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Home My WebLink AboutD_ERC Determination_Concurrence_Memo_Solera_181105.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SR_Concurrence_Memo_Solera_181105 ENVIRONMENTAL REVIEW COMMITTEE MEMO APPLICATION NUMBER: LUA18-000490 SOLERA, SA-M, CU-H, MOD APPLICANTS: Corey Watson, Quadrant Homes, 15900 SE Eastgate Way, Suite 300, Bellevue, WA 98008 Mark Gropper, Renton Housing Authority, 2900 NE 10th St, Renton, WA 98056 PROJECT NAME: PR18000333 Solera Master Plan DESCRIPTION OF PROPOSAL: The applicant is requesting Master Site Plan Review, Preliminary Plat Approval, Conditional Use Permit, Street Modification Approval, and Concurrence with the Sunset Area Planned Action EIS for a proposed mixed use development that would provide approximately 672 multi-family residential units and 39,000 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 with six stories above grade and up to 85 feet in maximum height. The two mixed-use buildings would contain approximately 521 multi-family units with ground floor commercial space. The subject property would also contain approximately 151 fee -simple townhomes under the unit lot subdivision provisions. Net residential density on the subject property would result in approximately 70 dwelling units per acre. The site would contain a total of 906 parking spaces located within the mixed use buildings, townhome units, and a six-space surface lot. The existing Greater Hi-Lands Shopping Center would be demolished with the exception of the US Bank building. New public street connections would be constructed providing access through the site with private alleys for vehicle access to residences. Street frontage improvements would be constructed along the site’s periphery. Proposed drainage improvements include the use of green roofs for the mixed use buildings and bio-retention planters throughout the development. The applicant proposes to remove the site’s 31 trees (13 significant trees) and replace with new trees within planter strips, street frontage, and pedestrian oriented areas. LOCATION OF PROPOSAL: 2902 NE Sunset Blvd., Renton, WA 98056 APNs 722780-1205, -1206, -1235, - 1405, -1406, -1785 LEAD AGENCY/RESPONSIBLE ENTITY: City of Renton, Environmental Review Committee Upon determination by the City’s Environmental Review Committee that the proposal meets the criteria outlined in the Planned Action Ordinance (Ordinance #5813) and qualifies as a planned action, the proposal shall not require a State Environmental Policy Act (SEPA) threshold determination, preparation of an EIS, or be subject to further environmental review pursuant to SEPA. The City’s Environmental Review Committee designates the proposal as a “planned action”, pursuant to RCW 43.21C.030, as it meets all of the following conditions:  The proposal is located within the Sunset Planned Action Area.  The proposed uses and activities are consistent with those described in the Planned Action EIS and Planned Action Qualifications.  The proposal is within the Planned Action thresholds and other criteria of the Planned Action Qualifications. DocuSign Envelope ID: 12668808-A3A4-45CB-B50A-EFAAC7601126 SR_Concurrence_Memo_Solera_181105  The proposal is consistent with the City of Renton Comprehensive Plan and applicable zoning regulations.  The proposal’s significant adverse environmental impacts have been identified in the Planned Action EIS.  The proposal’s impacts would be mitigated by measures identified in Attachment B of Ordinance #5813 to be applied as conditions of permit approval, and other applicable City regulations, together with any modifications or variances or special permits that may be required.  The proposal complies with all applicable local, state and/or federal laws and regulations, and the Environmental Review Committee determines that these constitute adequate mitigation.  The proposal is not an essential public facility as defined by RCW.36.70A.200(1). SIGNATURES: Gregg Zimmerman, Administrator Date Rick M. Marshall, Administrator Date Public Works Department Renton Regional Fire Authority Kelly Beymer, Administrator Date C.E. Vincent, Administrator Date Community Services Department Department Of Community & Economic Development DocuSign Envelope ID: 12668808-A3A4-45CB-B50A-EFAAC7601126 11/5/2018 | 3:22 PM PST11/5/2018 | 4:37 PM PST 11/6/2018 | 3:38 PM PST CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: PR18-000333 Solera Mixed Use Project Number: LUA18-000490 Date of Meeting November 6, 2018 Staff Contact Matt Herrera Senior Planner Project Contact/Applicant Corey Watson, Quadrant Homes, 15900 SE Eastgate Way, Suite 300, Bellevue, WA 98008 Mark Gropper, Renton Housing Authority, 2900 NE 10th St, Renton, WA 98056 Project Location 2902 NE Sunset Blvd The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Memo Exhibit 2: Planned Action Concurrence Review Exhibit 3: Site Plan Exhibit 4: Conceptual Landscape Plan Rendering Exhibit 5: Preliminary Plat (Unit Lot Subdivision) Exhibit 6: Renderings (Birdseye) Exhibit 7: Renderings (Street view) Exhibit 8: Elevations (Block A) Exhibit 9: Elevations (Block B) Exhibit 10: Elevations (Townhomes) Exhibit 11: Solar Study Exhibit 12: Phasing Plan Exhibit 13: Arborist Report prepared Creative Landscape Solutions dated March 3, 2018 Exhibit 14: Tree Retention Plan Exhibit 15: Drainage Report prepared by KPFF dated October 2018 Exhibit 16: Drainage Plan Exhibit 17: Utility Plan Exhibit 18: Grading Plan Exhibit 19: Road Plan Exhibit 20: Traffic Impact Analysis prepared by Transpo Group dated October 20185 Exhibit 21: Transportation Concurrency Memo Exhibit 22: Geotechnical Report prepared Earth Solutions NW, dated January 29, 2018 Exhibit 23: King County Metro Comment letter Exhibit 24: Advisory Notes 1 Solera Mixed Use Master Plan Planned Action Concurrence Review Introduction ........................................................................................................................................... 2 Proposal .................................................................................................................................................................. 2 Solora Proposal and Sunset Area Planned Action .......................................................................................... 2 Solara Planned Action Concurrence Review .................................................................................................... 4 Piha Site and Assumptions ................................................................................................................................... 4 Planned Action Concurrence Review .................................................................................................... 5 Ordinance 5813 Section II.D: Planned Action Qualifications ........................................................................ 5 (1) Land Use ....................................................................................................................................................... 5 (2) Development Thresholds ............................................................................................................................ 5 (3) Transportation - Trip Ranges and Thresholds ........................................................................................ 6 (4) Changed Conditions ................................................................................................................................... 7 Ordinance 5813 Section II.E: Planned Action Review Criteria ..................................................................... 7 Ordinance 5813 Attachment A: Planned Action Area ................................................................................... 9 Ordinance 5813 Attachment B: Planned Action EIS Mitigation Measures.................................................. 9 Earth .................................................................................................................................................................... 9 Air Quality ....................................................................................................................................................... 10 Water Resources ............................................................................................................................................. 14 Plants and Animals .......................................................................................................................................... 15 Energy ............................................................................................................................................................... 15 Noise ................................................................................................................................................................. 17 Environmental Health ...................................................................................................................................... 18 Land Use ........................................................................................................................................................... 20 Socioeconomics ................................................................................................................................................ 21 Housing ............................................................................................................................................................. 21 Environmental Justice ...................................................................................................................................... 22 Aesthetics .......................................................................................................................................................... 22 Historic/Cultural .............................................................................................................................................. 24 Transportation ................................................................................................................................................. 25 Parks and Recreation ..................................................................................................................................... 27 Public Services ................................................................................................................................................. 29 Utilities .............................................................................................................................................................. 