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MAPI.EGEHD £,.1)ll!i(ii:tl.Jl.}I NGS -PH0f"JS:08Ut0 N(,"'S PllQPf.Fftl ',E3 ----S1"iBOUN(l..\RY 1 \f N~ 1:,·,, SI NE itltt S, ~ --T --lJ--1----I ~ -'. --I --, I '....': i., 1 . ·~ I ~ , I 1 ',, I i. I I I I 1 .------r -7 ~--7 ,----- l r0: :r~'f"l • · , / , • '-., I -~ \....-I t ;, t '-. :--,:~· ·-<.'··1 ... "' ·; '< -, .... L ___ !~---. . . . I -'. ~<.-< I r . ,.,,,:'<. __ __J I -Lie' ·, . 'I, ' / ,~ I • --°"'; <-/ f------i \f I ', f 1,, I ,. / I • ,,. / -.:.~ I f. " ~ ; -_,;__ ·\, - e ,-~-..... ~--c/VV',,.. ~ <I ~ ,'~ '~ I. ' "'" I 'la .. I • -• -. / ·.' -~ 1, ~(/ti)-~'·, ".:"""" ., ';, r·,_y {, / / I I .~ I .'-,.:::. I I '-.'' ~ l~~·-·"'.7 • 'N ':,. ,, . . ' I ,, -• ' ' . I '' I ~; . I l ..... " I J . I '--I '. :;?. ~ I ', r :.... · ';) , , 1 "' ', · '-' ! " '-... I I ., •/ / " '\. I ' . , I , , '"-, /. ; / ' / • ....J I' rl ' / /'... / I y / "'/ !· / / ; I I .}' I ' / \ , •• , -~,~ 1 1 1 ,:-1 ,,. V / ~ L 1 J / ~ I "- \ \ i",, ;> ~ --'0 >~~ ."-/ I I 'l;;. \ I V A ,-'< (_ ~ I I • I \ <1;,,, \ " t,.;r' ~ ',c,,,.,... I ~ ' / e; ... "' 1 ' ~.l' \ ·, f .......... ;,t\Jv I ·;... ' ' -• :V -.., --........~ \ \ !:::I I ' '_,,.,, •. , \ -~, '~ "/ ;::-, I .; ' • \ I \ ' I ' .... ~, "' / ' \ • I '• / ' le. \ , ; \"', --· .... , i '~--~0'",,,.v , '~ '· C. ___ __\.._ \ V:,.\ ' ·..., I ~ \ ,, l'!J'"*-..,') I ~ _ \ '\, \ •. 'f I I ! \ ~ 1 ¢1 f .., ~ ~:. ___;-::\ ~ ,, ' \"'\, -~') ., \ \ l , ·;{ ."-... ~ : ,,,; ::, ?C 4() &.) ro :w 2DNNJ LEGU«J L___:j PYX: 21 L__ I 1C\1Cl.',ll!V1t,Afi! IR14 1R[',;IUl \flA..1,l)LJAC I ~ I schemata w or kshop , ... ,.,.,., .... ,, ..... , ...... , I· Scnemata Worksoop. Inc 11;')1,A,ir, .,..~11i.. hJ ':>,'IJ, I 1. (.NIA('! J..i.11 r n ;.IA ~•,'Oi1Z8515t'i, ,1 '.I' ,1U,&~1Mlffl\oiU,',OII ~·-...~ (.JOT, Ae1'1ton Hous1n9 Authm 1ty b JJN: 11.J,)l ~ ... w .. .'"J:..~ (~Nt4:I '.\I rk fj((::tW .,~.~.-.t,:~ RHA Sun se t Co urt Apartmen t s 114-1-11 b6 HJm™Jton A"e Nl:. Renron. WA 98056 f'I.INl~II 1 .'\.l.:!l:Jll,1lJli/:IM eoo,' \. i,~J-¥t? !'#(,'ti ,:..:-_ l'H.'..11:wl 1:,:,1.J~ u•1• > i,;J~f .. '8t~ :-5 }01~ SCI--D.'t.~·.: 0E$!,J N ~NU»lfJU ~·,:.115 :jl!f f\A!i ;i\~1IW ..... t...i-.:-Ml( ~_; Ch11c.li11\J' (;.~}~~!(~~~ r}.11.1( lw'.f -----------------------EB I' NEIGHBORHO OD DE TAIL MA P 1G'IGINALS1lffT :;l_7f 7,~4 A001 -----------------~-' Cov.·-,,1~i.·..-.iaWOfilshc:,1t._ --------------~- I I ---------------------------'------------------___ J (/) i )> =, m i .., f; 0 ~ ' l> ~ z l 0 .., i :,:J N 0 1 .., 0 (/) m 0 r I n ' --; ;: " H ~ ; ~ :;:. " '1 ,; ~·§ i ~:: J> en ~ ~ .:::, C Ih 2 ! Q) =' ·t, -. § -;~ ~ en i ~~ co ,· i ll -: ,,. :,: 3 ,_ ,n ~ i ~;, ii co (""') " •. ' 1" ~t =' 0 ~ .; J a~ g ,_ ~ en -·-)> ,_ ~ ;;j " ~ ;; ,: i ~ ~;n i: i j H~ a ~;~~ ~ Ii ~ ~ t ;.i -~, "':- ~; • 2Wt ~:c g i l i i ~ ~ i i ] f " ::r e f ~ Cl) I f ~3 ~ ii ~ "'0) "".-+ .g 0) _J GLENNWO OO AVE NE 50' R.O.W ... ,,, --fJ \ j ! 1l;t~C:.10~~~ 4 N 1 CONC PAVII\C AOJAC[NI TO 1 CJ R3 :s ec NS). j S[I Cl\/'ll :: I 12" Wl01H. 4 I ~;1~;· p~l~I\C A..Q.J,11:;1.m 10 cu ~o (ENDS} LU z LU > <{ z,: oo f-"' I {!) C) 2 "' ii: a: ':? t ' , r i. I:: ; J ." I - i' ,/ ~i i ·i • .... /, ·1 I\<\ ' ' '1- ifl.:.SPHo;ll F,1,','(1.~E~T l" , ,I I I ~ ~ ,-:R 1''Si-i/REC"Cw•c :,.. / • lNCLOS&,t;>[, l'TP , /_.// NO SOE "ARD S(TBIICK REO"D tSv&t~I t>~l)P[R rr -..:,:i,· A8S. rsiG RES DEN.II<. z::i-..E;- LEGEND ~ & s ~ii; §5 "'"" '~ 0 , /M .. = D COr,.CRETE SEAl W.JILL \!:3 2'11.1' CONCRETE Pl\\l(RS t.~80~ 4 ')1.4' ',','(ATH(R1'1:::; STEEL P ,.ANl (l,1 o:>x· 16 " !All 1-'(I WJ.~>H. S IJ.lON @ llll\CH ,;'J -,r-0· I • /1// :I!" ' . ' ~,;~ . . . · J 11,1; ~~ IABLL & UlN:'.)·ES P...J,Y-tQLJS~ KQMPAN • R0 3NIA S(~1ES Vl llAG[ S·+OP ... oDEL NR040~-n 1 1 ' 4t,,f" -~-•. ¥. !J,' o· , GR.4.SSCREl[ PAVING, Stl "· if'/ ' , · ~. . CIVIL OR1.w1-..cs ·)/--~·--: .... 0~ P..AY F[/1•1,;R(. {2\,_ O,;,oo 5ALVAG[O OAK LOGS ~ , · . · FTIT}'UMOU5 CO NCf~[T[ ~ ~ /_> .v-" LJlllJPAV(RS ~~ i----.]'LEXPAV( @@ LANDSCAPE NOTES 1. I.ft H .~ 10 LI 2 t ON lttl P LAN ll'JG 50tEDUL( ?. Pt AN T Sil( A l TI V[ Of lt..S TAL.A TION SHA.L MEET O:.: [XCED Sil[ REQUIREMENTS IN P.LN TO,,. Cl TY M J'IIICIPAL COO[ J Al l AJ.r AS N 01 1ND1C A l(D rOQ PA .... -..C OR PLANT NC Sn.ALL R[C[l'I( .;· C)£P TH MULCH 4 . ALL LANDSC APE AR(AS S'1Al l B!:: IRRtG A T(D WI IH .At. AUTOM ATIC I RRIGATION S YSTEM ' USt m l ANGl:1 A~ SPACING 'h~f[N PLANTING CROUt.OCOll[:0:S. TREES A,.._Q SH RU BS SMALL tJl Ut.:OL RPL AN'[O WI TH OWUND(Ov[:.: WHERE GROUNDCO VER IS usrn 6 . P.[f[R TO Clv1L PL A',1$ fOR CR .A.DING .11"'1l) ORAINA.~[ REf"~R TO AR(HIT[CTVRA L PL ANS fOR rlN15t-i~ [} F"l OQR U !. \/A IIONS t Of? CON01l ll P AVl"II:; D( JAILS SE C1v1. OR/IWINC'S. ? . fOR R[CYCLINC A~~ ·R.isn ~EC(P.ACL[ ! N::LOSJR(S SEl AN'CIII IEC TUR AL OR A\'h1NCS 0 20 10 0 ~ 20 40 j SCALE IN FEE T NAKANO ASSOCL-\TES LU<OSCAn •• , .. ,,rca !!53 H1a w1th1 Pl1c e S. Su,tlle . IN A 91!,14 4 hi 2 06.292 9 llD ""'"'n1-aM 1;.1.e,,a1•l.,,,, ,tt~fl"t Schemata Workshop. Inc 11~ S,i.,;.~; N :uuh v,.r. 96tl)S {'(INTACT b r ato l ,m,J.l,I , .~00128~ l~!l'j ij lJ1.-;tC ·.c;i•'flllt<>-..t<bhpt•ITI ,.~"l,o' •u.<1rrt.01:, --.c, .<l,~~ ... l -~~1!1~ Renton Hous ing Authority ?!11.0 p,S 10th ~I A.u )f>W.:li',ril)!i, COI\ITAC I '-"-•k Gr~;i&:,1 I [lrn?:it\ Ill&) SUNSET COURT APARTMENTS 1124-1158 Hamno1on Ave NE Renton. WA 98056 >'PJ,H C.r.Tf l l/XnOtS f l'llJ!VISSUEO•Tf S 1\0,.,lM~!IO~. ;1{1 1~ SCHtMATJ; Of$1jN J.:.NUl,RY1J ro·._ Sli[ PLAN ~:VIEW HPT(MHH 14 W16 OCSIGN :)£\1 !~'.~f Nl lltH"1HR 1.?~16 91..,lOl'-IGPl:K,I/I I 11,0it rt.us:1ulS~El ~lHIS ?i'"•'.M· 150~ Autrw· r::i ~ =h~kill J'l' LANDSCAPE PLA N L 1.1 l'~wr,oM N:o(A~C l,SHN'.V.l(S ~ ~ ~ r.. j I "I (,) \. .. ./ DO.,..•.Si'OIJ' li'P ( ,., \.j ~ I~ lq ·i.:.~nr,,u IHl..:iH U.IC. IFAS.<HI). r~,.~-~ b~c,;u:::. ~ l~\l""i;~ f'h:.i.~, -..lii~.:u::L\9 [f\f.citi iNLl ,1,:1s;~~~::,; ~ -' ;;*:,:HO. t'llt. "A;,)1;hCI U ~i 6 r llt. 'At.:it1'PU •-;:; .tXJ o· ~:;) ',~?· ;~;<JSLJl<i ~-''--· 10 -«)JI t10 i::~: io•:,,·,u '•) \._ ,/ ; -~ (,, \. ,I r llt. 'R.',~INO I Nl>H U '.00 ,.-; JJ8" (J pl',~ bBlf:lir:l,J (~z) 't:.si\i.w:osuFC CASI --------- -----------~ ('- '-_) c;~ ;o -.GT"?l )hP /-MIIA..f',TAYGA't 1•0 ~ /lit. lfl.ASIHMl .; J',:f.,f t a l>tA~~NLl '-':h1 6" r• 1:USHUlCl. ,v :~E' <r '''""' iiO :.J:;;; l(J .... AU (lit, l~A~:N~ I l~!~1ll -:JR V 34e0' / ...:.:\ .. I~ ~cf) M;~\l'~,0~'4l ~ult1 ,-. 1~::tHMCl ._, "" . {II, 1~,tH"ltl ..... J".,l 6' ~:':>iO"HICL 10 HOU i:1 0 -~.}(J IQ'i',A,.\ t• lR.,!JHNCL f l,ISHHW~ '-'ll9"0" ,·, <·) '0.1~1 11r. .~1 $ ll, 1~.J,!, •{ if/i.pti ,liifi rJJ~'l~'..'.c'n.' ~II~ '11 ::.;)1~~lll~C.OSM=tf.t,,Oflltt ':.t.ui1 V " () ~ ~ IT;,l ~..:3', (.;;,.)r, \., D I_./\__ J (,) (,'$ '. " ,,, Q \.. j ''-J (Ai) 1 1 ~;.~ 1E"r;'"OSUl!l w ,·, \.._'.,; \.' ; \: " L[G(lrlJ • TRASH I 9h'..E EHQJ)9JRE B.EV4TIONS --l.t,s;,l.'.lr:,.,1NGlfF-::,i1t.G .! .. : jSVLt+itYl'!.JHElFCH/:NI ____j S-ll•fulc: ~1 I -1 I I µ, 1 schemata wo rk shop I .~"" 0 Schemata Woikst"KJµ. Inc r I 11~ >tn .:..,0 N >"4111~ v\.:.,11;1): .... l•Nl.l.~I IJ>,i,,,.1t ~,., ,'ii/. .,.fh1i'8':·~ ~Jl<lt.~:id'wdt.lV,'Jl•~'lC:)ct,i, Renton Hous11"14J Autho1tty ,':IOONE. .i)r,S: Hrmc,iW;.90C'56 1.'0NIALT '.•l,u•LrO"I• ,(.::)i[ltl'~ RH A Sun se t Cou rt Apartme nts 11 44 -1 156 Hamnaton Ave NE. Romon WA 98056 P\l •JT:All '.','l),'Ol~·J4JOO/JJ.' •i!OO:\=~ ',fl~\'1 >-·-- ~u..t:11:;su:o..1:::; ',-O~'IMlf fl?> ?JI~ SP..IMAIIC Ol'>IG'. j,:.ff!»l<~o'OWlb SIH i\.:..N '<t~l',',' ,.,, .:..rri,;• w ~. V,;;c,•111 L'I' SIT E DET AILS· TRAS H ENC LOS URE. TYP j A004 :C,p,,l(fil ;d*™1J'.',',;nr.t.;,i lno ,1 I (,': '-./ 11 !! (J,:·; ~:ru ~t(1N,.i ~.!!!_qy_;.i:r.i (,', '...._.! I I I -- :~E.k;Ci~r:,(',ii W·Sll.11,A·:r.. (~) IO ~,··· fiii:' ~ ~ n;1; ~ r ·, <:/ II _____ J _ -- (\ \..J.J e:-~ ~~c·:.i;~(I\G · lASI UlvAIIJN ,,,-·, \.:_) ], ·:j:~~ \C:~ ~ -' ,'' \.·,1 () ,· '\ \':.) (~) n ~ (0~~:l~i~.ltfG SWlr<El:'f/lT(lr,i /-.. l;\B~l]l \/ ,,.. . ..,, r:·, r·" \._IJ v \ ... ./ ( '\ \.' ,I D• 11/I' ~-.--.,-6' --'I (,' >, Im_ . ult . . ... ' 't I I : : ; : ~ . . ' .. . . . ....:..:.. ....• ....: bl ~ \. .J ~)~1~\l~f:'J'-:. .. !)P '\AN ro)~~ •1;:~ ~ ·:~oc:_i ~ t-~~-~ "<;.=) ',\ '-.../ (,,) I I 1· ~ schemata workshop 4ct11tie:J Sche1nata Work.slK.lp, Im 11~ ~,:.~ .. ff ':.>'Jl'lle W/1:J,l:)J 1;,~ll,,(l ;'.:r.,ui_.,,:,11; ';(6Ji'B~'~ .-J'-.~'""-~t,.,.,•J1•:.lli.~v.,.~ Re nton Housmg Ai..ttioruy ?.n:lNr 1,)nS1 lic•Ol'ltN;.,~ COtH.;tl\<l..l•v1~ , . .a?~nt,18J() RHA Sunse t Court Apartments 11 44· 1156 Hamn<Jton Ave NE Renton. WA 9!!05€- +!NI 0~ ( l:?l~tJ,J0 '~\1 1 ·•,,~f!.KO 1,··.\~L<:'I dl~rf .i,..-__ _, ... ~..:.::.. .... i.t,!1).:l lf'»..£1J•lb f'o!OVU.tli:R'.'!l :'tJ1~ iCHH.'.AICO+:i •. N _..'.&f'I.~~,· ~J l'~l:i ~··( "A\ r.:\,t','V '':,.): .::.,nt,:i, Ml: H'~ 0 -..1..u , .• SITE DETAILS - BICYCLE PAR KING, TYP A005 w~1-:,i1·..,_•,n1 .. i.V011)1;,opri,: -1 I ,°;'-. .\3i1J " Er 1n I fl 'l'"':TI' I! L..:..JLJ 'I -b l ~~~~~\~ ~OIJl,.. lUW;l,111», $VlW-'.U. ·o COU~l'f.t.'IOJ ~. , TO;;.~; ... 1Cf1~~~ .. :: i ILOC:J .. ::: , F10M; .. ~ ! ;I, .1 0 ~~ ... IOPt:t .. ~ flO~~~ .. i ' .. ~~.--r=r-'....., IIIUI • • HCl:-lC: .... -.._, !IUtlOING 1 -NORlH H FIIAl P.•(ttcNNINODO:.Vf /.1.j l 1l'a l'•.'f ,::::::'. S11fll)(Qf.(Ti~IM (Nlf ~ \l{,HI ll 1· ITlJ &Z ~;;-~-E:.s•mv:.IM)Nl~CU-l!Y,Hl.11 ,",,., AJY Gff.l:IUJ..NOTIS. BOlDN:l mv-.TK>NS WI/JOOWSt.ffSMOlOCAa'.lNSSM,Li:Em:1l~ ?\.A~ A\ll Wr'UM' SCHEC'Ull .lcll ~1M)(M't4A0SSHALL BE Ul Al 1'-0°U NO '.LL GV.:JU.lKALS S~>-Llst~2·t1~11 Ml/>lMUM Sl:il~,.'.Jlf(~ll,,S,HA.l t E..'.AS N[)(;AlW ... !UVAIVN WalNDA.NO IIS NO'CD &I.Of'£ Alt OE:l.SA..\OF'A"IOS:A Mlf'.lMUM '> 1/4' r-c· A',','AHFDM6Ul0NC,S f)HA.USI VfNIS t.O.'NI.JM N f l lE.l'.P w :i.us Shllll r«ll&USS JR;l."'J.°·(l"'~CM A.Ni'Ol'[IIA&l( f.~l\'INf"iS /, ~" I I LE GOO· 801..DHJ !ID.1.llOHS ~f/:i:f.i .I.Jl'WJ.TSrtlN:iU"DDf NG SONG T~P( 1 ·I:!~ C'H,-t.NT fANII.?" 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Sll'IL l0'110U~~ l'"\VPO':d.1 CO'lllOJk ::. z 0 i'.= <{ ~ --' a.. a.. <{ ~ w > w a: z <{ --' a.. PLEASE CALL 811 w 3 Wo,klnlil Der• C NOT FOR CONSTRUCTION BEFORE YOU DIG Cfl am Iv QC 3' f<F'.i-C 'J Pl~"'"''19/e., 1.:,r-./P,.~, c .11,:,,-J.~ D•p~ AHA SUNSET fERAACE SUNSET COURT TOWNIIOMES RE N [O N. WA (JW)l;(l NO PAVKJ PLAN 0 1/,io.".i'Ou·,I -t\1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----~ItentOil ® A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DATE: Project Name: Owner: Contact: Fife Number: Project Manager: Project Summary: Project Location: Site Area: D APPROVED [8J APPROVED SUBJECT TO CONDITIONS D DENIED January 20, 2017 Sunset Court Apartments Mark Gropper, Renton Housing Authority, 2900 NE 10th St., Renton, WA 98056 Grace Kim Schemata Workshop, 112 5th Ave N., Seattle, WA 98109 LUA16 -000068, SA -A, VA -A, MOD Matthew Herrera, Senior Planner The applicant is requesting Administrative Site Plan Review and a Variance for the construction of SO multi-family dwelling units within the recently amended Sunset Terrace Redevelopment Master Site Plan and Sunset Planned Action Area . Also requested in the application are modifications to code requirements related to refuse and recycling enclosures, parking stall size, and bicycle parking. The subject site is located on the southeast corner of Harrington Ave NE and Glennwood Ave NE. The 83,657 square foot site is located within the Center Village (CV) zoning classification and Design District 'D'. Vehicular access would be provided from Harrington Ave NE at the southwest corner of the site. A total of 50 parking spaces would be prov ided within a surface parking area on the south and east portions of the site. The applicant is requesting an Administrative Variance, from RMC 4 -2-120A, in order to provide surface parking stalls in place of the required structured parking stalls for residential units in the CV zone. The subject property is within a Wellhead Protection Area 2. 