Planning Project Manager. The exhibit shall also provide photometric
lighting calculations for pedestrian oriented spaces that provide at least four (4) foot-candles (average)
on the ground or meet the intent and guidelines of the Recreation and Open Space section of the Urban
Design Regulations. A written narrative shall accompany the exhibit identifying how the delineated
pedestrian-oriented spaces noted on the plan meet the meet the RMC defined criteria. The exhibit shall
be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
14. The applicant shall submit revised elevation plans with the building permit applications that replaces the
blank walls located on the NE 11th St and Kirkland Ave NE frontage along Block A and the NE 11th St
frontage for Block B with glazing or other architectural detailing or provide justification of a required or
unavoidable blank wall with treatment as approved by the Current Planning Project Manager. The revised
City of Renton Department of Community & Economic Development
PR18-000333 Solera Master Plan
Staff Report to the Hearing Examiner
LUA20-000305, SA-M, PP, SA-H, MOD
Report of February 2, 2021 Page 61 of 61
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
15. The applicant shall submit a revised lighting plan with the building permit application for Block A and Block
B that includes detail sheets of all light fixtures and their supports. Fixtures and supports shall be
pedestrian scaled and consistent with the design of the site and provide adequate footcandle illumination
in pedestrian areas as shown on a revised photometric calculation. The lighting plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
16. The applicant shall submit a rooftop equipment exhibit with the elevation plans associated with Block A
and Block B building permit applications. The exhibit shall provide cross section details and identify
proposed rooftop screening that is integral and complementary to architecture of the buildings. The
exhibit shall be reviewed and approved by the Current Planning Project Manager.
17. The applicant shall submit a surface mounted utility plan that includes cross-section details with the civil
construction permit application associated with Blocks A and B. 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 plan shall provide and identify
screening measures consistent with the overall design of the development. The surface mounted utility
plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
18. The applicant shall submit revised site and floor plans with the building permit applications for Block A
and Block B that detail marked loading and delivery areas that do not conflict with parking and pedestrian
areas for each block. The revised plans shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
19. The applicant shall submit a revised Traffic Impact Analysis (TIA) with the civil construction permit
application that provides analysis of the northbound and southbound I-405/Sunset Blvd ramp terminal
intersections. The revised TIA shall also provide a correction to the total number of units in Blocks A and
B and correction to the total square footage of retail space. The revised TIA shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
20. The applicant shall revise the circulation on the NE Sunset Blvd frontage road abutting the angled parking
to move in the same the direction as the NE Sunset Blvd vehicle travel lanes. The revised circulation plan
shall be submitted with the civil construction permit to be reviewed and approved by the Current Planning
Project Manager and Development Review Engineer prior to permit issuance.
21. Any changes to the approved project require a major modification or a minor modification. The following
determines whether a proposed change will be reviewed as a major modification or a minor modification:
a. Proposed project changes will be reviewed as a major modification (in other words, as a new
application) unless they meet the scope for a minor modification, below.
b. Proposed project changes will be reviewed as a minor modification by administrative determination,
if the proposed changes do not:
i. 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.;
ii. Have a substantially greater impact on the environment and/or public facilities than the
approved plan;
iii. Change the boundaries of the originally approved plan; and
iv. Substantially alter a key feature of the approved plan.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
PR18-000333 Solera Master Plan
Land Use File Number:
LUA20-000305, SA-M, PP, SA-H, MOD
Date of Hearing
February 2, 2021
Staff Contact
Matt Herrera
Senior Planner
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 Staff Report to the Hearing Examiner:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Modified Master Site Plan
Exhibit 3: Solera Master Plan Decision 2018/2019
Exhibit 4: Standstill Agreement
Exhibit 5: Hearing Examiner Appeal
Exhibit 6: Neighborhood Meeting Materials
Exhibit 7: Applicant Project Narrative and Urban Design Report
Exhibit 8: Neighborhood Detail Map
Exhibit 9: ALTA and Topographic Survey
Exhibit 10: Agency and Tribe Comments
Exhibit 11: Sunset Planned Action Ordinance
Exhibit 12: Sunset Area Planned Action EIS
Exhibit 13: Environmental Review Committee Concurrence Memorandum
Exhibit 14: Modified Preliminary Plat
Exhibit 15: Modified Phasing Plan
Exhibit 16: Development Summary
Exhibit 17: Conceptual Landscaping Plan
Exhibit 18: Market Rate and Affordable Layout
Exhibit 19: Block A Floor Plans
Exhibit 20: Block B Floor Plans
Exhibit 21: Block A Building Sections
Exhibit 22: Block B Building Sections
Exhibit 23: Block A Elevations
Exhibit 24: Block B Elevations
Exhibit 25: Birdseye Northeast and Southwest Views
Exhibit 26: Sunset Blvd/Sunset LN Perspectives and Material Palette
SR_HEX_Solera_Mod_LUA20000305_210202.v2_docx
Exhibit 27: Block A and B Renderings
Exhibit 28: Block A and B Perspectives/Vignettes
Exhibit 29: Massing and Modulation Diagrams
Exhibit 30: Arborist Report prepared by Creative Landscape Solutions, dated December 16, 2020
Exhibit 31: Tree Retention Plan
Exhibit 32: Parking Analysis prepared by TENW, dated November 20, 2020
Exhibit 33: Fencing Plan
Exhibit 34: Grading Plan – Conceptual Landscaping Plan
Exhibit 35: Lighting Plan
Exhibit 36: Open Space Plan
Exhibit 37: Preliminary Sign Package
Exhibit 38: Transportation Consistency Analysis prepared by TENW, dated November 24, 2020
Exhibit 39: Road Plan
Exhibit 40: NE Sunset Blvd Access Schematic
Exhibit 41: Applicant EIS Mitigation Narrative
Exhibit 42: Drainage Report prepared by KPFF, dated December 2020
Exhibit 43: Drainage Plan
Exhibit 44: Geotechnical Report prepared by Earth Solutions NW, dated September 28, 2020
Exhibit 45: Utility Plan
Exhibit 46: Grading Plan – Civil
Exhibit 47: Advisory Notes