32 Ordinance 5813 Attachment C: Sunset Terrace Master Site Plan ............................................................. 35 Height and Conditional Use Permit Criteria ......................................................................................... 35 1601 5th Avenue, Suite 1600 Seattle, WA 98101 206.622.5822 www.kpff.com NW 1/4 OF THE NW 1/4 AND THE NE 1/4 OF THE NW 1/4 SECTION 9, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M. 1601 5th Avenue, Suite 1600 Seattle, WA 98101 206.622.5822 www.kpff.com NW 1/4 OF THE NW 1/4 AND THE NE 1/4 OF THE NW 1/4 SECTION 9, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M. Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 5MASSING MODEL VIEWS Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 6MASSING MODEL VIEWS Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 7MASSING MODEL VIEWS NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSONP/LP/LP/LP/LP/LP/LP/LP/L15'EXISTING6'-0"20'-0"16'-0"16'-0"21'-0"53'-0"15'-0"16'-0"26'-0"16'-0"26'-0"26'-0"34'-5"28'-8"16'-0"26'-0"35'-0"49'-9"BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PLNE 12th ST SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"26'-0"19'-6"18'-0"15'-0"15'-0"15'-0"13'-6"15'-0"40'-4"35'-0"26'-0"40'-9"26'-5"18'-0"15'-0"15'-0"17'-0"18'-0"18'-6"15'-0"29'-6"18'-9"35'-1"32'-8"15'-7"28'-6"29'-6"36'-6"34'-6"28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"16'-0"33'32'-4"8'-0" 21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"6'-0"BLOCK A MIXED USE54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"53'-0"15'-0"15'-0"20'28'-3"15'15'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"53'-0"53'-0"GARAGEENTRYELEV 349GARAGEENTRYELEV 355DAYCARE DROP-OFFENTRANCEELEV 349DAYCAREOUTDOORPLAY AREAELEV 349LOBBYENTRYELEV 355PEDESTRIANCONNECTION ELEV 360FIRE ACCESS TO DAY CARE FROMSUNSET BLVDPEDESTRIANCONNECTION ELEV 360FIRE ACCESS TO DAY CARE FROMJEFFERSONCOVEREDBREEZEWAY /ACCESS TO BANKFROM PARKING10'-3"LOBBYENTRYELEV 355GARAGEENTRYELEV 355PEDESTRIANCONNECTION ELEV 365PEDESTRIANCONNECTION ELEV 365PEDESTRIANCONNECTION ELEV 3656666665344545645558638666658Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMay 25, 2018RENTON, WA # 20170853SOLERA0408020A-101SITE PLANSHEET INFORMATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 8MASSING MODEL VIEWS NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSONP/LP/LP/LP/LP/LP/LP/LP/L15'EXISTING6'-0"20'-0"16'-0"16'-0"21'-0"53'-0"15'-0"16'-0"26'-0"16'-0"26'-0"26'-0"34'-5"28'-8"16'-0"26'-0"35'-0"49'-9"BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PLNE 12th STSUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"26'-0"19'-6"18'-0"15'-0"15'-0"15'-0"13'-6"15'-0"40'-4"35'-0"26'-0"40'-9"26'-5"18'-0"15'-0"15'-0"17'-0"18'-0"18'-6"15'-0"29'-6"18'-9"35'-1"32'-8"15'-7"28'-6"29'-6"36'-6"34'-6"28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"16'-0"33'32'-4"8'-0" 21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"6'-0"BLOCK A MIXED USE54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"53'-0"15'-0"15'-0"20'28'-3"15'15'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"53'-0"53'-0"GARAGEENTRYELEV 349GARAGEENTRYELEV 355DAYCARE DROP-OFFENTRANCEELEV 349DAYCAREOUTDOORPLAY AREAELEV 349LOBBYENTRYELEV 355PEDESTRIANCONNECTION ELEV 360FIRE ACCESS TO DAY CARE FROMSUNSET BLVDPEDESTRIANCONNECTION ELEV 360FIRE ACCESS TO DAY CARE FROMJEFFERSONCOVEREDBREEZEWAY /ACCESS TO BANKFROM PARKING10'-3"LOBBYENTRYELEV 355GARAGEENTRYELEV 355PEDESTRIANCONNECTION ELEV 365PEDESTRIANCONNECTION ELEV 365PEDESTRIANCONNECTION ELEV 3656666665344545645558638666658Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMay 25, 2018RENTON, WA # 20170853SOLERA0408020A-101SITE PLANSHEET INFORMATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 9NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSONP/LP/LP/LP/LP/LP/LP/LP/L15'EXISTING6'-0"20'-0"16'-0"16'-0"21'-0"53'-0"15'-0"16'-0"26'-0"16'-0"26'-0"26'-0"34'-5"28'-8"16'-0"26'-0"35'-0"49'-9"BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PLNE 12th STSUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"26'-0"19'-6"18'-0"15'-0"15'-0"15'-0"13'-6"15'-0"40'-4"35'-0"26'-0"40'-9"26'-5"18'-0"15'-0"15'-0"17'-0"18'-0"18'-6"15'-0"29'-6"18'-9"35'-1"32'-8"15'-7"28'-6"29'-6"36'-6"34'-6"28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"16'-0"33'32'-4"8'-0" 21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"6'-0"BLOCK A MIXED USE54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"53'-0"15'-0"15'-0"20'28'-3"15'15'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"53'-0"53'-0"GARAGEENTRYELEV 349GARAGEENTRYELEV 355DAYCARE DROP-OFFENTRANCEELEV 349DAYCAREOUTDOORPLAY AREAELEV 349LOBBYENTRYELEV 355PEDESTRIANCONNECTION ELEV 360FIRE ACCESS TO DAY CARE FROMSUNSET BLVDPEDESTRIANCONNECTION ELEV 360FIRE ACCESS TO DAY CARE FROMJEFFERSONCOVEREDBREEZEWAY /ACCESS TO BANKFROM PARKING10'-3"LOBBYENTRYELEV 355GARAGEENTRYELEV 355PEDESTRIANCONNECTION ELEV 365PEDESTRIANCONNECTION ELEV 365PEDESTRIANCONNECTION ELEV 3656666665344545645558638666658Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMay 25, 2018RENTON, WA # 20170853SOLERA0408020A-101SITE PLANSHEET INFORMATIONMASSING MODEL VIEWS Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 10NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSONP/LP/LP/LP/LP/LP/LP/LP/L15'EXISTING6'-0"20'-0"16'-0"16'-0"21'-0"53'-0"15'-0"16'-0"26'-0"16'-0"26'-0"26'-0"34'-5"28'-8"16'-0"26'-0"35'-0"49'-9"BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PLNE 12th STSUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"26'-0"19'-6"18'-0"15'-0"15'-0"15'-0"13'-6"15'-0"40'-4"35'-0"26'-0"40'-9"26'-5"18'-0"15'-0"15'-0"17'-0"18'-0"18'-6"15'-0"29'-6"18'-9"35'-1"32'-8"15'-7"28'-6"29'-6"36'-6"34'-6"28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"16'-0"33'32'-4"8'-0" 21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"6'-0"BLOCK A MIXED USE54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"53'-0"15'-0"15'-0"20'28'-3"15'15'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"53'-0"53'-0"GARAGEENTRYELEV 349GARAGEENTRYELEV 355DAYCARE DROP-OFFENTRANCEELEV 349DAYCAREOUTDOORPLAY AREAELEV 349LOBBYENTRYELEV 355PEDESTRIANCONNECTION ELEV 360FIRE ACCESS TO DAY CARE FROMSUNSET BLVDPEDESTRIANCONNECTION ELEV 360FIRE ACCESS TO DAY CARE FROMJEFFERSONCOVEREDBREEZEWAY /ACCESS TO BANKFROM PARKING10'-3"LOBBYENTRYELEV 355GARAGEENTRYELEV 355PEDESTRIANCONNECTION ELEV 365PEDESTRIANCONNECTION ELEV 365PEDESTRIANCONNECTION ELEV 3656666665344545645558638666658Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMay 25, 2018RENTON, WA # 20170853SOLERA0408020A-101SITE PLANSHEET INFORMATIONMASSING MODEL VIEWS Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 11NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSONP/LP/LP/LP/LP/LP/LP/LP/L15'EXISTING6'-0"20'-0"16'-0"16'-0"21'-0"53'-0"15'-0"16'-0"26'-0"16'-0"26'-0"26'-0"34'-5"28'-8"16'-0"26'-0"35'-0"49'-9"BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PLNE 12th STSUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"26'-0"19'-6"18'-0"15'-0"15'-0"15'-0"13'-6"15'-0"40'-4"35'-0"26'-0"40'-9"26'-5"18'-0"15'-0"15'-0"17'-0"18'-0"18'-6"15'-0"29'-6"18'-9"35'-1"32'-8"15'-7"28'-6"29'-6"36'-6"34'-6"28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"16'-0"33'32'-4"8'-0" 21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"6'-0"BLOCK A MIXED USE54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"53'-0"15'-0"15'-0"20'28'-3"15'15'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"53'-0"53'-0"GARAGEENTRYELEV 349GARAGEENTRYELEV 355DAYCARE DROP-OFFENTRANCEELEV 349DAYCAREOUTDOORPLAY AREAELEV 349LOBBYENTRYELEV 355PEDESTRIANCONNECTION ELEV 360FIRE ACCESS TO DAY CARE FROMSUNSET BLVDPEDESTRIANCONNECTION ELEV 360FIRE ACCESS TO DAY CARE FROMJEFFERSONCOVEREDBREEZEWAY /ACCESS TO BANKFROM PARKING10'-3"LOBBYENTRYELEV 355GARAGEENTRYELEV 355PEDESTRIANCONNECTION ELEV 365PEDESTRIANCONNECTION ELEV 365PEDESTRIANCONNECTION ELEV 3656666665344545645558638666658Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNMay 25, 2018RENTON, WA # 20170853SOLERA0408020A-101SITE PLANSHEET INFORMATIONMASSING MODEL VIEWS Urbal Architecture 206.257.0972 urbalarchitecture.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 13BLOCK A Urbal Architecture 206.257.0972 urbalarchitecture.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 14BLOCK A - BASEMENT RESIDENTIAL PARKING RAMP UP 133 SPACES NE SUNSET LN.NE 11th ST.NE SUNSET BLVD. RENTON, WA PROJECT # 17-020 FLOOR PLAN: LEVEL P1 SCALE: NTS SOLERA BLOCK A 05-16-18 FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcherNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION Urbal Architecture 206.257.0972 urbalarchitecture.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 15BLOCK A - LEVEL 1 FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcher RESIDENTIAL PARKING 140 SPACES RAMP UP RAMP DN LEASING OFFICESMAILROOMAMENITY RESIDENTIAL LOBBY 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 2/2 TH1280GSF NE SUNSET LN.NE 11th ST.NE SUNSET BLVD. PROPOSED TOWNHOMES RENTON, WA PROJECT # 17-020 FLOOR PLAN: LEVEL 1 SCALE: NTS SOLERA BLOCK A 05-16-18NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION Urbal Architecture 206.257.0972 urbalarchitecture.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 16BLOCK A - LEVEL 2 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 1/1 TH768GSF 2/2 TH1280GSF NE SUNSET LN.NE 11th ST.PARKING LANE LOBBYBELOW OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF 1/1 DEN864GSF GSF 1/1 DEN864 RESIDENTIAL PARKING 41 SPACES UTILITY/STORAGERAMP DN COMMERCIAL PARKING 49 SPACES RETAIL9800 GSF PARKINGENTRY TRASH UTILITY SECURITYGATE PROPOSED BANKEXISTING TOWNHOMES RENTON, WA PROJECT # 17-020 FLOOR PLAN: LEVEL 2 SCALE: NTS SOLERA BLOCK A 05-16-18NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcher Urbal Architecture 206.257.0972 urbalarchitecture.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 17BLOCK A - LEVEL 3-6 FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcher OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 576GSF 1/1OPEN 576GSF 1/1OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 576GSF 1/1OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 544GSF 1/1 OPEN 1/1544GSF 2/2960GSF 2/2960GSF 2/2960GSF 2/2960GSF 2/2960GSF 2/2960GSF OPEN 1/1624GSF OPEN 1/1624GSF OPEN 1/1624GSF OPEN 1/1624GSF 1/1720GSF 1/1720GSF 1/1720GSF 1/1720GSF DEN+1/1816GSF DEN 1/1816GSF 1/1672GSF 1/1672GSF 2/21032GSF 2/21032GSF DEN+1/1816GSF DEN+1/1816GSF 2/21008GSF 2/21008GSFUTILITYUTILITY2/21032GSF 2/21032GSF 2/21032GSF 2/21032GSF 2/21032GSF 2/21032GSF 1/1672GSF 1/1672GSF NE SUNSET LN.NE 11th ST.NE SUNSET BLVD. OPEN 576GSF 1/1 OPEN 1/1576GSF OPEN 1/1544GSF OPEN 544GSF 1/1 RENTON, WA PROJECT # 17-020 FLOOR PLAN: LEVELS 3-6 SCALE: NTS SOLERA BLOCK A 05-16-18NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION Urbal Architecture 206.257.0972 urbalarchitecture.