1144 Harrington Ave NE, Renton, WA 98056 . APNs 722780-1660,-1665,-1780,-1781 1.95 acres Project Location Map Admin Report Sunset Court City of Renton Deportment of Community & Economic Development SUNSET COURT APARTMENTS Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Report Date January 20, 2017 I 8. EXHIBITS: Exhibits 1-9: Exhibit 10: Exhibit 11: Environmental Review Committee Memo and Exhibits Administrative Report and Decision Adoption of Existing Environmental Document with Addendum Page 2 of 42 Exhibit 12: Exhibit 13: Renton Sunset Terrace Redevelopment (2016 Reevaluation and Addendum) Arborist Report prepared by Sue Nichol, dated August 26, 2015 Exhibit 14: Tree Retention Plan Exhibit 15: Trash Enclosure Details Exhibit 16: Utilities Plan Exhibit 17: Exhibit 18: Exhibit 19: Technical Information Report prepared by LPD Engineering, dated November 30, 2016 Traffic Impact Analysis Report prepared by Perteet, dated September 10, 2015 Transportation Concurrency Memo Exhibit 20: Advisory Notes to Applicant I C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Critical Areas: 6. Neighborhood Characteristics: a. North: Attached Dwellings (CV) b. East: Retail (CV) c. South: Attached Dwellings (CV) d. West: Attached Dwellings (R-14) 7. Site Area: I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Epstein Annexation Sunset Area Planned Action EIS Planned Action Ordinance Sunset Redevelopment Master Site Plan Admin Report Sunset Court Land Use File No. N/A N/A N/A LUAl0-052 N/A LUA14-001475 Renton Housing Authority 2900 NE 10th St., Renton, WA 98056 Center Village (CV) Commercial Mixed Use Park and Vacant Wellhead Protection Zone 2 1.95 acres Ordinance No. 5758 5758 1246 N/A 5740 N/A Date 06/22/2015 06/22/2015 04/16/1946 06/06/2011 12/8/2014 1/14/2015 City of Renton Department of Co SUNSET COURT APARTMENTS Report Date January 20, 2017 I E. PUBLIC SERVICES: 1. Existing Utilities mity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Page 3 of 42 a. Water: Water service will be provided by the City of Renton and is within the SGS-pressure zone water service area. There is an existing 12-inch water main in Harrington Ave NE which can deliver maximum flow capacity of 2,350 gallons per minute. b. Sewer: Sewer service is provided by the City of Renton. There are existing 8-inch sewer mains in Harrington Ave NE and within the 10-foot right-of-way abutting the northern portion of the site. c. Surface/Storm Water: There is an existing 12-inch stormwater main and a bioswale located in Harrington Ave NE. 2. Streets: Harrington Ave NE abuts the subject property along its western boundary. The street contains curb, gutter, planter on east side, and sidewalk. The street was recently improved as part of the Green Connections project that includes bio-retention swales, curb-bulbs, and pervious concrete sidewalks along the east side of the Harrington Ave NE. 3. Fire Protection: Renton Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits -Specific a. Section 4-9-200: Master Plan and Site Plan Review 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Housing and Human Services Element I H. FINDINGS OF FACT (FOF): 1. The applicant, Renton Housing Authority, is requesting Administrate Site Plan Review, Administrative Variance, and three modifications for the construction of 50 attached dwellings units in four (4) buildings (Exhibit 5). An Administrative Variance is requested as the applicant is proposing vehicle surface parking in-lieu of the RMC 4-2-120A requirement to provide structured parking for residential uses. Admin Report Sunset Court City of Renton Department of C, SUNSET COURT APARTMENTS Report Date January 20, 2017 unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Page 4 of 42 2. On January 14, 2015, the City of Renton, along with the Renton Housing Authority (RHA) and other community partners, received Master Site Plan approval and a Conditional Use Permit for the redevelopment the Sunset Terrace public housing community. The community is approximately 15- acres within the larger Sunset Area Community Neighborhood in northeast Renton (LUA14-001475, Renton Sunset Redevelopment Master Site Plan). 3. The Master Site Plan was amended on June 20, 2016 (Exhibit 4), to include three (3) additional parcels on the subject site and further allocate a total of 50 dwelling units. 4. The proposed project is located at Site F in the amended Renton Sunset Redevelopment Master Site Plan. 5. The Renton Sunset Redevelopment Master Site Plan remains valid and effective through January 14, 2025. 6. The purpose of the master plan process is to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on a single large site. Master plan review allows for consideration and mitigation of cumulative impacts from large-scale development and allows for coordination with City capital improvement planning. Major project elements evaluated as part of the Renton Sunset Redevelopment Master Site Plan include use, density, height, and lot coverage. 7. On March 14, 2016, the City determined that the Renton Sunset Redevelopment Master Site Plan was consistent with Reevaluation Alternative evaluated in the Reevaluation Addendum to the Sunset Area Community Planned Action FSEIS (Exhibit 11). The City also determined that the Renton Sunset Redevelopment Master Site Plan is within the development levels or parameters as specified in the Sunset Planned Action Ordinance, Ordinance No. 5740 (Exhibit 3). Therefore, no additional Environmental 'SEPA' Review is required for the subject proposal. 8. The FSEIS Reevaluation Addendum and revised Mitigation Measure document was issued for the Sunset Planned Action in June 2016 and is applicable to the proposal (Exhibit 12). 9. The Planning Division of the City of Renton accepted the above master application for review on January 29, 2016 and determined the application complete on February 22, 2016. The project was placed on hold on March 29, 2016 and October 11, 2016. The project was taken off hold on December 2, 2016. The project complies with the 120-day review period. 10. The project site consists of four (4) parcels and is located on the southeast corner of the intersection Harrington Ave NE and Glennwood Ave NE. 11. The project site is currently developed with a city-owned park that is currently in the disposition process. 12. Access to the site would be provided via a 24-foot wide driveway located near the southwest corner of the site on Harrington Ave NE. Emergency vehicle only access will be provided near the northeast corner of the site on Harrington Pl. NE. 13. The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use designation. 14. The site is located within the Center Village (CV) zoning classification and Design District 'D'. 15. There are approximately 21 trees of which 16 are significant trees. The applicant is proposing to retain a total offive (5) trees and relocate two (2) trees. Admin Report Sunset Court City of Renton Department of Co unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A,VA-A,M0D SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 5 of 42 16. The site is mapped with a Wellhead Protection Area Zone 2. 17. The applicant is proposing to begin construction in the first quarter of 2017 and end in 2018. 18. No public or agency comments were received. 19. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 20. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City's Comprehensive Plan Map. The purpose of the CMU designation is for redevelopment into compact urban development with a pedestrian-oriented, mixed-use center, and community focal point. The proposal is compliant with the following Comprehensive Plan Goals and Policies if ~ conditions of approval are met: Compliance Comprehensive Plan Analysis "" Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. "" Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. Policy L-48: Accommodate change within the Renton community in a way that "" maintains Renton's livability and natural beauty. Policy L-52: Include human-scale features such as pedestrian pathways, quality "" landscaping, and public spaces that have discernable edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. "" Policy L-53: Orient buildings in developments toward the street or a common area, rather than toward a parking lot. "" Policy L-61: Improve the appearance of parking lots through landscaping and screening. Policy HHS-3: Work with other jurisdictions and organizations, including the Renton "" Housing Authority and non-profit housing developers, to address the need for housing to be affordable to very low-income households. This housing should focus on accessibility, mobility, and proximity to social services. Policy HHS-9: Foster and locate new housing in proximity to Employment Centers and streets that have public transportation systems in place, that complements existing "" housing and furthers the City's goal to achieve a housing stock that is affordable for the following minimum percentages of the City's households, as determined by an Area Median Income range. 21. Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) is to provide an opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban rather than suburban development standards that supports transit-oriented development and pedestrian activity. Use allowances promote commercial and retail development opportunities for residents to shop locally. Uses and standards allow complementary, high-density residential development, and discourage garden-style, multi-family development. The proposal is compliant with the following development standards if all conditions of approval are met: Admin Report Sunset Court City of Renton Department of C SUNSET COURT APARTMENTS unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 6 of 42 Compliance .,,. Compliant if condition of approval is met Compliant if condition of approval is met Admin Report Sunset Court CV Zone Development Standards and Analysis Use: The CV zone allows attached dwellings units with the conditions that garden style apartments are prohibited and ground floor commercial is provided at a minimum of seventy five percent (75%) of the frontage for all residential projects on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE. Staff Comment: The proposed development includes 50 attached dwelling units in four buildings. Buildings 1 and 2 as shown in the proposed site plan /Exhibit 5) provide 10-units of two-story townhomes. Buildings 3 and 4 provide the remaining 40-units as two and three story flats. The flats are not considered garden style as the external stairways are internal to the development as they face the courtyard. Building entries to the flats are centrally located and front the courtyard /Building 3) and right-of-way /Building 4). All entries are connected to a public sidewalk. Density: The density range required in the CV zone is a minimum of 20.0 dwelling units per net acre to a maximum 80 dwelling units per net acre. Assisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements from the gross site area. Staff Comment: The applicant has proposed 50 attached dwelling units. As part of the modified Renton Sunset Redevelopment Master Site Plan /Exhibit 4), the property was allocated 50 dwelling units. The subject property will contain 26.16 dwelling units per net acre /1.91 net acres/50 dwelling units) and therefore meets the master site plan decision and underlying CV density standards. Lot Dimensions: The minimum lot size required in the CV zone is 25,000 sq. ft. for lots created after November 10, 2004. There are no minimum lot width or depth requirements. Staff Comment: The subject property contains four (4) parcels with the following lot sizes according to the King County Assessor's Office website accessed on October 6, 2016, 38,130sf; 18,292sf; 15,235sf; and 13,SOOsf. In order for the proposed improvements to meet setback and building orientation standards, a lot combination permit will be required ta remove interior lot lines and provide a single subject property parcel (see setback standards and analysis below). This new lot will be in excess of 80,000 square feet ofter frontage dedications are completed and therefore will meet the minimum lot size requirement for lots created after November 10, 2004. Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be reduced to O ft. through the site plan review process, provided blank walls are not located within the reduced setback. A maximum front yard setback of 20 ft. is required. The minimum side yard along a street setback is 15 ft. The minimum setback may be reduced to Oft. through the site plan review process, provided blank walls are not located within the reduced setback. The maximum side yard along a street setback is 20 feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential. Staff Comment: The four structures prior to o lot combination would cross over existing property lines. As a condition of approval, the applicant shall obtain a lot combination approval prior to Certificate of Occupancy of the first building. The following table contains setbacks for the proposed structures after the City of Renton Department of Co unity & Economic Development Administrative Report & Decision WA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 7 of 42 ,/' Compliant if condition of approval is met Admin Report Sunset Court completion of a lot combination permit. Front Yard -Side yard along a street Side yard Rear yard Harrington Ave NE (Northern ROW) 15-feet 15-feet 36-feet 27-feet Building Standards: The CV zone has a maximum building coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The maximum building height permitted is 50 ft., except 60 ft. if the ground floor of the building is in commercial use. Staff Comment: The building coverage for the site's structures is 22.6 percent. The tallest point of Buildings 3 and 4 is 38-feet. The tallest point of Buildings 1 and 2 is 26- feet. Building Orientation: See urban design regulations in RMC 4-3-100. Commercial and civic uses shall provide entry features on all sides of a building facing a public right- of-way or parking lot. The front entry of residential only uses shall be oriented to a public or private street developed to the required standards in RMC 4-6-060. Staff Comment: The proposal is a residential use only. The front entries to the buildings are oriented to Harrington Ave NE and the ROW along the northern boundary. Harrington Ave NE is developed to required street standards. The northern ROW contains a five-foot sidewalk and eight-foot planter strip that will accommodate a future residential street when the adjacent property redevelops. