HomeMy WebLinkAboutL_Response_181011_v1.pdf
October 11, 2018
Mr. Matt Herrera
Senior Planner
City of Renton
1055 South Grady Way
Renton, WA 98057
Subject: Solera (PR18-000333 / LUA18-000490)
Response to “On Hold” Notice
Dear Matt:
Thank you for your continued assistance with the Solera project entitlement. We have reviewed
the additional information request contained in the “On Hold” notice dated September 24, 2018.
Following is a re-statement of each request (using City numbering and bulleting) along with the
applicant team’s response in bold.
1. The application materials do not include the level of information needed to
determine if the proposal qualifies as a Planned Action under the Sunset
Area Planned Action EIS Ordinance 5813. Please review the EIS mitigation
document (Ord. 5813, Attachment B) in its entirety to ensure the documents
you provide comply. The following Planned Action items referenced in the
EIS mitigation measures are needed to continue review:
Acknowledged. See responses to specific items below.
Planned Action applicants shall identify in their applications the source of
earth material to be used in construction and shall consider earth material
reuse and provide information to the City regarding why earth material reuse
is not feasible if it is not proposed. The SEPA checklist response “Up to
30,000 cubic yards of unsuitable fill material may be removed from the site,
and up to 15,000 cubic yards of structural fill material may be imported and
placed on-site. The source of fill will be determined prior to construction” is
not adequate.
The project does not intend to import dirt, and so the SEPA response
has been updated accordingly. As noted in the new response. Some
structural fill material will be moved/re-used on-site; however, there is
no plan to re-use topsoil on-site given that the site is substantially
paved, and does not have topsoil to offer for re-use.
Mr. Matt Herrera
October 11, 2018
Page 2
Planned Action applicants for residential developments shall provide
information regarding the feasibility and applicability of indoor air quality
measures.
Indoor air quality will meet all COR code requirements.
A report is needed to document feasible GHG measures: development
applicants to consider the reduction measures shown in Table 6 of the
mitigation document for their projects, and as part of their application explain
what reduction measures are included and why other measures found in the
table are not included or are not applicable. The City may condition Planned
Action applications to incorporate feasible GHG reduction measures.
A GHG report has been included with this additional information
submittal.
Planned Action applicants shall consider recycling and reuse of building
materials when redeveloping sites, and as part of their application explain
what measures are included.
The applicant has considered opportunities for recycling and re-use of
building materials. As noted in the SEPA checklist the existing
buildings proposed for demolition were built in 1958 and 1962. A
combination of the age and condition of the existing buildings and
hazardous material abatement of a portion of the existing buildings
makes recycling and re-use impractical for this site.
Planned Action applicants shall consider trip-reduction measures and energy
conservation, and as part of their application explain what reduction
measures are included and which ones are not included (based on Exhibit B
Tables 6 or Table 10 of the mitigation document).
This has been addressed in the GHG report mentioned above.
The application does not explicitly address effects on adjacent properties.
Specifically, the Planned Action EIS identified the potential for shading
impacts as a possible adverse impact. The applicant shall provide a
shading/shadow study to demonstrate whether the requested additional
building height will result in adverse shading impacts on adjacent properties.
Specifically, the study should address potential shading conditions at the
following locations:
NE 12th Street frontage, including the Highlands Library;
Sunset Terrace interior park, located south of NE 10th Street;
NE Sunset Boulevard, including sidewalks on both sides of the street and
building frontage east of NE Sunset Boulevard;
Sunset Court Park, located west of the study area; and
All internal open spaces and pedestrian walkways.
A shadow study has been provided for City review.
Mr. Matt Herrera
October 11, 2018
Page 3
2. The applicant has opted to meet the Low Impact Development (LID) Performance
Standard as outlined in Section 1.2.9.1.B of the 2017 Renton Surface Water Design
Manual. 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. The TIR does not appear to
adequately demonstrate compliance with the LID performance standard. 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 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.
Additional documentation has been added to the TIR, and the TIR has been re-
submitted with this response to provide further validation of the LID approach.
3. The traffic analysis does not include analysis of the entrance/exit from the proposed
frontage road along NE Sunset Blvd. The analysis shall include turning movements,
sight distance, analysis of the proximity of the access points to the existing
intersections and the existing site access for the gas station at the northwest
intersection of NE 10th Street/NE Sunset Blvd.
The TIA has been revised and re-submitted with this response.
4. The site access discussed in the traffic study at Kirkland Ave NE is not identified on
the site development plans. The City will not allow access to the site via Kirkland Ave
NE.
Acknowledged. The TIA has been updated as noted above.
5. An updated Traffic Impact Analysis addressing items 3 and 4 will be required in order
to continue review of the project.
Acknowledged. The TIA has been updated and resubmitted as noted above.
We trust that this response provides the additional information necessary to complete the
entitlement review, and to reschedule the hearing. Please contact our office at (206) 622-5822
if you have any questions or need additional information.
Sincerely,
Jeremy Febus, PE, LEED AP
Principal
Attachments