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 18BLOCK A - LEVEL 7 FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcher OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 576GSF 1/1 OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1544GSF OPEN 1/1544GSF OPEN 544GSF 1/1 OPEN 544GSF 1/1DEN+1/1816GSF DEN+1/1816GSF 2/21008GSF 2/21008GSF 2/2960GSF 2/2960GSF 1/1720GSF 1/1720GSFOPEN 1/1624GSF OPEN 1/1624GSFUTILITY UTILITY2/2960GSF 2/2960GSF 2/2960GSF 2/2960GSF 1/1720GSF 1/1720GSF OPEN 1/1576GSF OPEN 1/1576GSF OPEN 1/1576GSF DEN 1/1816GSF DEN+1/1816GSF AMENITY1728GSF NE SUNSET LN.NE 11th ST.NE SUNSET BLVD. RENTON, WA PROJECT # 17-020 FLOOR PLAN: LEVEL 7 SCALE: NTS SOLERA BLOCK A 05-16-18NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION Urbal Architecture 206.257.0972 urbalarchitecture.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 19BLOCK A - ELEVATIONS OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION *Building elevations provided to convey massing and height. Full architectural elevations will be provided for site plan review under separate submittal at a later date. NE Elevation NW Elevation Urbal Architecture 206.257.0972 urbalarchitecture.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 20BLOCK A - ELEVATIONS OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION *Building elevations provided to convey massing and height. Full architectural elevations will be provided for site plan review under separate submittal at a later date. SE Elevation SW Elevation Urbal Architecture 206.257.0972 urbalarchitecture.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 21BLOCK A - SITE SECTIONS OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION9'-2"9'-2"9'-2"10'-0"12'-0"9'-2"8'-0"TYPE V-ACONSTRUCTIONTYPE I-ACONSTRUCTION60'-0"9'-0"75'-0"NE SUNSET LN COURTYARD RETAIL RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS PARKING PARKING PARKING SUNSET BLVDGRADE PLANE RMC AVG EL. 361'-0" RMC HGT. LIMITEL. 421'-0" RMC HGT. LIMIT INCREASE PER CUPEL. 436-0" EL. 421'-8"T.O. PLATE EL. 413'-8"LEVEL 7 EL. 404'-6"LEVEL 6 EL. 395'-4"LEVEL 5 EL. 386'-2"LEVEL 4 EL. 377'-0"LEVEL 3 EL. 365'-0"LEVEL 2 EL. 346'-0"LEVEL P1 EL. 355'-0"LEVEL 1 RENTON, WA PROJECT # 17-020 BUILDING SECTION SCALE: NTS SOLERA BLOCK A 05-16-18 Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 22BLOCK B Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 23BLOCK B - BASEMENT 118'24'123'-6"455'-10" ELEV 338LOBBY ELEV 338 9' MECH ELEV 338 ELEV 338ELEV 338 MECH RESIDENTIAL PARKING SPACES 122 SPACES Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A2B1BLOCK B BASEMENT 1 SHEET INFORMATION FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcherNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 24BLOCK B - LEVEL 1 FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcher24'DN18'44'123'-6"368'-6"GARAGE ENTRY ELEV 349 ELEV 349 ELEV 349 LOBBY MECH ELEV 349 LOBBY ELEV 349 ELEV 341 107 SPACES 24'9' RESIDENTIAL REFUSE & RECYCLING 1,012.5 SQFT REQ. 1,083 SQFT PROV. MECH RESIDENTIAL PARKING SPACES ELEV 341 DN LEVEL 1 ELEV 349 5,800 SQ.FT. PROPOSED CHILD CARE OUTDOOR PLAY AREA ELEV 349 40'37' MECH MECH ELEV 341 FIRE ACCESS TO DAY CARE FROM JEFFERSON Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A201BLOCK B LEVEL 1NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 25BLOCK B - LEVEL 224' COMMERCIAL / RESD AMENITIES SPACE 6435 SQ. FT. LOBBY UP44'40'LEVEL 2 ELEV 360 123'-6"368'-6"GARAGE ENTRY ELEV 355 ELEV 355ELEV 360 LEASING 123'-6"40' ELEV 360 PEDESTRIAN CONNECTION ELEV 360 ELEV 360 ELEV 360 ELEV 360 ELEV 360 ACCESS TO DAYCARE ELEV 360 BLOCK B 21'-6"COMMERCIAL / RESIDENTIAL AMENITIES 5263 SQ. FT. 55 SPACES 77' 5,900 SQ.FT. PROPOSED CHILD CARE ELEV 36018'9' 445'-6" (75% OF 452'-6" = 340'-0")53'-6"ELEV 355 MAIL ROOM ELEV 355144 BICYCLE PARKING COMMERCIAL REFUSE & RECYCLING 323 SQFT REQ. 500 SQFT PROV.COMMERCIAL / DAYCARE PARKING SPACES MECH MECH ELEV 361FIRE ACCESS TO DAY CARE FROM SUNSET BLVD 37' LOBBY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A202BLOCK B LEVEL 2 FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcherNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 26BLOCK B - LEVEL 3 71'-0"71'-0" 32'-0" 73'-6"73'-6"71'-0"123'-6"32'-0"7'-0"32'-0"7'-0"32'-0"32'-0"32'-0"7'-0" Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A203BLOCK B LEVEL 3 FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcherNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 27BLOCK B - LEVEL 4-6 71'-0"71'-0" 32'-0" 73'-6"73'-6"71'-0"123'-6"32'-0"7'-0"32'-0"7'-0"32'-0"32'-0"32'-0"7'-0" Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A204BLOCK B LEVEL 4-5 FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcherNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 28BLOCK B - LEVEL 7 71'-0"71'-0" 32'-0" 73'-6"73'-6"71'-0"123'-6"32'-0"7'-0"32'-0"7'-0"32'-0"32'-0"32'-0"7'-0" ROOF DECK AMENITY ROOF DECK AMENITY Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A207BLOCK B LEVEL 7 FLOOR PLAN NOTES 1. Fire sprinkler and fire alarm systems will be provided throughout mixed use building. Dry stand pipes will be provided in all stairwells. Direct outside access will be provided to the fire sprinkler riser room. 2. Elevator cars will be sized to allow a mininum of a 40-inch by 84-inch stretcherNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON P/L P/LP/LP/L P/LP/L P/L P/L 15'EXISTING6'-0"20'-0"16'-0" 16'-0" 2 1 ' - 0 "53'-0"15'-0"16'-0" 26'-0" 16'-0" 26'-0"26'-0" 34'-5"28'-8"16'-0" 26'-0" 35'-0"49'-9" BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL NE 1 2 t h S T SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0" 26'-0" 19'-6" 18'-0" 15'-0" 15'-0"15'-0"13'-6"15'-0" 40'-4" 35'-0" 26'-0" 40'-9" 26'-5" 18'-0" 15'-0" 15'-0" 17'-0" 18'-0"18'-6" 15 ' - 0 "29'-6"18'-9"35'-1"3 2 ' - 8 " 15 ' - 7 " 28'-6"29'-6"36'-6"3 4 ' - 6 " 28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1 6 ' - 0 "33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0" 6'-0" BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6" 5 3 ' - 0 " 1 5 ' - 0 " 1 5 ' - 0 " 2 0 ' 2 8 ' - 3 " 1 5 ' 1 5 '12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6" 53'-0" 53'-0" GARAGE ENTRY ELEV 349 GARAGE ENTRY ELEV 355 DAYCARE DROP-OFF ENTRANCE ELEV 349 DAYCARE OUTDOOR PLAY AREA ELEV 349 LOBBY ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM SUNSET BLVD PEDESTRIAN CONNECTION ELEV 360 FIRE ACCESS TO DAY CARE FROM JEFFERSON COVERED BREEZEWAY / ACCESS TO BANK FROM PARKING 10'-3" LOBBY ENTRY ELEV 355 GARAGE ENTRY ELEV 355 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 PEDESTRIAN CONNECTION ELEV 365 6 6 6 6 6 6 5 3 4 4 54 5 6 4 5 5 5 8 6 3 8 6666 5 8 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 40 8020 A-101SITE PLAN SHEET INFORMATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 29REQUESTING 85'-0" MAXIMUM BUILDING HEIGHT R2-III-AWITH CUP APPROVALGRADE PLANE 353.25 REQUESTING 85'-0" MAXIMUM BUILDING HEIGHT R2-III-AWITH CUP APPROVALGRADE PLANE 353.25 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A301BLOCK B ELEVATIONS SHEET INFORMATION 1. EAST ELEVATION 2. WEST ELEVATION BLOCK B - ELEVATIONS OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION *Building elevations provided to convey massing and height. Full architectural elevations will be provided for site plan review under separate submittal at a later date. Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 30BLOCK B - ELEVATIONSREQUESTING 85'-0" MAXIMUM BUILDING HEIGHT R2-III-AWITH CUP APPROVALGRADE PLANE 353.25 REQUESTING 85'-0" MAXIMUM BUILDING HEIGHT R2-III-AWITH CUP APPROVALGRADE PLANE 353.25 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A302BLOCK B ELEVATIONS SHEET INFORMATION 3. SOUTH ELEVATION 4. NORTH ELEVATION OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION *Building elevations provided to convey massing and height. Full architectural elevations will be provided for site plan review under separate submittal at a later date. Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 31 COMMERCIAL ELEV. 360 COURTYARD ELEV. 375 COMMERCIAL ELEV. 360 DAY CARE ELEV. 360 LOBBY ELEV. 360 MAXIMUM CV ZONING HEIGHT - 60' REQUESTING MAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 LOBBY ELEV. 360 PARKING ELEV. 349DAY CARE ELEV. 349 GRADE PLANE ELEV. 353.25 MECH ELEV. 360 NE 11TH ST ELEV. 359 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 PARKING ELEV. 338 DAY CARE ELEV. 349 DAY CARE ELEV. 360DAY CARE ELEV. 360 PARKING ELEV. 338 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 COURTYARD ELEV. 375 COMMERCIAL ELEV. 360PARKING ELEV. 360 PARKING ELEV. 349JEFFERSON ACCESS ELEV. 345 MAXIMUM CV ZONING HEIGHT - 60' REQUESTING MAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 GRADE PLANE ELEV. 353.25 MAXIMUM CV ZONING HEIGHT - 60' REQUESTING MAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 GRADE PLANE ELEV. 353.25OUTDOOR PLAY AREA ELEV. 349 SUNSET BLVD ELEV. 353 JEFFERSON ACCESS ELEV. 355 SUNSET BLVD ELEV. 359 PARKING ELEV. 338 PARKING ELEV. 341 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A401BLOCK B SITE SECTIONS SHEET INFORMATION 2. CROSS SECTION 3. LONG SECTION 1. CROSS SECTION 24' COMMERCIAL / RESD AMENITIES SPACE 6435 SQ. FT. LOBBY UP44'40'LEVEL 2 ELEV 360 123'-6"368'-6"GARAGE ENTRY ELEV 355 ELEV 355ELEV 360 LEASING 123'-6"40' ELEV 360 PEDESTRIAN CONNECTION ELEV 360 ELEV 360 ELEV 360 ELEV 360 ELEV 360 ACCESS TO DAYCARE ELEV 360 BLOCK B 21'-6"COMMERCIAL / RESIDENTIAL AMENITIES 5263 SQ. FT. 55 SPACES 77' 5,900 SQ.FT. PROPOSED CHILD CARE ELEV 36018'9' 445'-6"(75% OF 452'-6" = 340'-0")53'-6"ELEV 355 MAIL ROOM ELEV 355144 BICYCLE PARKING COMMERCIAL REFUSE & RECYCLING 323 SQFT REQ. 500 SQFT PROV.COMMERCIAL / DAYCARE PARKING SPACES MECH MECH ELEV 361FIRE ACCESS TO DAY CARE FROM SUNSET BLVD 37' LOBBY ELEV 355 PEDESTRIAN CONNECTION ELEV 360 Architecture + Planning888.456.5849ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A202BLOCK B LEVEL 2 BLOCK B - SITE SECTIONS OPEN TO RESIDENTIAL LOBBY BELOW COMMERCIAL & GUEST JOINT PARKING SPACES BLOCK A DN RESIDENTIAL UNITS ELEV 364 RESIDENTIAL UNITS ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES 8,986 SF ELEV. 361 GARAGE ENTRY BELOW ELEV 342 228'32'32'42'294'RES. CORRIDOR38 SPACES ELEV 364 39 SPACES ELEV. LOBBY ELEV 364 RAMP RESIDENTIAL STORAGE 