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per City of Renton Department of Co unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 8 of 42 Compliant if conditions a/ approval are met parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: The proposed landscaping provides a transition between the development and surrounding properties. The proposed landscape plan (Exhibit 6) identifies plantings that exceed minimum standards for street frontage landscaping, internal parking lot landscaping, and perimeter parking lot landscaping. Street frontage landscaping consists of trees shrubs, and groundcover along Harrington Ave NE and the ROW along the northern border (future Glenwood Ave NE extension) in widths between 16 and 21 feet. The surface parking lot does not abut a street ar right-of-way; however the applicant has proposed a 10-foot perimeter screen along its boundaries abutting adjacent properties. Trees are spaced approximately 20-feet on center and proposed at 3-inch caliper. The surface parking lot accommodates 50 parking spaces and therefore requires 750 square feet of internal lot landscaping. The landscape plan identifies internal lot landscaping of 944 square feet provided in bulbs extending from the parking lot's perimeter landscaping. The landscaping plan resubmitted and dated December 2, 2016 (Exhibit 6} does not provide o planting schedule. Therefore, staff recommends, as a condition of approval, the applicant be required to submit a detailed landscape plan to the Current Planning Project Manager prior to construction permit approval complying with applicable sections of RMC 4-4-070. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 10 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: The applicant submitted an Arborist Report {Exhibit 13) with the land use application. The arborist report identified 21 trees on the site with 16 of those trees considered significant trees. The applicant's Tree Retention Plan {Exhibit 14) proposes to save two (2) Douglas Fir Landmark Trees consisting of 30-inch ond 24- inch specimens in the courtyard area. Additionally, the applicant proposes to save three (3) Red Oak trees in the dedicated ROW area along the northern boundary and alter the sidewalk alignment in order to keep the three (3) oaks. The arborist report identified the oaks as " .. mature, magnificent, healthy, and a real asset to the City of L..-----~-R-'-e'--n-'-'to_n's tree canopy." Additionally, the applicant proposes to relocate two (2) Red Admin Report Sunset Court City of Renton Department of Co unity & Economic Development Administrative Report & Decision WA16-000068,SA-A, VA-A,MOO SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 9 of 42 Admin Report Sunset Court Oak trees that are located in the footprint of Building 4. The two (2) Landmark Trees proposed to be saved within the courtyard satisfies the 10-percent retention requirement. However, there are proposed improvements shown within the drip lines shown on the landscape plan. Improvements consist of pervious concrete pavers of the 30-inch tree. Therefore, as a condition of approval, the applicant shall either relocate the pavers outside of the drip lines of the tree or provide an updated arbarist report that provides analysis of any impacts to the tree due to the location of the proposed pavers and recommendations to protect the tree during and ofter placement of the pavers. The updated landscape plan and/or arborist report shall be submitted to the Current Planning Project Manager prior to construction permit approval. The three (3) Red Oak trees within the dedicated section of ROW also contain improvements within their respective drip lines. Those improvements consist of a new public sidewalk and portions of proposed Building 4. The City finds value in the preservation of these three (3/ Red Oaks that are within a constrained area during and after project construction. Therefore, staff recommends, as a condition of approval, the applicant submit an updated arborist report that provides recommendations for the we/I-being of the Oak Trees and that also includes the appropriate arborist site visits and tree protection techniques during construction to ensure the safety and vitality of the trees. The updated arborist report shall be submitted to the Current Planning Project Manager prior to construction permit approval. The applicant's landscape plan has proposed the relocation of two Red oak trees but provided no specific information on the viability or method of relocation. Therefore, staff recommends as a condition of approval, the applicant submit an updated arborist report that provides information on the viability and likelihood of tree survival post relocation. Additionally, the updated report shall provide best practices procedures for relocating the trees. Relocation of the trees shall be observed onsite by the arborist to ensure recommendations from the report are completed. The updated arborist report shall be submitted to the Current Planning Project Manager prior to construction permit approval. Parking: Residential Uses: Required parking shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure. Any additional parking may not be located between the building and public street unless located within a structured parking garage. Commercial Uses: Parking may not be located between the building and the public street unless located within a structured parking garage. Mixed Use: Joint parking is required subject to RMC 4-4-080E3. Parking regulations for attached dwellings for low income require that a minimum of 1 space for each 4 dwelling units is required. A maximum of 1.75 spaces per dwelling unit is allowed. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 Y, feet by 16 feet. Staff Comment: The applicant has applied for a variance to provide surface parking with structured parking stall dimensions instead of underground or under building parking as required by code. See FOF 26 for analysis. The proposed surface parking City of Renton Department of Co unity & Economic Development Administrative Report & Decision LUAl6-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 10 of 42 lot is not located between the buildings and public street. The applicant has proposed 50 parking spaces for the 50 attached dwellings for low income, which is within the range allowed. Screening and Storage: All mechanical equipment and outdoor service and storage areas shall be screened to reduce visibility, noise, and related impacts while allowing accessibility for providers and users. Compliance Staff Comment: Site plan and elevations do not provide any surface mounted utility not yet equipment or roof-top operating equipment. Therefore, staff recommends os a demonstrated condition of approval, the applicant provide an updated landscape plan and elevation drawing that identify how the surface mounted and rooftop equipment (if any) will be screened from view. The updated landscape and elevation plans shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. ,/' There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant has not proposed any retaining walls or fences on the site, landscape, or grading plans. Refuse and Recyclables: Per RMC 4-4-090 multi-family developments a minimum 1.5 square feet per dwelling unit be provided for recyclables deposit areas and a minimum of 3 square feet per dwelling unit provided for refuse deposit areas with a total minimum areo of 80 square feet provided for refuse and recyclables deposit ,/' areas. A minimum of one refuse and recyclables deposit area/collection point for every 30 dwelling units. Staff Comment: Based on the proposal for 50 dwelling units a minimum area af 225 square feet of refuse and recycle area would be required in at least two callection points. The applicant is proposing two refuse and recycling enclosures each measuring approximately 148 square feet for a total af 296 square feet. 22. Planned Action Ordinance Compliance: The proposed Site Plan continues to meet the criteria outlined in the Planned Action Ordinance (Ordinance #5610 and #5740) and qualifies as a planned action; the proposal does not require a SEPA threshold determination, preparation of an EIS, or be subject to further review pursuant to SEPA. The applicant will be responsible for complying with all applicable mitigation measures. The Environmental Review Committee has determined the proposal is compliant (Exhibit 1) with the following criteria: Compliance Planned Action Ordinance Compliance ,/' The proposal is located within the Sunset Planned Action area identified in Exhibit 2. ,/' The proposed uses and activities are consistent with those described in the Planned Action EIS and Planned Action Qualifications. Admin Report Sunset Court City of Renton Department of Co unity & Economic Development Administrative Report & Decision LUAl6-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 11 of 42 ,/ The proposal is within the Planned Action thresholds and other criteria of the Planned Action Qualifications. ,/ 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 have been mitigated by application of the measures ,/ identified in Attachment B of Ordinance #5610 and #5740, 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). 23. Design Standards: The project site is located within Design District 'D'. The following table contains project elements intended to comply with the standards of the Design District 'D' Standards and guidelines, as outlined in RMC 4-3-100.E: Compliance I Design District Guideline and Standard Analysis 1. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. a. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. ,/ Staff Comment: The development's four structures ore located on the site that allows solar exposure adjacent buildings and the project's open space. The building heights ore limited to two and three stories with Buildings 3 and 4 containing bookend two-story elevations. These heights are consistent with surrounding development and should not Admin Report Sunset Court City of Renton Deportment of Co unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 12 of 42 result in extensive shadowing on adjacent properties. Locating Buildings 1, 2, and 4 on the west and north periphery and Building 3 angled at a northeastern position with bookended elevations allows solar exposure to the courtyard for a significant portion of the day. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment: Townhome Buildings 1 and 2 are oriented to Harrington Ave NE with ~ units provided a 5-foot wide clear pedestrian path to the sidewalk. Building 4 is oriented to northern ROW (Glennwood Ave NE pedestrian extension) with ground floor units having 5-foot wide clear pedestrian path to the sidewalk. Central entries to Buildings 3 and 4 contain a 5-foot wide clear pedestrian path to public sidewalks along the northern ROW and Harrington Ave NE. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. ~ Staff Comment: The front entries of Buildings 1 and 2 ore oriented to Harrington Ave NE. Front entries to Buildings 3 and 4 are oriented to a pedestrian oriented courtyard with Building 4 also oriented to the northern pedestrian ROW. Standard: Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or ~ b. Have the ground floor residential uses raised above street level for residents' privacy. Stoff Comment: Buildings are setback a minimum of 15-feet from the public sidewalk. Street frontage landscaping consisting of trees, shrubs, and groundcover is provided between the buildings and sidewalk. b. