Loading...
HomeMy WebLinkAboutExh48_Solera_HEXpresentation_Staff_210202Solera Master Plan 2902 NE Sunset Blvd File LUA20-000305 Public Hearing Tuesday February 2, 2021 Modification to Master Site Plan and Preliminary Plat Site Plan Review (Blocks A and B) Street Modification Matt Herrera, Senior Planner City of Renton Community and Economic Development Modified Project Proposal New -555 apartment units in two mixed use buildings •Old –521 apartment units in two mixed use buildings New –96 townhomes •Old –152 townhomes New 1,024 vehicle parking spaces •Old –906 vehicle parking spaces Approximately 39,000sf commercial –Roughly similar to previous Street alignment and frontage improvements –wider internal streets and angled parking along NE Sunset Blvd NEW OLD 651 total units 673 total units Project Location Northeastern portion of City Highlands Community Planning Area Sunset Terrace Neighborhood Six contiguous lots 2902 NE Sunset Blvd Property Characteristics Hi-Lands Shopping Center 10.8 acre site 1950s-60s strip retail Six buildings totaling 112,406sf US Bank building will now be removed No critical areas onsite Zoning and Land Use Designations Center Village (CV) Zoning Commercial Mixed Use (CMU) Land Use Designation Central commercial node within the Highlands neighborhood Multi-family residential permitted with ground floor commercial along Sunset Blvd. Sunset Area Planned Action Site Site is within the boundaries of the Sunset Planned Action Area. Environmental Review Committee designated the modified master site plan and Block A and Block B site plan reviews a planned action. Mitigation measures identified in the planned action ordinance apply to proposal. Blocks A and B Block A Block B 5-story (along Sunset Blvd) mixed use buildings Ground floor commercial along NE Sunset Blvd and wrapping along NE 11th St Childcare facility on south end of Block B Structured parking provides 843 spaces (Block A 372 spaces Block B 471 spaces) Gateway Radiused building corners Fan awnings Chamfered glazed main entries Outdoor seating Residential Frontage 6 and 7 stories along Sunset Lane NE Two-story ground floor units, amenity, and residential lobby/leasing office Residential streetscape Plaza entries Private front yards and stoop entries Modulation and Articulation Varying roof lines with extended cornices, shed, and butterfly forms Ground floor brick with storefront glazing and awnings Modulations extend along the entire vertical façade Northern return on Block A Offset plane on south end of Block B Separation of wood frame towers Distinctive base, middle, and top Open Space/Recreation Blocks A and B would require a minimum of 27,750sf of common open space/recreation area (50sf x 555 units). 41,586sf exterior space provided on podiums, tot lot/play area, plaza, and dog run. Podium space would include seating, landscaping, bbq, dining tables, play areas, and shuffleboard. Approximately 8,200sf of interior spaces are proposed that include gymnasium, pool, fitness area, and game room space. Pedestrian Oriented Space Blocks A and B would require a minimum of 12,308sf of pedestrian oriented space (1% of site area (2,329sf) + 1% of gross building area (9,979sf)). Plazas at residential entries Seating/plazas at retail entries Plaza at Kirkland NE and NE Sunset Blvd Conditional Use Permit Conditional Use Permit granted approval for heights of 75-feet for Block A and 85-feet for Block B. Modified Blocks A and B are approximately 70- feet in height. CUP remains in effect as master plan is vested to 60-foot height limitation. Phasing Plan Modified phasing plan indicates project would be completed in 3 phases instead of the previously 5 phased proposal. Phase 1 would include a mixed-use block and site infrastructure. Phase 3 townhomes would be final phase. Performance on mixed use blocks required prior townhome construction. NEW OLD Modified Preliminary Plat Modified preliminary plat removes townhome blocks R1, R3, R4, and Alley C. One (1) mixed use building on Block A. US Bank building removed. One (1) mixed use building on Block B. 65-unit lot townhomes in Block C. 31-unit lot townhomes in Block D. NEW OLD Streets and Transportation Street alignment remains per initial approval. Internal streets now 59- feet wide gaining additional parking lane. Angled on-street parking along NE Sunset Blvd replaces parallel. Frontage improvements along Kirkland Ave NE, NE 12th St, Harrington Pl NE. Raised concrete intersection on NE 11th St and Sunset Lane NE. Street vacation along NE 11th St abutting Block D. Stormwater Stormwater collection and conveyance similar to initial master plan. Flows conveyed to bioretention planters throughout the site. Underground infiltration facility located under daycare pick up/dropoff lot. Potential Late Changes Applicant informed City one day before staff report issuance that project is no longer able to provide a market rate/affordable unit mix as identified in Standstill Agreement. This would result in one market rate block and one affordable block. City accepts this change as long as the applicant maintains a minimum of 50% market rate. May result in design changes. Major and minor modification thresholds identified in staff report as recommended condition of approval as extent of potential changes are unknown (Condition #21). Staff Recommendation Staff recommends approval of the Modification to the Solera Master Plan and Preliminary Plat, Site Plan Review for Block A and Block B, and Street Modification subject to 21 conditions of approval listed in the staff report.