140 STORAGE LOCKERS ELEV 364 ELEV 356 AT GRADE ELEV 361 ELEV 361 ELEV 356 DNOPEN TOBELOWAT GRADE ELEV 358 221' (75% OF 294' = 220'-6") LEASING ELEV 364 RES. CORRIDOR 9'18'24'COMMERCIAL REFUSE & RECYCLING 141 SQFT REQ. 200 SQFT PROV.10'Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 A-A202BLOCK A LEVEL 2 SHEET INFORMATION 1 2 3 COMMERCIAL ELEV. 360 COURTYARD ELEV. 375 COMMERCIAL ELEV. 360 DAY CARE ELEV. 360 LOBBY ELEV. 360 MAXIMUM CV ZONING HEIGHT - 60' REQUESTING MAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 LOBBY ELEV. 360 PARKING ELEV. 349DAY CARE ELEV. 349 GRADE PLANE ELEV. 353.25 MECH ELEV. 360 NE 11TH ST ELEV. 359 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 PARKING ELEV. 338 DAY CARE ELEV. 349 DAY CARE ELEV. 360DAY CARE ELEV. 360 PARKING ELEV. 338 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 COURTYARD ELEV. 375 COMMERCIAL ELEV. 360PARKING ELEV. 360 PARKING ELEV. 349JEFFERSON ACCESS ELEV. 345 MAXIMUM CV ZONING HEIGHT - 60' REQUESTING MAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 GRADE PLANE ELEV. 353.25 MAXIMUM CV ZONING HEIGHT - 60' REQUESTING MAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 GRADE PLANE ELEV. 353.25OUTDOOR PLAY AREA ELEV. 349 SUNSET BLVD ELEV. 353 JEFFERSON ACCESS ELEV. 355 SUNSET BLVD ELEV. 359 PARKING ELEV. 338 PARKING ELEV. 341 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A401BLOCK B SITE SECTIONS SHEET INFORMATION 2. CROSS SECTION 3. LONG SECTION 1. CROSS SECTION COMMERCIAL ELEV. 360 COURTYARD ELEV. 375 COMMERCIAL ELEV. 360 DAY CARE ELEV. 360 LOBBY ELEV. 360 MAXIMUM CV ZONING HEIGHT - 60' REQUESTING MAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 LOBBY ELEV. 360 PARKING ELEV. 349DAY CARE ELEV. 349 GRADE PLANE ELEV. 353.25 MECH ELEV. 360 NE 11TH ST ELEV. 359 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 PARKING ELEV. 338 DAY CARE ELEV. 349 DAY CARE ELEV. 360DAY CARE ELEV. 360 PARKING ELEV. 338 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 COURTYARD ELEV. 375 COMMERCIAL ELEV. 360PARKING ELEV. 360 PARKING ELEV. 349JEFFERSON ACCESS ELEV. 345 MAXIMUM CV ZONING HEIGHT - 60' REQUESTING MAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 GRADE PLANE ELEV. 353.25 MAXIMUM CV ZONING HEIGHT - 60' REQUESTING MAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 GRADE PLANE ELEV. 353.25OUTDOOR PLAY AREA ELEV. 349 SUNSET BLVD ELEV. 353 JEFFERSON ACCESS ELEV. 355 SUNSET BLVD ELEV. 359 PARKING ELEV. 338 PARKING ELEV. 341 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A401BLOCK B SITE SECTIONS SHEET INFORMATION 2. CROSS SECTION 3. LONG SECTION 1. CROSS SECTION COMMERCIAL ELEV. 360 COURTYARD ELEV. 375 COMMERCIAL ELEV. 360 DAY CARE ELEV. 360 LOBBY ELEV. 360 MAXIMUM CV ZONING HEIGHT - 60' REQUESTING MAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 LOBBY ELEV. 360 PARKING ELEV. 349DAY CARE ELEV. 349 GRADE PLANE ELEV. 353.25 MECH ELEV. 360 NE 11TH ST ELEV. 359 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 PARKING ELEV. 338 DAY CARE ELEV. 349 DAY CARE ELEV. 360DAY CARE ELEV. 360 PARKING ELEV. 338 RESIDENTIAL ELEV. 375 RESIDENTIAL ELEV. 375 COURTYARD ELEV. 375 COMMERCIAL ELEV. 360PARKING ELEV. 360 PARKING ELEV. 349JEFFERSON ACCESS ELEV. 345 MAXIMUM CV ZONING HEIGHT - 60' REQUESTINGMAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 GRADE PLANE ELEV. 353.25 MAXIMUM CV ZONING HEIGHT - 60' REQUESTINGMAXIMUM BUILDING HEIGHT = 85'-0" VIA ADMINISTRATIVE CUP PER RMC 4-2-120C.16 GRADE PLANE ELEV. 353.25OUTDOOR PLAY AREA ELEV. 349 SUNSET BLVD ELEV. 353 JEFFERSON ACCESS ELEV. 355 SUNSET BLVD ELEV. 359 PARKING ELEV. 338 PARKING ELEV. 341 Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN May 25, 2018RENTON, WA # 20170853 SOLERA 0 8 16 32 B-A401BLOCK B SITE SECTIONS SHEET INFORMATION 2. CROSS SECTION 3. LONG SECTION 1. CROSS SECTION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 53TH - 6-PLEX BUILDING STYLE AArchitecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA NTS TH-A3016-PLEX A PERSPECTIVE FEE-SIMPLE TOWNHOUSE Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 549'-1"8"9'-1"11'-1"40'-0"Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 4 8 16 TH-A3026-PLEX 'A' ELEVATIONS FEE-SIMPLE TOWNHOUSE FRONT ELEVATION BACK ELEVATION SIDE 1 ELEVATION SIDE 2 ELEVATION TH - 6-PLEX BUILDING STYLE A 9'-1"8"9'-1"11'-1"40'-0"Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 4 8 16 TH-A3026-PLEX 'A' ELEVATIONS FEE-SIMPLE TOWNHOUSE FRONT ELEVATION BACK ELEVATION SIDE 1 ELEVATION SIDE 2 ELEVATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 55TH - 6-PLEX BUILDING STYLE BArchitecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA NTS TH-A3056-PLEX B PERSPECTIVE FEE-SIMPLE TOWNHOUSE Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 569'-1"8"9'-1"11'-1"40'-0"Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 4 8 16 TH-A3066-PLEX 'B' ELEVATIONS FEE-SIMPLE TOWNHOUSE FRONT ELEVATION BACK ELEVATION SIDE 1 ELEVATION SIDE 2 ELEVATION TH - 6-PLEX BUILDING STYLE B 9'-1"8"9'-1"11'-1"40'-0"Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 4 8 16 TH-A3026-PLEX 'A' ELEVATIONS FEE-SIMPLE TOWNHOUSE FRONT ELEVATION BACK ELEVATION SIDE 1 ELEVATION SIDE 2 ELEVATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 57TH - 5-PLEX ALT BUILDING STYLE AArchitecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA NTS TH-A3035-PLEX ALT A PERSPECTIVE FEE-SIMPLE TOWNHOUSE Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 58TH - 5-PLEX ALT BUILDING STYLE A9'-1"8"9'-1"11'-1"40'-0"Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 4 8 16 TH-A3045-PLEX ALT 'A' ELEVATIONS FEE-SIMPLE TOWNHOUSE FRONT ELEVATION BACK ELEVATION SIDE 1 ELEVATION SIDE 2 ELEVATION 9'-1"8"9'-1"11'-1"40'-0"Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 4 8 16 TH-A3026-PLEX 'A' ELEVATIONS FEE-SIMPLE TOWNHOUSE FRONT ELEVATION BACK ELEVATION SIDE 1 ELEVATION SIDE 2 ELEVATION Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 59TH - 5-PLEX ALT BUILDING STYLE BArchitecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA NTS TH-A3075-PLEX ALT B PERSPECTIVE FEE-SIMPLE TOWNHOUSE Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 60TH - 5-PLEX ALT BUILDING STYLE B9'-1"8"9'-1"11'-1"40'-0"Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 4 8 16 TH-A3085-PLEX ALT 'B' ELEVATIONS FEE-SIMPLE TOWNHOUSE FRONT ELEVATION BACK ELEVATION SIDE 1 ELEVATION SIDE 2 ELEVATION 9'-1"8"9'-1"11'-1"40'-0"Architecture + Planning 888.456.5849 ktgy.com CONCEPTUAL DESIGN MARCH 2, 2018RENTON, WA # 20170853 SOLERA 0 4 8 16 TH-A3026-PLEX 'A' ELEVATIONS FEE-SIMPLE TOWNHOUSE FRONT ELEVATION BACK ELEVATION SIDE 1 ELEVATION SIDE 2 ELEVATION October 5, 2018 Matt Herrera, AICP Senior Planner City of Renton 1055 S. Grady Way Renton, WA 98057 RE: PR18-000333 Solera / LUA18-000490, SA-M, CU-H, MOD (EIS Shading Impacts) As a response to the “On-hold” Notice dated September 24, 2018, please find the response below to item #1 (bullet 6) regarding potential Shading Impacts. The proposed site and massing plan has been developed specifically to mitigate impact of the development on surrounding properties by weighting density and activity towards NE Sunset Boulevard which is an active regional artery and away from the quieter less dense areas to the Northwest and Southwest. As a result, as depicted on the shadow study attached (Exhibit A), there is no shadow impact from the proposed mixed-use buildings on NE 10th Street, Renton Highlands Library, or Sunset Neighborhood Park to the South or Sunset Court Park to the West. Furthermore, the North shade is stretched out in the afternoon just at the waining hours of the afternoon light on the winter solstice and shadow on NE Sunset Boulevard has a negligible impact as a result of the requested CUP including limitation of shade to the west (project side) sidewalk and Sunset Boulevard itself. Should you have any questions, please don’t hesitate to contact our office. Best Regards, Keith McCloskey, LEED AP Executive Director, Design KTGY Architecture + Planning 12555 West Jefferson Blvd., Suite 100 Los Angeles, CA 90066 310.439.3919 Direct 310.394.2623 Main 310.980.7784 Cell Architecture + Planning 888.456.5849 ktgy.com QUADRANT HOMES 15900 SE EASTGATE WAY SUITE 300 BELLEVUE, WA 98008 RENTON, WA # 2017-0853 SOLERA JULY 12, 2018 SITE PLAN REVIEW A - 61MIXED-USE SOLAR STUDY SUMMER SOLSTICE (JUNE 21) SUNRISE AT 5:11 AM SUNSET AT 9:10 PM SPRING EQUINOX (MARCH 21) SUNRISE AT 7:10 AM SUNSET AT 7:23 PM WINTER SOLSTICE (DECEMBER 21) SUNRISE AT 7:54 AM SUNSET AT 4:20 PM 9:00 AM 11:00 AM 1:00 PM 3:00 PM 11: 0 0 A M 1:0 0 P M 9:0 0 A M NE 1 1 T H S T . NE 1 1 T H S T . NE 1 1 T H S T . NE 1 0 T H S T . NE 1 0 T H S T . NE 1 0 T H S T . BLOCK A MIXED-USEBLOCK A MIXED-USEBLOCK A MIXED-USEBLOCK B MIXED-USEBLOCK B MIXED-USEBLOCK B MIXED-USEJEFFERSON AVE. NEJEFFERSON AVE. NEJEFFERSON AVE. NESUNSET BLVD. SUNSET BLVD. SUNSET BLVD. HARRINGTON PL. NEHARRINGTON PL. NEHARRINGTON PL. NE3:0 0 P M 11: 0 0 A M 1:0 0 P M 9:0 0 A M 3:0 0 P M 11: 0 0 A M 1:0 0 P M 9:0 0 A M 3:0 0 P M SUNSET NEIGHBORHOOD PARK SUNSET NEIGHBORHOOD PARK SUNSET NEIGHBORHOOD PARK SUNSET COURT PARK SUNSET COURT PARK SUNSET COURT PARKHARRINGTON AVE. NEHARRINGTON AVE. NEHARRINGTON AVE. NENE 12TH ST. NE 12TH ST. NE 12TH ST. RENTON HIGHLANDS LIBRARY RENTON HIGHLANDS LIBRARY RENTON HIGHLANDS LIBRARY EXHIBIT A 1601 5th Avenue, Suite 1600 Seattle, WA 98101 206.622.5822 www.kpff.com NW 1/4 OF THE NW 1/4 AND THE NE 1/4 OF THE NW 1/4 SECTION 9, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M. Page 1 of 20 Quadrant Grove South September 22, 2017 March 3, 2018 Corey Watson Quadrant Homes 15900 Eastgate Suite 300 Bellevue, WA 98008 Site: 2806 NE Sunset Blvd Renton, WA 98056 TPN: 7227801205, 7227801206, 722781405, 7227801406, 722781235 429,643 sq. ft. = 9.8 acres Dear Corey: Thank you for requesting my services. On February 19, 2018, I performed a Visual Risk Assessment (VRA) for all the significant* trees growing on the site above, as well as the offsite and ROW trees with canopies that included coverage on the property. The information gathered and included in this report is a necessary part of the of the redevelopment process which requires that a Tree Retention Plan to be submitted as part of a proposed site development (RMC 4.8.120). In summary: Tree Density Calculations Total number of onsite trees 31 Total number of exempt trees 18 Total number of viable trees 13 Required number of retained trees (.1 X13) 1.3 Number of required replacement trees (1.3 X 12") 16" Number of 2" caliper replacement trees (16"/2") 8 I have included a detailed report of my findings, if you have any questions please contact me. I can be