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Admin Report Sunset Court City of Renton Deportment of Co unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 13 of 42 Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Staff Comment: Primary entrances to townhome Buildings 1 and 2 are located on the ,/ Harrington Ave NE far;ade, visible from the street, and connected via pedestrian pathway to the sidewalk. Ground floor units of Building 4 are facing the Glennwood Ave NE pedestrian extension, visible from the street, and connected via pedestrian pathway to the sidewalk. Central entry and individual entries to Building 3 are located behind the townhome buildings and Building 4, but connected to a pedestrian pathway to both Harrington Ave NE and the Glenn woad Ave NE pedestrian extension ROW. Standard: A primary entrance of each building shall be made visibly prominent by ,/ incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Staff. Comment: See Ground Level Details. Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather ,/ protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Staff Comment: See Ground Level Details. Standard: Building entries from a parking lot shall be subordinate to those related to the street. ,/ Staff Comment: No specific building entry is provided from the parking lot. Individual ground floor units on Building 3 contain their own entry facing the surface parking area, but are separated by landscaping and five-foot wide pedestrian path. Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should ,/ be incorporated. Staff Comment: Entries are oriented to pedestrian oriented spaces with landscaping incorporated into the design. Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. ,/ Staff Comment: The four proposed buildings are interconnected by a system of 5-foot wide pedestrian pathways. Central to the buildings is a courtyard amenity providing passive and active open space. Landscaping is provided throughout the proposed development. Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. ,/ Staff Comment: Ground floor units facing the Harrington Ave NE and the Glennwood Ave NE pedestrian extension contain a front yard setback of at least 15-feet with landscaping. Remaining units are accessed via courtyard or parking lot, which are both accessible via pedestrian pathways to each abutting ROW. Admin Report Sunset Court City of Renton Department of Co unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 14 of 42 c. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long- established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. Staff Comment: As provided in the applicant's elevation drawings /Exhibits 8 and 9), the applicant has proposed varied roof pitches for the buildings such as a saltbox type style of roof line on the townhomes and bookended 2 and 3 story gable far the apartment flats. d. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Compliant if condition of approval is met Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Staff Comment: The proposed development will contain two garbage enclosures. Enclosures are located on the eastern portion of the property and away from pedestrian oriented spaces. The locations of the enclosures are accessible to garbage and recycling vehicles. Enclosures are accessible ta tenants via pedestrian pathway. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Staff Comment: The proposed garbage enclosures shown on Site Details sheet A004 (Exhibit 15) is enclosed on all sides, contains a shed roof, and metal entry gate. No details are provided to ensure the gate is self-closing, therefore as a condition of approval, the applicant shall provide cut sheets that provide details for a self-closing Admin Report Sunset Court City of Renton Department of Co unity & Economic Development Administrative Report & Decision WA16-000068,SA-A,VA-A,M0D SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 15 of 42 mechanism for review by the Current Planning Project Manager prior to building permit approval. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or ,r some combination of the three (3). Staff Comment: The garbage enclosures are made of fiber cement shingles (reinforced wood) with asphalt shingle roofing. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of ,r such facility. Staff Comment: The garbage enclosures are not located in adjacent to a street, pathway, or pedestrian-oriented space; however the enclosures do have landscaping abutting them. e. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Developments located at district gateways shall be marked with visually N/A prominent features. Staff Comment: Standard: Gateway elements shall be oriented toward and scaled for both pedestrians N/A and vehicles. Staff Comment: Standard: Visual prominence shall be distinguished by two (2) or more of the following: (a) Public art; (b) Special landscape treatment; (c) Open space/plaza; N/A (d) Landmark building form; (e) Special paving, unique pedestrian scale lighting, or bollards; (f) Prominent architectural features (trellis, arbor, pergola, or gazebo); (g) Neighborhood or district entry identification (commercial signs do not qualify). Staff Comment: 2. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining Admin Report Sunset Court City of Renton Department of Co unity & Economic Development SUNSET COURT APARTMENTS Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 16 of 42 contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between: (a) A building and the front property line; and/or ,/ (b) A building and the side property line (when on a corner lot). Staff. Comment: The proposed surface parking lot is located in the rear of the development and not located between the building and front property line or side property line. Standard: Parking shall be located so that it is screened from surrounding streets by ,/ buildings, landscaping, and/or gateway features as dictated by location. Staff. Comment: The surface parking lot is screened from surrounding streets by the location of the buildings and landscaping. b. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage N/A width. Sta[t Comment: Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the N/A sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Staft Comment: N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Admin Report Sunset Court City of Renton Department of Co unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 17 of 42 Sta([_ Comment: Standard: The entry to the parking garage shall be located away from the primary N/A street, to either the side or rear of the building. Sta([_ Comment: Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a N/A combination of treatments. Sta([_ Comment: Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); (b) Decorative artwork; N/A (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (fl Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or (h)Other treatments that meet the intent of this standard ... Sta([_ Comment: c. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. ~ Staff Comment: No alley is available for vehicle access to the property. The single vehicle access point is located on the southwestern portion of the property at Harrington Ave NE., a residential occess street. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. Compliant if condition Sta([_ Comment: The site is limited to two curb cuts. One for general vehicle access on of Harrington Ave NE and one for emergency vehicle access only on the northeastern approval is corner of the property at Harrington Place NE and Sunset Lane NE. No gate details or met specific emergency vehicle limitations were provided on the site or landscape plan. Therefore staff recommends as a condition of approval, the applicant resubmit revised site/landscape plans noting the driveway is limited to emergency access vehicles only Admin Report Sunset Court City of Renton Deportment of Co unity & Economic Development Administrative Report & Decision LUAl6-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 18 of 42 and submit detail cut sheets of the emergency vehicle access only driveway gate. The northeastern access shall be limited to emergency vehicles only with the site containing only one general access driveway curb cut for the development on Harrington Ave NE. The revised site and landscape plans and detail cut sheets shall be submitted for review and approval to the Current Planning Project Manager prior to building permit approval. 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. a. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. ,/ Compliant if condition of approval is met Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. (a) Pathways shall be located so that there are clear sight lines, to increase safety. (b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: The proposed development contains a pedestrian circulation system composed of five-foot wide pervious concrete walkways that provide connections to/from the public sidewalks, surface parking lot, courtyard, building entries, and individual townhome entries. The pathways are provided in long linear sections that result in clear sight lines throughout the pedestrian areas. Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Staff Comment: Concrete povers are provided through the landscaping strip adjacent to Building 3 that provides connection to the pedestrian circulation system. The surface parking area is relatively narrow as it provides only two rows of parking separated by a single drive aisle. Therefore a system of pathways is not needed to connect vehicle users to their parking spaces from the pedestrian circulation area. However, there are two pathways shown connecting to the two refuse and recycling areas that are located across the drive aisle. These pathways are appropriate as the only option to reach the enclosures is to cross the vehicle drive aisle. These pathways appear to be striped only Admin Report Sunset Court City of Renton Department of Ca unity & Economic Development Administrative Report & Decision LUAl 6-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 19 of 42 on the landscape plan (Exhibit 6) and not meet the differentiated material or texture requirement. Therefore as a condition of approval, the applicant shall provide a material or texture change to the pedestrian pathways to the refuse and recycling enclosures for review and approval by the Current Planning Project Manager prior to Building Permit Approval. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. ,,. (bl Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Staff Comment: Pedestrian walkways provided throughout the development are five- feet in width and are anticipated to meet the demand of residential users. N/A Standard: Mid-block connections between buildings shall be provided. b. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round activities, under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. ----- Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Staff Comment: Elements proposed include arbors providing a gateway to Building 4 ,,. entrances and the site's internal pedestrian connecting network. Steel planter boxes are shown on the landscape plan along the courtyard's pedestrian pathway highlighting entrances to Building 4 and providing an edge component to the townhome unit rear yards. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. (a) Site furniture shall be made of durable, vandal-and weather-resistant materials Compliant that do not retain rainwater and can be reasonably maintained over an extended if condition period of time. of approval is (b) Site furniture and amenities shall not impede or block pedestrian access to met public spaces or building entrances. Staff Comment: The applicant has provided several picnic type tables, benches, concrete seat wall, and children's play structures in the courtyard. These features are located interior to the courtyard or adjacent to pedestrian pathways and do not impede or block Admin Report Sunset Court City of Renton Department of C SUNSET COURT APARTMENTS unity & Economic Development Administrative Report & Decision LUAl 6-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 20 of 42 Compliant with intent and guidelines pedestrian access. As a condition of approval, the applicant shall provide detail cut- sheets of picnic tables, benches, and play structures that verify materials are vandal and weather resistant for review and approval by the Current Planning Project Manager prior to building permit approval. