HomeMy WebLinkAboutC_ERC_Determination_Internal Routing_Solera_181109.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
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
DETERMINATION OF NON-SIGNIFICANCE (DNS) ADVISORY NOTES
PROJECT NUMBER: LUA18-000490
APPLICANT: Jeremy Febus, KPFF / jeremy.febus@kpff.com / 1601 5th Ave, Ste. 1600,
Seattle, WA 98101
PROJECT NAME: Solera Mixed Use Master Plan
PROJECT DESCRIPTION: 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.
PROJECT LOCATION: 2805, 2822, 2834 Sunset Ln NE; 2908, 2806, 2950 NE Sunset Ln; 1171
Kirkland Ave NE; 975 NE 12th St (APNs: 7227801406, 7227801235, 7227801405, 7227801205, 7227801785,
7227801206)
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
This project has no proposed mitigation measures at this time.
ADIVISORY NOTES:
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 actions.
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 way 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 retained 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)
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ADVISORY NOTES TO APPLICANT
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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 outside 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
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ADVISORY NOTES TO APPLICANT
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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 necessary 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
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ADVISORY NOTES TO APPLICANT
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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
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ADVISORY NOTES TO APPLICANT
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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.
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ADVISORY NOTES TO APPLICANT
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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 recommended.
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.
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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.
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Solera Master Site Plan Review – LUA18-000490
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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
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Solera Master Site Plan Review – LUA18-000490
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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
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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:
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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.
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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
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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:
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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
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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
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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.
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