reached on my cell phone: 425.890.3808 or by email: sprince202@aol.com. Warm regards, Susan Prince Creative Landscape Solutions ISA Certified Arborist #1481 TRAQ Certified Arborist #481 Landscape Designer 425.890.3808 *A “significant” tree is a tree with a caliper of at least 6” or an alder or cottonwood trees with a caliper of at least 8”. Trees planted within the most recent 10 years qualify as significant regardless of caliper. A “landmark” tree is a tree with a caliper of at least 30”. (RMC 4.11.200) . Solera Subdivision Drainage Report October 2018 1601 5th Avenue, Suite 1600 Seattle, WA 98101 206.622.5822 www.kpff.com NW 1/4 OF THE NW 1/4 AND THE NE 1/4 OF THE NW 1/4 SECTION 9, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M. Traffic Impact Analysis SOLERA MIXED-USE Prepared for: Quadrant Homes October 2018 Prepared by: 12131 113th Avenue NE, Suite 203 Kirkland, WA 98034-7120 Phone: 425-821-3665 www.transpogroup.com 1.17460.00 © 2018 Transpo Group DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 26, 2018 TO: Matt Herrera, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Solera; LUA18-000490, SA-M, PP, CU-H, MOD The applicant is requesting Master Site Plan Review, Preliminary Plat Approval, Conditional Use Permit, Street Modification Approval, and Concurrence with the Sunset Area Planned Action EIS for a proposed mixed use development that would provide approximat ely 672 multi-family residential units and 39,000 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 with six stories above grade and up to 85-feet in maximum height. The two mixed use buildings would contain approximately 521 multi-family units with ground floor commercial space. The subject property would also contain approximately 151 fee-simple townhomes under the unit lot subdivision provisions. Net residential density on the subject property would result in approximately 70 dwelling units per acre. The site would contain a total of 906 parking spaces located within the mixed use buildings, townhome units, and a six-space surface lot. The existing Greater Hi-Lands Shopping Center would be demolished with the exception of the US Bank building. New public street connections would be constructed providing access through the site with private alleys for vehicle access to residences. Street frontage improvements would be constructed along the site’s periphery. Proposed drainage improvements include the use of green roofs for the mixed use buildings and bio-retention planters throughout the development. The applicant proposes to remove the site’s 31 trees (13 significant trees) and replace with new trees within planter strips, street frontage, and pedestrian oriented areas. Transportation Concurrency Test – Solera Page 2 of 3 October 26, 2018 The proposed development would generate a reduction of approximately 534 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 196 net new trips (37 inbound and 159 outbound). During the weekday PM peak hour, the project would generate approximately 29 net new trips (44 inbound and -15 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4 -6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City’s investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2017. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2018 is 1,812 trips, which provides sufficient capacity to accommodate a reduction of 29 trips from this project. A resulting 1,783 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: Transportation Concurrency Test – Solera Page 3 of 3 October 26, 2018 D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI -65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. EarthSolutionsNWLLC EarthSolutions NW LLC Geotechnical Engineering Geology Environmental Scientists Construction Monitoring 1805 -136th Place N.E.,Suite 201 Bellevue,WA 98005 (425)449-4704 Fax (425)449-4711 www.earthsolutionsnw.com GEOTECHNICAL ENGINEERING STUDY RENTON HIGHLANDS TOWNHOMES NORTHEAST SUNSET BOULEVARD RENTON,WASHINGTON ES-5719 From: Kriedt, Gary <Gary.Kriedt@kingcounty.gov> Sent: Monday, August 13, 2018 12:37 PM To: Matthew Herrera Cc: Kyle Wunderlin; Jennifer Cisneros; Korthals, David; Steiner, Josh; Greene, John Subject: RE: City of Renton LUA Acceptance: Solera Master Plan, LUA18-000490 Hi Matthew – King County Metro Transit staff reviewed the Solera Master Plan, LUA18-000490, and we have the following comments. The bus stop adjacent to the site (stop #45145) is likely to become a major RapidRide station and very active bus stop generally. This will be due to the proposed intensive mixed use development as well as the transfer opportunities to/from Route 111, and future routes 1075 (frequent), 2022 (express), and 3061 (local) planned to operate on this segment of Sunset in the 2025 MetroConnects network. The overall site design of the project should incorporate and anticipate that future residents and other visitors to the mixed use development would want access to/from this zone on the southbound/west side of NE Sunset Blvd, as well as to cross Sunset to/from its northbound paired stop. The adjacent bus stop, (stop #45145) is currently served by Routes 111 and 240. Route 240 is slated to be upgraded to RapidRide (Route 1030), in the 2021-2022 timeframe. Metro would like the developer to provide, at a minimum, shelter footings at the bus stop, and we would like to discuss the provision of conduit in anticipation of the stop becoming a RapidRide station with real-time information signage and associated lighting. Please have the developer contact David Korthals, 206-477-5776, david.korthals@kingcounty.gov, or Josh Steiner, 206-263-5904, jsteiner@kingcounty.gov. The developer will need to accommodate a stop or temporary zone throughout construction. Please inform the project proponent that they need to contact Metro's Construction Information Center prior to construction regarding construction-related coordination. Please note that we will need advance notification per our Construction Notification Guidelines (minimum requirements). Thank you very much! Gary Kriedt, Senior Environmental Planner Metro Transit 201 South Jackson St., MS KSC-TR-0431 Seattle, WA 98104-3856 206.477.5950 or 206.818.8647 (cell) gary.kriedt@kingcounty.gov From: Jennifer Cisneros <JCisneros@Rentonwa.gov> Sent: Tuesday, August 7, 2018 1:07 PM To: 'Karen Walter' <KarenWalter<KWalter@muckleshoot.nsn.us>; 'Laura Murphy' <LauraMurphy- MuckleshootCulturalResources>; 'separegister@ecy.wa.gov'; 'sepaunit@ecy.wa.gov'; 'misty.blair@ecy.wa.gov'; 'Sepadesk@dfw.wa.gov'; 'sepacenter@dnr.wa.gov'; 'Minnie.Dhaliwal@TukwilaWA.gov'; 'Gary.Kriedt@kingcounty.gov'; 'steveo@newcastlewa.gov'; 'andy.swayne@pse.com' Cc: Matthew Herrera <MHerrera@Rentonwa.gov>; Kyle Wunderlin <KWunderlin@Rentonwa.gov>; Jennifer Cisneros <JCisneros@Rentonwa.gov> Subject: City of Renton LUA Acceptance: Solera Master Plan, LUA18-000490 Hello, Please see attached documents for City of Renton LUA acceptance for the following project: Solera Master Plan LUA18-000490 Attached are the Notice of Application, the Site Plan, and the Environmental Checklist. As the project progresses, more information will be available by request and through our online Public Notice of Land Use Applications Map. Thank you, DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT LUA18-000490 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any wa y within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of ret ained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Ann Fowler, 425-430-7382,afowler@rentonwa.gov) 1. See Attached Development Engineering Memo dated x, 2017 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1 of 16 ADVISORY NOTES TO APPLICANT Page 2 of 6 LUA18-000490 1. Fire impact fees are applicable. Some examples are at the rate of $964.53 per multifamily units, for retail are $1.25 a square foot and for restaurant it is $5.92 a square foot. These fees are paid at time of building permit issuance. Credit will be granted for the removal of the existing buildings as long as current square footages and occupancy uses are provided. No charges or credits apply to parking garages. 2. The preliminary fire flow calculation is 4,000 gpm. A minimum of four fire hydrants are required. A minimum of one hydrant is required within 150-feet and three additional fire hydrants are required within 300-feet of all the buildings. Project shall meet maximum hydrant spacing of 300 -feet on center also. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. Each sprinklered building shall have its own fire department connection. It is estimated that a minimum of a 12-inch looped fire main will be required around the entire site. A number of lengthy water main extensions are required in order to meet the probable fire flow requirements. Existing hydrants may be counted toward the requirements as long as they meet current code. 3. Approved fire sprinkler and fire alarm systems are required throughout all of the apartment buildings. Dry standpipes are required in all stairways. Direct outsid e access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire alarm and sprinkler systems are not required by code for most of the townhome buildings. Sprinkler systems are required in four of the townhome buildings due to limited fire apparatus access. Sprinkler systems may be needed as a design option in other townhome buildings if required fire flow needs cannot be met. 5. Fire department apparatus access roadways are required within 150 -feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Dead end roadways over 150-feet long require an approved turnaround. 6. All buildings that are required to be equipped with elevators, shall size the elevators to meet the requirements for a bariatric sized stretcher to accommodate all areas of each building. Car size shall be sized to meet a minimum of a 40-inch by 84-inch stretcher. 7. All areas of all apartment buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. There are numerous easements that encumber this property based on the title reports provided. As the project moves forward, releasing City interest in the easements will need to go through the City’s 2 of 16 ADVISORY NOTES TO APPLICANT Page 3 of 6 LUA18-000490 Release of Easement process to be approved by Council. Other easements with private interest will need to be extinguished through legal process. This process may need to be completed prior to construction permit issuance. 2. Based on the site plan, portions of right-of-way may need to be vacated. Please follow the City’s street vacation process to be approved by Council for the vacation. This process may need to be completed prior to construction permit issuance. 