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. Staff Comment: The proposed development provides individual entries to ground floor units in both the townhome and flat buildings. Eoch individual entry is provided a covered and weather protected areo with awnings and overhangs. The canopies are no lower than eight-feet above ground level however they do not meet the prescriptive dimensional standards. As these buildings contain individual entry ground-floor units facing the street with quasi-private front yard spaces between the buildings and sidewalk, compliance with the dimensional standard of the weather protection is inappropriate. The covered areas for each ground floor unit meets the intent and guidelines of the regulation as it provides an outdoor weather protected space for each unit. 4. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. Admin Report Sunset Court (a) At minimum, fifty (50) square feet per unit shall be provided. (b) The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. (c) Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. (d) At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea patches, or multi-purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; City of Renton Department of C SUNSET COURT APARTMENTS unity & Economic Development Administrative Report & Decision LU Al 6-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 21 of 42 N/A iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children's play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. (e) The following shall not be counted toward the common open space or recreation area requirement: i. Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Staff Comment: The proposed attached residential development contains a central courtyard in excess of 11,000 square feet, which is greater than the required 2,500 square foot open space requirement /50 units x 50sf =2,500sf). The courtyard is surrounded on all sides by a five-foot wide pedestrian pathway. Central to the courtyard, the proposal retains two landmark Douglas Fir trees with a children's play feature comprised of salvaged oak logs. Outside the fir tree canopy a picnic area, bench seating, and bicycle parking is provided. South of the picnic area an open grass area and concrete seat wall are proposed. Pockets of ornamental landscaping are provided between active spaces and the surrounding pedestrian pathway. The courtyard should receive adequate solar exposure for significant portions of the day with the bookended heights of Building 3 and the two-story elevation of the townhome buildings. Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. (a) The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area+ 1% of the gross building area, at minimum. (b) The pedestrian-oriented space shall include all of the following: i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. (c) The following areas shall not count as pedestrian-oriented space: Admin Report Sunset Court City of Renton Department of e_. unity & Economic Development Administrative Report & Decision WA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 22 of 42 i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian- oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. (d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Staff. Comment: Not applicable Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below: (a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. (b) Bronson Area: Intersections with Bronson Way North at: i. Factory Avenue N./Houser Way S.; ii. Garden Avenue N.; and iii. Park Avenue N. and N. First Street. (c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. (d) Northeast Fourth Area: Intersections with N.E. Fourth at: i. Duvall Avenue N.E.; ii. Monroe Avenue N.E.; and iii. Union Avenue N.E. (e) Grady Area: Intersections with Grady Way at: i. Lind Avenue S.W.; N/A ii. Rainier Avenue S.; iii. Shattuck Avenue S.; and iv. Talbot Road S. (f) Puget Area: Intersection of S. Puget Drive and Benson Road S. (g) Rainier Avenue Area: Intersections with Rainier Avenue S. at: i. Airport Way/Renton Avenue S.; ii. S. Second Street; iii. S. Third Street/S.W. Sunset Boulevard; iv. S. Fourth Street; and v. S. Seventh Street. (h) North Renton Area: Intersections with Park Avenue N. at: i. N. Fourth Street; and ii. N. Fifth Street. (i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: ----··---·- Admin Report Sunset Court City of Renton Department of Co unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 23 of 42 i. Duvall Avenue N.E.; and ii. Union Avenue N.E. N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. N/A Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. 5. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. a. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). ,/ Staff Comment: All buildings contain modulations at intervals between 15 and 25 feet. Articulation in the form of material variation, glazing, overhang, and canopies are also within the 40-foot threshold. -- Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in ,/ height, and eight feet (8') in width. Staff Comment: Modulations are between two and four feet deep and greater than 16- feet in height on each building. Modulations are between 15 and 25 feet in width. Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Staff Comment: Buildings 3 and 4 are approximately 210-feet in length. Bulk and scale ,/ of these two buildings is reduced by bookending the heights. Each end of the building is two stories while the center is three stories. The vertical modulation reduces the scale of the structure, provides architectural interest, and allows for greater solar exposure. Bulk is reduced by 19-foot modulations and result in a recessed area for each ground floor entry. This recessed area breaks down the larger mass of the structure into smaller components. Additionally, ground level landscaping and the retention of mature oak trees in front of the center of Building 4 further soften the bulk and scale of the flats. b. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Admin Report Sunset Court City of Renton Department of C SUNSET COURT APARTMENTS unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 24 of 42 Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Compliant if Staff Comment: Ground-floor elements include ornamental landscaping along each condition walkway leading the unit entries. Trellises ore provided at pedestrian pathways leading of to entrances to the development. However, no pedestrian scale lighting is shown near approval building entries on plans provided with the master application. Therefore staff is met recommends as a condition of approval, the applicant submit a lighting plan that provides pedestrian scale lighting at entry points to the buildings for review and approval by the Current Planning Project Manager. Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). ,/ Stoff Comment: Building's 1, 2, and 4 are visible from the ROW. Buildings 1 and 2 contain approximately 70 percent window and door transparency between four and eight feet above ground. Building 4 contains approximately 64 percent window and door transparency between four and eight feet above ground. ---- Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and ,/ energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Staff Comment: Upper portions of all buildings contain clear windows. N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Standard: Where windows or storefronts occur, they must principally contain clear ,/ glazing. Sta[[ Comment: Windows contain clear glazing. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are ,I' prohibited. Stoff Comment: No tinted or reflective glazing is proposed. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, ,I' has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or (bl Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Admin Report Sunset Court City of Renton Department of C SUNSET COURT APARTMENTS unity & Economic Development Administrative Report & Decision LUA16-00006B,5A-A,VA-A,M0D Report Date January 20, 2017 Page 25 of 42 Staff_ Comment: No blank walls are shown on the proposed building elevations. Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; N/A (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Staff_ Comment: Not applicable c. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs .,. (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff_ Comment: All buildings contain pitched roofs. Buildings 1 and 2 contain salt-box style pitched roofs with the steeper pitch at 1:2. Buildings 3 and 4 contain traditional gables with slopes of 1:4 and contain bookended roof forms with their drop in elevation. d. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. .,. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and Admin Report Sunset Court City of Renton Department of Co unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 26 of 42 color scheme, or if different, with materials of the same quality. Staff_ Comment: Buildings are finished with a combination of lap siding, board w/ battens, and shingles. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Compliant if Stoff_ Comment: Material variations consist of fiber cement lap, board w/ batten, and condition of approval is shingle clodding. No color palette was provided with the land use application. met Therefore as a condition of approval, the applicant shall provide color elevations detailing the proposed colors for the buildings for review and approval by the Current Planning Project Manager prior to building permit approval. Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades . .,,- Stoff_ Comment: Clodding provides o pattern that assists in providing visual interest on visible facades. Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished .,,-metal, stone, steel, glass and cast-in-place concrete . Staff_ Comment: Materials are comprised of fiber cement and are typically durable in northwest climate. N/A Standard: if concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with o concrete coating or admixture. Standard: if concrete block walls are used, they shall be enhanced with integral color, N/A textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Standard: All buildings shall use material variations such as colors, brick or metal .,,-banding, patterns, or textural changes . Staff_ Comment: See discussion above. 6. SIGNAGE: In addition to the City's standard sign regulations, developments within Urban Design Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-lOOG, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-lOOG are possible for those proposals that can comply with the Design District criteria found in RMC 4-3-lOOF, Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required. Standard: Signage shall be an integral part of the design approach to the building. Compliance Staff_ Comment: No signage was included in the application. Any future signage not yet demonstrated would require a sign permit in compliance with standards outlined in Design District D. Standard: In mixed use and multi-use buildings, signage shall be coordinated with N/A the overall building design. Staff_ Comment: Compliance Standard: Corporate logos and signs shall be sized appropriately for their location. not yet Admin Report Sunset Court City of Renton Department of Co .... unity & Economic Development SUNSET COURT APARTMENTS Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 27 of 42 demonstrated Stat[_ Comment: Signage would be reviewed under a separate sign permit application. Compliance Standard: Entry signs shall be limited to the name of the larger development. not yet Stat[_ Comment: Signage would be reviewed under a separate sign permit demonstrated application. Standard: Alteration of trademarks notwithstanding, corporate sign age should not Compliance be garish in color nor overly lit, although creative design, strong accent colors, and not yet interesting surface materials and lighting techniques are encouraged. demonstrated Stat[_ Comment: Signage would be reviewed under a separate sign permit application. Compliance Standard: Front-lit, ground-mounted monument signs are the preferred type of not yet freestanding sign. demonstrated Stat[_ Comment: Signage would be reviewed under a separate sign permit application. Compliance Standard: Blade type signs, proportional to the building facade on which they are not yet mounted, are encouraged on pedestrian-oriented streets. demonstrated Stat[_ Comment: Signage would be reviewed under a separate sign permit application. Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and Compliance c. Back-lit signs with letters or graphics on a plastic sheet (can signs or not yet illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) demonstrated square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection G8 of this Section). Stat[_ Comment: Signage would be reviewed under a separate sign permit application. -. Standard: Freestanding ground-related monument signs, with the exception of Compliance primary entry signs, shall be limited to five feet (5') above finished grade, including not yet support structure. demonstrated Stat[_ Comment: Signage would be reviewed under a separate sign permit application. Standard: Freestanding signs shall include decorative landscaping (ground cover Compliance and/or shrubs) to provide seasonal interest in the area surrounding the sign. not yet Alternately, signage may incorporate stone, brick, or other decorative materials as demonstrated approved by the Director. Stat[_ Comment: Signage would be reviewed under a separate sign permit application. 6. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Compliance Standard: Pedestrian-scale lighting shall be provided at primary and secondary not yet building entrances. Examples .include sconces on building facades, awnings with Admin Report Sunset Court City of Renton Department of C SUNSET COURT APARTMENTS unity & Economic Development Administrative Report & Decision WA16-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 28 of 42 demonstrated down-lighting and decorative street lighting. Staff Comment: A lighting plan was not submitted with the project application materials. Staff recommends, as a condition of approval, that a lighting plan including fixture details be submitted at the time of building permit application for review and approval by the Current Planning Project Manager. Standard: Accent lighting shall also be provided on building facades (such as Compliance sconces) and/or to illuminate other key elements of the site such as gateways, not yet specimen trees, other significant landscaping, water features, and/or artwork. demonstrated Staff Comment: To be reviewed at the time of Building Permit review. Standard: Down lighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved Compliance administratively or is specifically listed as exempt from provisions located in RMC 4- not yet 4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday demonstrated or decorative lighting, right-of-way-lighting, etc.). Staff Comment: To be reviewed at the time of Building Permit review. 24. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance not yet demonstrated Wellhead Protection Areas: Staff Comment: The City's COR mapping database identifies the property to be within a Wellhead Protect Area Zane 2. No hazardous material storage, handling, treating, use, or production is anticipated with the proposed multi-family development. It is unknown at this time if any affsite fill will be brought to the site. If any fill is anticipated to be brought to the site the applicant shall submit a source statement certified by a professional engineer or geologist licensed in the State of Washington meeting the requirements of RMC 4-4-060N.4 or provide documentation that fill will be obtained from a Washington State Department of Transportation (WSDOT) approved source as allowed by RMC 4-4-060N.4.g. The source statement ar WSDOT documentation shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 25. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CV zoning classification when it is not exempt from Environmental (SEPA) Review. Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for the Site Plan review requests: Compliance Site Plan Criteria and Analysis a. ,,,. Comprehensive Plan Compliance and consistency. Staff Comment: See previous discussion under FOF 20, Comprehensive Plan Analysis. Compliant if b. Zoning Compliance and Consistency. Conditions of Approval Staff Comment: See discussion under FOF 21, Zoning Development Standard Admin Report Sunset Court City of Renton Department of C SUNSET COURT APARTMENTS unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A,VA-A,MOD Report Date January 20, 2017 Page 29 of 42 are Met Compliance. Compliant if C. Design Regulation Compliance and Consistency. Conditions of Approval Staff Comment: See discussion under FOF 24, Design District Review. are Met d. Planned action ordinance and Development agreement Compliance and ., Consistency . Staff Comment: See discussion under FOF 22 for Planned Action compliance. No Development Agreement is proposed or needed for the application. e. Master Site Plan Compliance and Consistency. Staff Comment: The subject property is identified as Site F in the approved Renton Sunset Terrace Redevelopment Moster Site Plan (LUA14-001475). The 2016 approved ., modification to the master site plan allocated and additional 35 dwelling units and two additional parcels to the master site plan resulting in 50 total dwelling units and 1.95 acres for Site F. The proposal meets the overall intent of the approved master site plan. f. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: See FOF 24, Design District Review: Building Character and Massing. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The applicant has provided linkages into the development and will provide a public pedestrian connection through the project. Pedestrian pathways are provided between and on either end of townhome Buildings 1 and 2 from the Harrington Ave NE public sidewalk to the interior courtyard and Building 3 entrance. Additional pedestrian pathways are provided on either end of Building 4 from the newly improved ROW to the interior courtyard. The applicant will provide o 5-foot sidewalk and 8-foot planter strip along the northern boundary that will extend ,/ pedestrian access of Glenn wood Ave NE to 11" Ave N and Harrington Pl. NE. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: Trash enclosure areas ore located along the eastern portion of the property. Enclosures are screened from neighboring properties with perimeter plantings of trees, shrubs, and groundcover. See FOF 21 Zoning and Development Standards: Screening ond Storage. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: Views of attractive natural features are not anticipated to be impacted as a result of the proposed development. The proposed townhome structures ore two stories and 26-feet in height at top of ridge. The flat apartments are 3-stories and bookended with 2-stories with a top of ridge height of 38-feet. Heights ore below the outright permitted height of 50-feet. Admin Report Sunset Court City of Renton Department of C , unity & Economic Development SUNSET COURT APARTMENTS Report Date January 20, 2017 Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Page 30 of 42 Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See discussion under FOF 21, Zoning Development Standard: Landscaping. The proposed landscape plan provides a transition between the development and the surrounding properties, particularly the "commercial alley" located to the east of the development. The proposed landscaping would maintain privacy and enhance the appearance of the overall project. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the application; therefore staff has recommended that a fighting plan be provided at the time of building permit review (See Lighting discussion under FOF 23, Design Review: Lighting). g. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The project is located in the CV zone and adjoins/abuts existing multi- family development. Buildings 1, 2, and 4 are oriented to a ROW, however each building is setback from the public sidewalks a minimum of 15-feet with street frontage landscaping in between. The buildings are located on the property's perimeter resulting in a courtyard that has definable edges separated from the street by the placement of the structures. Vehicle traffic to and from the development is limited to one driveway located an the southwest corner of the property. The parking lot and garbage enclosures are located at the rear of the property and screened offsite with perimeter landscaping and building placement Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The massing of the proposed development is most prominent along Harrington Ave NE. The two story townhomes and the bookended two story portion of the flat apartment Building 4 will be the massing that is most prominent along Harrington Ave NE. Setbacks ond landscaping provide a transition from the two story to three story structures from the ROW. The use of differing materials, articulation, modulation, and pitched roof profiles also assist in reducing scale and bulk of the buildings. Buildings provide a definable edge to courtyard amenity, but also provide breaks allowing pedestrian pathways to connect ta public sidewalks. Bookended two story apartment flats and two story townhomes will allow sunlight into courtyard a significant portion of the year. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The site contains 16 significant trees of which the applicant proposes two retain five (5) and relocate two (2) for a 44 percent retention schedule. The tree Admin Report Sunset Court City of Renton Department of Co unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 31 of 42 retention minimum for the CV zone is 10 percent. Site is generally flot with limited grading needed anly for foundations, stormwater infrastructure, and surface parking. Impervious surfaces are limited to the buildings and surface parking. Applicant proposes pervious sidewalks, pedestrian pathways, courtyard hardscap ,and grass-crete emergency access driveway to aid in infiltration. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: The applicant proposes to screen the surface parking area with o 10- foot relatively dense planting strip consisting of trees, shrubs, and groundcover. Street frontage landscaping between the individual unit entries and public sidewalk provides a softened transition from public space to private space. Wheel stops as shown on the landscape plan provide protection of the surface parking lot's perimeter landscaping screen. h. Access Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: The site contains one driveway curb cut at the southwestern portion of the property on Harrington Ave NE, which is classified as a residential access street. An emergency access only driveway is provided at the northeasten corner and will be gated to limit access to emergency vehicles only. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: Pedestrian circulation is provided throughout the proposed ./ development by linking buildings together, through the courtyard, and out onto the public sidewalk with 5-foot wide pedestrian pathways. The site pion identifies o twenty-foot wide vehicle driveway thot provides adequate space for two-way vehicle travel within surface parking lot. An emergency vehicle access only is provided on the northeastern portion of the property and is further aided by a hammerhead turnaround approximately 95-feet from the emergency vehicle access point. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Not applicable as the proposal is for residential only development. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Per RMC 4-4-0BOF.11.a bicycle parking spaces are required ot one-ho/f bicycle parking space per one dwelling unit. The site plan includes protected bicycle storage located in the courtyard to accommodate 25 bicycle parking spaces and therefore complies with bicycle parking quantity requirements for the use. Pedestrians: Providing safe and attractive pedestrian connections between parking Admin Report Sunset Court City of Renton Department of Co unity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD SUNSET COURT APARTMENTS Report Date January 20, 2017 Page 32 of 42 areas, buildings, public sidewalks and adjacent properties. Staff. Comment: See FOF 23, Design District Compliance i. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. ,I' Staff. Comment: See FOF 23, Design District Compliance: Recreation Areas and Common Open Space. The plan provides adequate areas for passive and active recreation by the users of the site. In addition, the master site plan includes a public park, Sunset Park, within a quarter mile of the site, which would provide for additional recreational opportunities. -- j. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines ,I' Staff. Comment: The top-floor flat units may have territorial views. The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. k. Natural Systems: Arranging project elements to protect existing natural systems ,I' where applicable. Staff. Comment: There are no natural systems located on site with the exception of drainage flows. See Drainage discussion below. I. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff. Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development, if the applicant provides Code required improvements and fees. Water and Sewer. Sta(t Comment: Water main improvements are required as part of the development. A looped 12-inch water main around the building is required and has been included os part of the project proposal (Exhibit 16). The new 12-inch water main shall extend to the northeast corner of the property to NE 11th St and shall also provide two stub outs ,I' to the east property line. Additional off-site and on-site hydrants will be required to meet the new fire flow demand to provide the required coverage. A lS-ft water easement is required for the looped water main. No buildings, structures or vaults shall be placed within the easement area and within 5 feet of the water main. Adequate distance between the water main and the sanitary sewer mains. Minimum horizontal distance is 10-ft (wall-to-wall) between water and wastewater mains. The applicant has proposed an 8-inch extension from the sanitary sewer main in Harrington Ave NE to service buildings 1 and 2, and the extension of an 8-inch main from the sanitary sewer main in the vacated right-of-way of Harrington Place NE to service buildings 3 and 4. The sanitary sewer main extensions will be private mains owned and maintained by the property owner. Drainage. Staff. Comment: A Technical Information Report (Exhibit 17} and Grading and Admin Report Sunset Court City of Renton Department of Co SUNSET COURT APARTMENTS ,nity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 33 of 42 N/A Drainage Plan (Exhibit 7) was submitted with the application. There were no drainage complaints within the project site or within one mile downstream of the subject property. The site is subject to the Peak Rote Flow Control standard and Basic Water Quality. The applicant has submitted a complete Construction Permit Application and Building Permit Application and is therefore vested to the 2009 King County Surface Water Design Manual and 2010 City of Renton Amendments to the Manual. Flow control methods proposed by the applicant include the use of a Stormtech Chamber detention facility to capture roof run-off from buildings 1, 2, 3 and portions of building 4. Two bioretention areas will collect the remaining portion of the roof run-off from building and two separate bioretention areas will collect portions of the roof run- off from buildings 1 and 3 prior to connection to the Stormtech Chamber detention facility. Additionally, the development proposes the use of pervious concrete internal walkways. Basic Water Quality methods proposed by the applicant include the use of four separate StormFilter Cartridge systems in the surface parking lot prior to connection to the detention tanks and subsequently to the existing 12-inch public stormwater main located in Harrington Ave NE. Transportation. Staff Comment: Access to the site is proposed via a single driveway from Harrington Ave NE located at the southwest earner of the subject property. A traffic analysis dated September 10, 2015, was provided by Perteet Engineering (Exhibit 18}. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 8th Edition, (2008). The proposed 50-unit multi-family residential housing would average 291 daily vehicle trips. Weekday peak hour AM trips would generate 22 vehicle trips, with 4 vehicles leaving and 18 vehicles entering the site. Weekday peak hour PM trips would generate 26 vehicle trips, with 17 vehicles entering and 9 vehicles existing 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. The applicant is subject to provide code required street frontage improvements. Frontage improvements along Harrington Ave NE have been completed as part of the City's Surface Water Green Connections improvement project. Developer shall replace disturbed surfaces in accordance with City code, as necessary, including the addition of planter strips and pervious sidewalk where the existing driveways will be demolished. No right-of-way dedication along Harrington Ave NE is required. Frontage improvements along Glenwood Ave NE will require an installation of a new curb, an 8- foot planting strip and a 5 foot walk. This will require dedication of additional 5-feet of right-of-way. The applicant hos submitted a Paving Plan (exhibit X} and Landscape Plan (exhibit X) that identifies such improvements. Increased traffic created by the development would be mitigated by installation of frontage improvements identified above, City of Renton's transportation concurrency requirements (Exhibit 19) based upon a test of the citywide Transportation Plan, and payment of appropriate Transportation Impact Fees. m. Phasing: The applicant is not requesting any additional phasing. Admin Report Sunset Court City of Renton Department of Co ...... unity & Economic Development SUNSET COURT APARTMENTS Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 34 of 42 26. Variance Analysis: The applicant requests a variance to RMC 4-2-120A Development Standards for Commercial Zoning Designations, specifically the CV zone standard that requires residential uses to locate vehicle parking underground or under building, or in an attached or detached structure. The applicant instead proposes to provide 50 surface spaces to accommodate vehicle parking needs. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250. Therefore, staff recommends approval of the requested Variance. Compliance ,/ ,/ Variance Criteria and Analysis a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The applicant contends that it is a nonprofit housing authority thot proposes to construct affordable housing for those families earning below 60-percent of the area's medium income. Financing for such nonprofit projects is limited compared to traditional developer lending options. While the subject property is commercially zoned, its location does not front onto an arterial, collector, or retail type street resulting in a challenging site far commercial development. Instead, the subject property abuts other multi-family affordable housing and is in the general vicinity of several Renton Housing Authority properties and therefore is better suited for residential only development. Traditional commercial financed projects ore often able to provide the structured parking required in the CV zone if there ore abutting attributes such as a street that provides more vehicle traffic and visibility. Additionally, market rate housing developers ore able to recoup costs associated with structured parking by charging higher rents. These costs cannot be recouped by a nonprofit affordable housing developer. Staff concurs the applicant suffers practical difficulties and unnecessary hardship in providing structured parking. The applicant hos estimated underground parking to occommodote the affordable housing code minimum number of spaces to be $1,55D,ODO.OO. As stated by the applicant, this amount would exceed the ollowoble cost limit that is acceptable to project funders. Staff also concurs that due to its sole purpose of a nonprofit agency providing affordable housing, they are at a disadvantage compared to market rate developers as they ore unable to recoup costs associated with underground parking By requiring the applicant to construct structured parking would deprive the property owner the ability to construct affordable multi-family housing as permitted in the CV zone. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant contends that the proposed surface parking lot will be screened from much of the public's view as it is located behind the buildings. The proposed townhome and flat buildings ore located adjacent to Harrington Ave NE and the Glennwood Ave NE pedestrian extension. The Admin Report Sunset Court City of Renton Department of Co ...... unity & Economic Development SUNSET COURT APARTMENTS Administrative Report & Decision LUAl6-000068,SA-A,VA-A,MOO Report Date January 20, 2017 Page 35 of 42 ../ areas between the street and buildings are reserved for pedestrian circulation and landscaping, thereby removing any vehicle/pedestrian conflicts between entrances and the sidewalk and providing a "front yard" type of environment for the tenants. Also, the site is limited to one driveway located on Harrington Ave NE on the southern edge of the property further limiting vehicle/pedestrian conflicts. Additionally, the applicant has provided a 10-foot wide sight-obscuring landscape screen along the southern and eastern perimeter shielding the parking from abutting properties. As proposed, multifamily buildings transition appropriately with surrounding properties as the heights are limited to two and three stories with typical gabled roof pitches. Providing structured parking under the building would result in greater heights, which may be compliant with commercial zoning regulations, but may not blend with existing properties in the vicinity as does the current proposed layout. Staff concurs that the variance would not be detrimental to the public welfare or injurious to property or improvements in the vicinity. The applicant has designed the site to shield much of the surface parking lot from public view. Limiting vehicle access to one general purpose driveway results in fewer opportunities for pedestrian and vehicle conflicts. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: The applicant contends the proposed multi-family townhome and flat apartments are a permitted use within the CV zone. As mentioned previously, market rate developers are able to recoup the costs of structured parking required by the CV zoned properties while the purpose of the current proposal is to provide affordable housing for families in the Sunset Highlands neighborhood. Staff concurs that the variance would not result in a grant of special privilege. The applicant's purpose of providing affordable housing is consistent with Housing Element policies of the City's Comprehensive Plan, Sunset Area Planned Action Ordinance, and the approved Sunset Terrace Redevelopment Master Site Plan. Therefore, the variance would not constitute o special privilege inconsistent with other uses and properties in the vicinity and zone. d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The applicant contends the proposed surface parking Jot will accommodate one car for each individual unit within the development. RMC 4- 4-080 provides a range of 1 space per each 4 dwelling units to a maximum of 1. 75 per dwelling unit. This range results in 13 to 88 spaces for the proposal . The proposal would provide a range of one to three bedroom units and therefore it would be appropriate to make available at least one parking space per unit. The applicant has proposed to design the parking lot to meet the dimensional standards of a structured parking area (see FOF 28}. Minimum stall widths for structured parking are narrower than surface parking requirements resulting Admin Report Sunset Court City of Renton Department of Ca ...... unity & Economic Development SUNSET COURT APARTMENTS Administrative Report & Decision LUA16-000068,SA·A, VA-A,MOO Report Date January 20, 2017 Page 36 of 42 in the reduction in size of the parking lot. Stoff concurs the applicant has proposed the minimum to accomplish the variance. By providing at least one space per unit it would likely alleviate offsite parking impacts. Further the overall surface parking lot footprint is reduced by designing to structured parking standards. 27. Modification Analysis: The applicant is requesting a modification from RMC 4-9-090C.9. in order to provide less than a 15-foot vertical clearance for the proposed refuse and recycling enclosures. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. ,,/ Staff Comment: See FOF 20, Comprehensive Pion Analysis. Further, the proposed refuse and recycling enclosures provide an exemplary design matching the materials ond architecture of the primary structures. Proposed enclosures ore clodded with fiber cement shingles with on extended shed roof. The modified design provides on outcome superior to the code requirement. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon ,,/ sound engineering judgment. Stoff Comment: The proposed vertical clearance between the finish floor and roof is nearly 10-feet and typical of covered refuse and recycling enclosures. Haulers maintain the ability to access the dumpsters and containers intended by the code requirements. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The five-foot reduction in the enclosures vertical clearance will result in .,... less of a visual impact to other properties in the orea as the perimeter landscaping will provide a sight obscuring screen foster with the lower elevation and the likelihood of seeing the enclosure offsite lessens. d. Conforms to the intent and purpose of the Code. ,,/ Staff Comment: The 10-foot vertical clearance allows reasonable hauler access while reducing the off site visual impacts of the enclosures. e. Can be shown to be justified and required for the use and situation intended; and Stoff Comment: The modified clearance provides a design that better compliments the ,,/ architecture of the buildings. The required 15-foot clearance would result in a roof structure that would be nearly two-thirds the height of the proposed townhomes and out of scole with the overall development. .,... f. Will not create adverse impacts to other property(ies) in the vicinity. Admin Report Sunset Court City of Renton Department of Co, ..... unity & Economic Development SUNSET COURT APARTMENTS Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 37 of 42 Staff Camment: See comments under criterion 'c'. 