3. Due to the desire to phase the overall project, further discussion with City staff will be necessa ry to determine a plan of action for parcel and plat recording for the commercial and residential portions. 4. Street names and addressing for the properties will be assigned after preliminary plat approval. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. 2. The play area proposed as part of this plan, in its current configuration, has limited visibility with 3 sides closed in and is also located on the north side of a multi-story building. These conditions are not conducive to a children’s play area but would have limited impact for use of an off leash area which would keep this location activated (highly desirable). 3. If possible, incorporate another one or two smaller off leash areas as 673 units could include a number of pet owners. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 594 Police Calls for Service Estimated (includes 151 townhomes, two large apartment buildings – 521 units total - and commercial space for retail). CONSTRUCTION PHASE 1. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailers should be completely fenced in with portable chain-link fencing. Fencing will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. 2. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2” throw when bolted. Glass windows in the trailer should be shatter-resistant. Any construction material that contains copper should be removed from the construction site at the end of each working day; housing this material at the site (even within a “secured” container) still holds a risk of it being stolen when the site is vacated at the end of the work day. Toolboxes and storage containers should be secured with heavy-duty shrouded padlocks and kept secured when not in use. There is a homeless population in this area that may be motivated to come to the site with the intention of making profit off of tools and materials. 3. I recommend the business post “No Trespassing” signs on the property while it’s under construction. This will aid police in making arrests on the property after hours. I strongly recommend the use of private security personnel to patrol the site during the hours of darkness due to the risk of this site 3 of 16 ADVISORY NOTES TO APPLICANT Page 4 of 6 LUA18-000490 being highly attractive to area thieves/burglars. Foregoing that, it’s recommended an interactive CCTV surveillance system be temporarily put into place to deter unwanted subjects from coming onto the job site. COMPLETED MIXED-USE BUILDINGS 1. All exterior doors should be made of solid metal with commercial-grade deadbolt locks with latch guards and/or pry-resistant cylinders around the locking hardware. Glass doors should be outfitted with hardware described above and equipped with a layer of security film. Security film can increase the strength of the glass, reducing the likelihood of suspects being able to shatter it in order to gain entry. 2. Access to the back of the retail areas appears to be unrestricted so it’s recommended security alarms be installed at these locations following construction. Submitted plans show a mix of retail/residential space (i.e., commercial/residential amenities space, Block B, Level 2), but at this writing it’s unclear as to what type of space will be shared. With that being said, defining public space from private will be important in these areas. Use of key fobs or access cards may be the best way to separate public traffic from private at these locations. 3. The installation of cameras within the internal hallways of the multi -housing structures is recommended. The proposed structures will be the largest multi-housing property in the city and are expected to incur one call, per unit, per year (on average). Having cameras installed in and throughout the property will assist in thwarting negative activity within typically isolated areas. 4. Any separate laundry facilities should be properly secured with doors that have sturdy deadbolts and latchguard. These locations can sometimes be tempting targets for thieves who want to break into the laundry appliances to collect the quarters that are accumulated there. That is why I recommend the installation of machines that run by prepaid cards only. It’s very expensive to fix these machines, only to have them broken into time-after-time due to the large amount of money that can be found inside of them. Limited Access Garage Locations & Parking Lots 1. The parking garages and parking lots will be a tempting target for thieves. Theft from motor vehicle and auto theft are prevalent and any garage housing vehicles utilized by visitors, employees, and /or residents are likely to have items of value left inside (electronic equipment, personal items, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside and outside of any parking garage, an overabundance of lighting, and a noticeable presence of courtesy patrol. I assume there will be a large influx of unwanted ‘curiosity seekers’ brought into this particular area due to its location and commercial presence. 2. I recommend emergency call boxes be placed in each underground garage location in the event of an emergency. 3. Signage advising residents, guests, and retail customers to keep valuables out of their vehicles while 4 of 16 ADVISORY NOTES TO APPLICANT Page 5 of 6 LUA18-000490 parked should be posted in all parking areas (to include the limited access garages). Courtyard / Landscaping Areas The current plans to provide a “park feel” will more than likely attract a homeless population, possibly pushing out the intended usership for these locations. I discourage the installation of long benches, solid surface tables, or “rest stops” that can be easily accessed by the public. Any retaining walls, concrete berms, or easily-accessible wall placements be finished with material that would discourage long -term loitering (grated designs, skateboard deterrents, varied levels, etc.). Lighting Lighting is the #1 deterrent to crime and with a development of this size, it will be especially important due to the large amount of vehicle and pedestrian traffic that will be pulled into the location. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in the country) as well as provide safe pedestrian travel for both employees, customers and residents. Disposal Receptacles All dumpster areas should be housed within a structure of a height and strength that will deter unwanted subjects from gaining access to them when not in use. Due to the location of this development, I assume it will experience an ongoing population of transients at the location and having easy access to trash receptacles will motivate them to remain in the area. Open Common Areas Due to the heavy foot and vehicle traffic in the area it won’t be long before the property experiences unwanted subjects utilizing the common areas in and around Solera. It will be important for residents, homeowners and business owners work in corroboration to keep these areas hospitable for the intended usership. This would include keeping the common areas clean of debris and garbage, that any graffiti be reported and covered up immediately, and that any suspicious activity be reported to police as soon as possible. Storage Units Although it may seem low-risk, it’s actually quite common for multi-housing properties to experience storage room thefts. I recommend placement of these units been in a high traffic residential area, within a structure that has a deadbolt with 3” wood screws installed in the strikeplate, as well as the installation of latch guards to help protect the locking mechanism from being pried. Maintenance Rooms Any maintenance or utility rooms should have deadbolts with 3” wood screws installed in the strikeplate, with latch guards installed (where applicable) to help protect the locking mechanisms from being pried. Notes It’s important that an emergency access code (or access fobs) be available to law enforcement so they can respond to emergency situations. It should be noted that this can come in the form of an emergency call box that unlocks main entry doors or a knox box that contains access fobs inside. This type of access is a separate accommodation from what is provided for the fire department. 5 of 16 ADVISORY NOTES TO APPLICANT Page 6 of 6 LUA18-000490 If there are plans for fitness centers, recreation rooms, or meeting facilities within the multi -housing buildings, care should be taken if these rooms will be housing flat screen TVs, projector or computer equipment. It’s common for these types of items to be stolen, so I recommend access to these locations be by resident fob or access card only so subjects coming into these locations can be tracked in the event of a burglary. Townhomes Buildings 1. Each townhome should have solid core pedestrian doors, preferably metal or solid wood, with peepholes.The doors should have heavy-duty deadbolt locks with a minimum 1-½” throw and installed with 3” wood screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. 2. Sliding windows and glass patio doors should have secondary locks installed to restrict movement. Simply placing a sturdy, fitted dowel into the tracks may be adequate. 3. Alarm systems are recommended for each residential unit. Any stairways should be constructed of lattice, wood or metal railing so visibility is open and unobstructed. 4. Security lighting should be installed along sidewalks, in stairways, foyers, and pathways. Each home should have individual addresses clearly posted with numbers at least 6” in height and of a color contrasting with the color of the building. Addresses should be illuminated so they are easily located. This will assist emergency personnel in locating the correct location for response. 5. Any resident storage should have latch guards and deadbolts installed. Dumpster locations should be secured within their own housing and well lit. If possible, creating a dumpster location that can be secured for resident’s use, but accessible for waste management, is re commended. 6. Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism. It’s recommended the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. This will allow for a more comprehensive security evaluation that would be specific to each structure. Contact Cyndie Parks, 425.430.7521, when you would like to make an appointment. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. 6 of 16 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 5, 2018 TO:Matthew Herrera, Planner FROM:Ann Fowler, Civil Engineer III, Plan Review SUBJECT:Utility and Transportation Comments for Solera Master Site Plan Review 2842 NE Sunset Blvd, LUA 18-000490 I have reviewed the application for the Solera Master Site Plan Review at 2842 NE Sunset Blvd, (APN(‘s) 722780-1406, -1405, -1206, -1235, -1785, -1205) and have the following comments: EXISTING CONDITIONS Water Water service is provided by the City of Renton The site is in the Highlands service area in the 565 hydraulic pressure zone. There is an existing (low-pressure) 8-inch City water main located in Sunset Lane NE (see Water plan no. W-1878) with a capacity of 1,000 gallons per minute (gpm). There is an existing 12-inch City water main located in NE 10th Street, recently completed by the City as part of the City’s Sunset Lane Improvement TIP Plan. There is an existing 8-inch City water main located in NE 12th Street (see Water plan no. W-1878) with a maximum capacity of 2,000 gpm. There is an existing 10-inch City water main located in Kirkland Ave NE (see Water plan no. W-0092) with a maximum capacity of 3,300 gpm. There is an existing 12-inch City water main located in NE Sunset Blvd (see Water plan no. W-3179) 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 Sunset Court Apartments. Static water pressure is approximately 91 psi at elevation 354. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton There is an existing 8-inch wastewater main located in Sunset Lane NE (see City plan no. S-1114). There is an existing 8-inch wastewater main located in the vacated right-of-way of Harrington Place NE (see City plan no. S-1114). There is an existing 8-inch wastewater main located in NE 10th Street recently completed by the City as part of the City’s Sunset Lane Improvement TIP Plan. 7 of 16 Solera Master Site Plan Review – LUA18-000490 Page 2 of 10 There is an existing 18-inch wastewater main located in NE Sunset Blvd (see City plan no. S-2268). There is an existing 8-inch wastewater main located in NE 12th Street (see City plan no. S-1114). There is an existing private 8-inch wastewater main located in across parcel number -1405 and the northwest portion of parcel -1205 which connects into a catch basin in NE 12th Street (see City plan no. S-0042). Storm 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 Sunset Blvd NE. There is an existing 12-inch stormwater main located in NE 10th Street. o 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 the future Sunset Neighborhood Park. A portion of the tributary area directed to the regional facility includes approximately 0.77 acres in area from the Greater Highland Shopping Center north of NE 10th Street. NE 12th Street is included in the Sunset Area Green Connections plan as outlined in the Sunset Area Surface Water Master Plan. Installation of stormwater facilities upgrades, including an 8-ft bioretention stormwater facility along the south side of NE 12th Street shall be designed and installed by the developer. Streets The proposed development fronts the following public roads: Sunset Lane NE along the west property line(s) of parcel number 7227801225. 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. 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 8 of 16 Solera Master Site Plan Review – LUA18-000490 Page 3 of 10 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. CODE REQUIREMENTS WATER 1. The required water main improvements are shown on the composite utility civil plan submitted with the Land Use Application. The proposed 10-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 should 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. b. 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. 2. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 4,000 gpm. a. Water main extensions to Alleys D, E, F, and G from the proposed 10-inch water main located in Alley B will be required in order to provide water services and meters to each townhome unit. 3. The following water main improvements are required to provide water service for domestic use and fire protection for the development per City Code and Development standards (RMC 4-6-010B) including, but not limited to: a. Installation of fire hydrants as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. b. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the mixed use buildings. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The DDVCA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building. c. Installation of a domestic water meter with a double check valve assembly (DCVA) behind the meter. d. Location of backflow assemblies inside the building is strongly encouraged. 4. A separate domestic water meter is required for each commercial/mixed-used building and for each townhome unit. All new mixed-use buildings shall have separate meters for 9 of 16 Solera Master Site Plan Review – LUA18-000490 Page 4 of 10 the multi-family portion and the commercial portion the building. A double check valve assembly (DCVA) shall be installed downstream of the domestic water meter for the residential portion of the buildings. A separate meter with a reduced-pressure backflow prevention assembly (RPBA) is required for the commercial/retail portion of the buildings. Meters 3” or larger, shall be installed inside an underground vault within the r/o/w or within an easement on private properties. The RPBA shall be installed behind the meter and inside an above-ground heated enclosure per City standard plan no. 350.2. The RPBA may be installed inside the building subject to a location approved by the City. Meter sizing shall be based on the Uniform Plumbing Code meter sizing criteria. 5. Installation of a backflow prevention assembly DCVA (double check valve assembly) on private property behind the domestic water meter if the buildings are 3-story or more. 6. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3” or larger. 7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 8. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 9. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 10. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 11. The development is subject to assessment charges related to the Special Assessment District for the Highlands Water Main Improvements established by City Ordinance no. 5462. 12. The development is subject to the City’s Sunset Lane latecomers assessments for roadway and utilities improvements. The preliminary assessment, per King County Recording Number 20180109000394 is enclosed for reference. The final assessment will occur once all improvements have been completed and final costs have approved by City Council. 13. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $3,727.00 per meter, 1-1/2 inch meter is $18,635.00 and a 2-inch meter is $29,816.00. A water system redevelopment credit is applicable to all existing water meters if they are abandoned. SDC fees are payable at construction permit issuance. 14. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. The proposed sewer main improvements as shown on the composite utility civil plan submitted with the Land Use Application includes the required extension of a new 8-inch sewer main within the future public ROW to provide the required sanitary sewer service to each building. The following sewer system improvements are required: 10 of 16 Solera Master Site Plan Review – LUA18-000490 Page 5 of 10 2. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. 3. Covered parking areas will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 4. Retail space will need to be directed to a grease interceptor(s) prior to connecting into the City’s Sanitary Sewer system. Installation of a grease interceptor will be required. The grease interceptor shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 5. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,837.00 per meter, 1-1/2 inch meter is $14,185.00 and a 2-inch meter is $22,696.00. b. A redevelopment credit of the wastewater system development charges in the amount equal to the SDC fee for the size of the existing water meter(s) will be applied to each of the existing meters if they are abandoned and capped at the main line. c.SDC fees are payable at construction permit issuance. 6. The development is subject to the City’s Sunset Lane latecomers assessments for roadway and utilities improvements. The preliminary assessment, per King County Recording Number 20180109000394 is enclosed for reference. The final assessment will occur once all improvements have been completed and final costs have approved by City Council. SURFACE WATER 1. A geotechnical report, dated January 29, 2018, completed by Earth Solutions NW, LLC for the site has been provided. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provides recommendations for project design and construction. The report discusses the feasibility of Geotechnical recommendations presented need to be address within the project plans. 2. A geotechnical infiltration evaluation report, dated July 10, 2018, completed by Earth Solutions NW, LLC for the site has been provided. Measured infiltration rates ranged between 2 to 22.15 inches per hour. These infiltration rates support the use of the proposed bioretention areas shown on the site plans and discussed in the TIR. 3. A Preliminary Drainage Plan and Technical Information Report (TIR), dated July 2018, was submitted by KPFF Consulting Engineers 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. The following stormwater improvements are required and shall be discussed within the TIR: a.As discussed in the TIR, the project is exempt from flow control as the proposed project meets the exception criteria outlined in Section 1.2.3.1.A. The project results in less than a 0.15-cfs increase in the existing site conditions 100-year peak flow. 11 of 16 Solera Master Site Plan Review – LUA18-000490 Page 6 of 10 b.The development shall ensure that Core Requirement #1 “Discharge at the Natural Location” in the RSWDM is met. The proposed site appears to have two tributary discharge areas (to the north and to the south). These two TDAs do not converge until after ¼ mile downstream. c.The final TIR shall provide a full Level 1 analysis to ensure that Core Requirement #2 “Offsite Analysis” in the RSWDM is met. Please provide a Level 1 analysis that includes all information regarding Task 1-4. d.The final TIR shall provide confirmation that Special Requirement #5 “Oil Control” in the RSWDM is met. Please provide documentation showing that the development is not considered a high-use site. 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. a.The conveyance and water quality systems shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. 5. Grading shall be in accordance with RMC 4-4-060. 6. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 7. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report must be submitted with the utility construction permit application. a.The applicant has opted to meet the Low Impact Development (LID) Performance Standard as outlined in Section 1.2.9.1.B. The project will be required to match the developed discharged rates to pre-developed durations from 8% of the 2-year peak flow to 50% of the 2-year peak flow, assuming historic site conditions for the entire site. Total area inputs for the pre-developed conditions must match the total area inputs for the post-developed conditions. The entire site basin shall be modeled as forested for predeveloped conditions, and may model the bioretention facilities explicitly, utilizing design infiltration rates. Compliance with the LID Performance Standard will be reviewed during the Civil Construction Permit Review for the entire site at the point of compliance. Implementation of the LID Performance Standard for the entire site shall be in accordance with Section 1.2.9.2. 8. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 9. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 10. Surface water system development fee is $0.687 per square foot of new impervious surface, but not less than $1,718.00. This is payable prior to issuance of the construction permit. 11. The development is subject to the City’s Sunset Lane latecomers assessments for roadway and utilities improvements. The preliminary assessment, per King County Recording 12 of 16 Solera Master Site Plan Review – LUA18-000490 Page 7 of 10 Number 20180109000394 is enclosed for reference. The final assessment will occur once all improvements have been completed and final costs have approved by City Council. TRANSPORTATION 1. To meet the City’s complete street standards, the following street improvements will be required to be installed by the developer for each of the following roads fronted by the development: Sunset Lane NE A street vacation will be required to vacate the existing right-of-way of Sunset Lane NE. NE 10th Street No frontage improvements or right-of-way dedication is required along NE 10th Street as the recently installed frontage meets City street standards. Any trenching or removal of the existing frontages or street pavement sections as part of the proposed development shall be restored by the developer. NE 12th Street Minimum right of way width is 83 feet for a 2-lane roadway. Dedication of 16.5 feet of right of way would be required. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 8-foot sidewalk, street trees and storm drainage improvements. Per the adopted Master Plan, NE 12th Street shall have a right of way width of 83- feet. City staff has determined a modified Collector Green Connection section is more appropriate for this portion of NE 12th Street. The modified street section shall have a right of way width of 69 feet. The paved roadway width shall remain as is with 40 feet, consisting of 2 – eastbound through lanes, one westbound through lane and a westbound right turn only lane. A 0.5-foot curb, 8-foot rain garden, and 6-foot sidewalk are required along both sides of the roadway. The developer will be required to install the frontage improvements on the development side of the street. Right of way dedication of approximately 9.5 feet is required along the NE 12th Street frontage to provide the required 34.5 foot half right of way section. The applicant will need to submit a street modification, as outlined in City code 4-9-250C5d, requesting to adhere to the modified Collector Green Connection section described above. Kirkland Ave NE Half street improvements, to be installed by the developer, shall include a pavement width of 32 feet (16 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. No right-of-way dedication is required along Kirkland Ave NE. NE Sunset Blvd (SR 900) Minimum right of way width is 103 feet for a 5-lane roadway. Dedication of 1.5 feet of right of way would be required. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 66 feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 8-foot sidewalk, street trees and storm drainage improvements. The City established street section for NE Sunset Blvd, which shall be installed by the developer as part of the proposed project, is as follows: 13 of 16 Solera Master Site Plan Review – LUA18-000490 Page 8 of 10 i. 8-foot planting strip between curb and sidewalk ii. 12-foot multi-use path (2-foot clear width is required at back of path) iii. Replaced 0.5-foot curb along the frontage of NE Sunset Blvd The applicant has submitted a street modification request in order to provide on- street parking along NE Sunset Blvd. The requested street section includes a frontage road separated from the vehicular travel lanes of NE Sunset Blvd by the installation of an 8-foot planter strip/bioretention facility with 0.5-foot curb and gutter on both sides. The frontage road includes a 10-foot drive aisle, 7-foot parking lane, 12-foot sidewalk and 0.5-foot curb and gutter. City staff is recommending approval of the applicant’s street modification request. Please see the Street Modification Criteria and Analysis for a complete summary of the request, staff analysis, and staff recommendation. Harrington Place NE Minimum right of way width is 53 feet. Dedication of 1.5 feet of right of way would be required. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. 2. All new public streets for the development shall meet the minimum street standards as outlined in RMC 4-6-060F. Minimum standards for a residential access road requires a 53- foot right-of-way, 26-foot pavement width, 0.5-foot curb and gutter, 8-foot planter strips and 5-foot sidewalks on both sides of the street. 3. The applicant has proposed a reduced street section for a portion of the new public road, Jefferson Ave NE, eliminating the required parking lane for a distance of approximately 180-feet. City staff is recommending approval of the applicant’s street modification request. Please see the Street Modification Criteria and Analysis for a complete summary of the request, staff analysis, and staff recommendation. 4. The applicant has proposed seven alleys (Alley A – G) for access to townhomes and mixed use building. Paved roadway width shall be 16-foot. No parking is allowed in the alleys. 5. Corner lots on arterial Streets require a minimum radius of 35-foot. 6. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. All companion ramps are required to meet current ADA standards. 7. Relocation of the existing bus stop along NE Sunset Blvd shall be coordinated through King County Metro and the City. 8. A traffic analysis dated May 2018, was provided by Transpo Group. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided, the proposed development would average a reduction of 522 daily vehicle trips. Weekday peak hour AM trips would generate 198 new vehicle trips, with 160 vehicles leaving and 38 vehicles entering the site. Weekday peak hour PM trips would generate 26 new vehicle trips, with 43 vehicles entering and a reduction of 17 vehicles exiting the site. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. The following existing off-site intersections were included in the analysis: i. Kirkland Ave NE/NE 12 th St 14 of 16 Solera Master Site Plan Review – LUA18-000490 Page 9 of 10 ii. NE Sunset Blvd/NE 12 th St iii. NE Sunset Blvd/Kirkland Ave NE iv. NE Sunset Blvd/NE 10 th St The traffic study includes analysis of five site access entrances: i. Harrington Pl NE/NE 12 th St ii. Jefferson Ave NE/NE 12 th St iii. Kirkland Ave NE iv. NE Sunset Blvd/NE 11 th St v. NE 10 th St/new Jefferson Ave NE extension Page 1, Study Scope and Study Area, 2nd paragraph—5 proposed site access intersections are noted, but 4 access intersections are noted in in the Project Description on this same page. Page 4, Transportation System, Kirkland Ave NE—Kirkland is a local access roadway not a “collector arterial” as noted. Also, question the 2nd sentence as an access is no longer proposed on Kirkland in the Project Description and other sections of the TIA. Page 4, Transportation System, NE 10th Street—Suggest adding “ east of NE Sunset Blvd and local access roadway west of NE sunset Blvd” after “collector arterial” in first sentence. Page 6, Planned Improvements, 1st paragraph—Suggest revising “(2018-2023)” to “(2019-2024)” in first sentence to reflect the latest adopted Six-Year TIP. Page 6, Planned Improvements, 2nd paragraph—Suggest revising “2021” to “2022” and “2023” to ”2024” in third sentence to reflect the latest adopted Six- Year TIP. Page 12, Table 4—Note 3 next to Pass-by Trips at top of page is missing from the clarifying Notes at the bottom of this page An updated traffic study addressing the above items is required to be provided with the Civil Construction Permit Application for review and approval by the City as part of the civil construction permit review/issuance. 9. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 11. The development is subject to the City’s Sunset Lane latecomers assessments for roadway and utilities improvements. The preliminary assessment, per King County Recording Number 20180109000394 is enclosed for reference. The final assessment will occur once all improvements have been completed and final costs have approved by City Council. 12. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is as follows, based on the information provided in the submittal documents: Land Use QTY UOM Amount per UOM Retail (LUC 820)10,000 SF $13.29 Daycare (LUC 565)12,000 SF $48.88 Senior Housing (LUC 252)225 DU $1,464.90 Apartments – Mid Rise (LUC 221)296 DU $3,358.55 15 of 16 Solera Master Site Plan Review – LUA18-000490 Page 10 of 10 Townhomes (LUC 221)152 DU $2,822.61 The transportation impact fee that is current at the time of building permit application will be levied. 13. Concurrency under separate cover, if applicable. GENERAL COMMENTS 1.All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-foot minimum horizontal and 1-foot vertical separation between storm and other utilities is required with the exception of water lines which require 10-foot horizontal and 1.5-foot vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. * An additional 5% technology fee will be added to each fee marked with an asterisk (*). 8. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 16 of 16