28. Modification Analysis: The applicant is requesting a modification from RMC 4-4-0SOF.8. in order to provide structured parking stall sizes in a surface parking lot. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. ,/ Staff Comment: See FOF 20, Comprehensive Pion Analysis. Allowing for structured parking stall dimensions within the proposed surface parking lot reduces the overall size and offsite visual impacts of the lot. Without the granting of a surface parking variance (See FOF 26}, the applicant would provide parking space dimensions as currently proposed. ---- b. Will meet the objectives and safety, function, appearance, environmental protection and maintain ability intended by the Code requirements, based upon sound engineering judgment. ,/ Staff Comment: The reduced stall sizes provide adequate parking area and maneuverability is maintained with the standard 24-foot wide drive aisle. Reducing the overall size of the surface parking area allows for additional landscaping and permeable surfaces. c. Will not be injurious to other property(ies) in the vicinity. ,/ Staff Comment: The reduction in stall dimensions has no injurious effects on other properties. Its reduced size lessens visual impacts. d. Conforms to the intent and purpose of the Code. ,/ Staff Comment: The applicant will provide the appropriate number of parking stalls as required by code and the proposed use. e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: If not granted a variance, the applicant would be required to design the ,/ parking stalls to meet the structured parking stall requirements. Reducing the size of the surface parking lot allows for better flexibility to provide the preferred location of the buildings fronting the street, large courtyard, and abundant landscaping. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff Comment: See comments under criterion 'c'. 29. Modification Analysis: The applicant is requesting a modification from RMC 4-4-0SOF.11.b. in order to reduce bicycle parking space standards by providing a mix of vertical spaces that are less than the 2'x6' standard. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Admin Report Sunset Court City of Renton Department of Co ...... unity & Economic Development SUNSET COURT APARTMENTS Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Report Date January 20, 2017 Page 38 of 42 Compliance Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. ,/ Staff Comment: See FOF 20, Comprehensive Plan Analysis. The applicant proposes to provide the required 25 bicycle parking spaces in a secure and architecturally complimenting structure within the development's courtyard. In order to lessen the impact of the structure within the courtyard, the applicant proposes to reduce its size to better compliment the surroundings while provided the code-required quantity of spaces. The applicant proposes to provide parking for 15 bicycles to be vertical and 1.25' x 3.25 feet. b. Will meet the objectives and safety, function 1 appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. ,/ Staff Comment: The vertical and smaller parking spaces provide the same function of adequate bicycle parking. Reducing the overall size of the bicycle locker provides additional active space within the development's courtyard. No reduction in the amount of parking is proposed. c. Will not be injurious to other property(ies) in the vicinity. ,/ Staff Comment: Bicycle parking is internal to the development. The reduction in bicycle parking space has no effect of other properties in the vicinity. d. Conforms to the intent and purpose of the Code. ,/ Staff Comment: As no reduction in the number of required parking spaces is proposed, the intent and purpose to provide adequate and protected bicycle storage is maintained. ------ e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: Reduction in the overall size of the bicycle locker results in additional ,/ opportunities for active space within the courtyard. The mix of standard and vertical spaces provides the ability to lock heavier bicycles in the standard spaces and lighter bicycles in the vertical spaces. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff Comment: Bicycle parking is internal to the development._The reduction in bicycle parking space will have na effect on other properties in the vicinity. 1 ,. CONCLUSIONS: -- 1. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 20. 2. The subject site is located in the Center Village (CV) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 21. Admin Report Sunset Court City of Renton Department of Co ...... unity & Economic Development SUNSET COURT APARTMENTS Report Date January 20, 2017 Administrative Report & Decision LUA16-000068,5A-A,VA-A,M0D Page 39 of 42 3. The proposed site plan review application meets the criteria outlined in the Sunset Area Planned Action Ordinance, see FOF 22 4. The proposed site plan review application complies with the Urban Design Regulations for Design District 'D' provided the applicant complies with City Code and conditions of approval, see FOF 23. 5. The proposed site plan review application complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 24. 6. The proposed site plan review application complies with the site plan review regulations and provided the applicant complies with City Code and conditions of approval, see FOF 25. 7. The proposed site plan review application complies and is consistent with the Sunset Terrace Redevelopment Master Site Plan, see FOF 25 8. The proposed site plan review application complies with the street standards as established by City Code, provided the project complies with all advisory notes (Exhibit 20) and conditions of approval contained herein, see FOF 25. 9. There are adequate public services and facilities to accommodate the proposed site plan review application, see FOF 25. 10. The proposed variance component to the master application compliance complies with all four variance criteria, see FOF 26. 11. The proposed modifications related to refuse and recycling enclosure standards, parking stall size, and bicycle parking space standards comply with the six modification criteria, see FOFs 27, 28, and 29. 12. Key features, which are integral to this project, include the 15-foot setbacks for each building that meet the current commercial development standards and not the standards in place at the time of application submittal. Additionally, Building 4 contains an enclosed entry that will be highlighted with landscaping, weather protection, and conditioned to provide pedestrian scaled lighting. I J. DECISION: The Sunset Court Apartments, File No. LUA16-000068, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall record a formal Lot Combination in order to ensure the proposed buildings are not built across property lines. The instrument shall be recorded prior to certificate of occupancy of the first building. 2. The applicant shall submit a detailed landscape plan with planting schedule. The updated plan shall be submitted to the Current Planning Project Manager for review and approval prior to construction permit approval 3. The applicant shall either relocate the pavers outside of the drip lines of the two Landmark Trees proposed to be retained within the courtyard or provide an updated arborist report that provides analysis of any impacts to the trees due to the location of the proposed pavers and recommendations to protect the tree during and after placement of the pave rs. The updated landscape plan and/or arborist report shall be submitted to the Current Planning Project Manager for review and approval prior to construction permit approval. Admin Report Sunset Court City of Renton Department of Co unity & Economic Development SUNSET COURT APARTMENTS Report Date January 20, 2017 Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Page 40 of 42 4. The applicant shall submit an updated arborist report that provides recommendations for the well- being of the three (3) Oak Trees during construction within the dedicated section of the Glennwood Ave NE pedestrian extension. The updated report shall include the appropriate arborist site visits and tree protection techniques during construction to ensure the safety of the trees. The updated arborist report shall be submitted to the Current Planning Project Manager for review and approval prior to construction permit approval. 5. The applicant shall submit an updated arborist report that provides information on the viability and likelihood of the proposed relocation of two red Oak Trees as shown on the landscape plan. The updated report shall provide best practices procedures for relocating the trees. Relocation of the trees shall be observed onsite by the arborist to ensure recommendations from the report are completed. The updated arborist report shall be submitted to the Current Planning Project Manager for review and approval prior to construction permit approval. 6. The applicant shall submit an updated landscape plan and elevation drawing that identify how the surface mounted and rooftop equipment (if any) will be screened from view. The updated landscape and elevation plans shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 7. The applicant shall submit detail cut-sheets verifying the refuse and recyclable enclosure gates contain as self-closing mechanism. The cut sheets shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 8. The applicant resubmit revised site/landscape plans clearly noting the northeastern driveway is limited to emergency access vehicles only and submit detail cut sheets of the emergency vehicle access only driveway gate. The site shall contain only one general access driveway curb cut for the development on Harrington Ave NE. The revised site and landscape plans and detail cut sheets shall be submitted for review and approval to the Current Planning Project Manager prior to building permit approval. 9. The applicant shall submit revised paving plan that provides a material or texture change for the pedestrian pathways through the surface parking lot to the refuse and recycling enclosures. The plan shall be submitted to the Current Planning Project Manager for review and approval prior to construction permit approval. 10. The applicant shall submit detail cut sheets of picnic tables, benches, and play structures that verify materials are vandal and weather resistant. The details shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 11. The applicant shall submit a lighting plan that includes fixture detail cut-sheets. The lighting plan shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 12. The applicant shall submit a lighting plan that provides pedestrian scale lighting at entry points to the buildings for review and approval by the Current Planning Project Manager prior to building permit approval. 13. The applicant shall submit color elevations detailing the proposed colors for each building. The color elevations shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. Admin Report Sunset Court City of Renton Deportment of Con SUNSET COURT APARTMENTS Report Date January 20, 2017 ,ity & Economic Development Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Page 41 of 42 14. As conditioned by the Sunset Terrace Redevelopment Master Site Plan, the applicant shall mail information to property owners within 300-feet of the project site and provide information regarding timelines, extent of construction, and contact information. Evidence of the mailing shall be provided to the Current Planning Project Manager prior to construction permit approval. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: ' r V Jennifer Henning, Planning Director I / I TRANSMITTED this 20'h day of January, 2017 to the Owner/Applicant/Contact: Owner :Mark Gropper Mark Gropper Renton Housing Authority 2900 NE 10'" St. Renton, WA 98056 Applicant: Grace Kim Groce Kim Schemata Workshop 172012'h Ave Seattle, WA 98122 TRANSMITTED this 20th day of January, 2017 to the Parties of Record: Harrington Place Condominium Sharon Barker Manager. 15718 SE 143rd St 716 W Meeker St, 11101 Renton, WA 98059 Kent, WA 98032 {425) 255-2697 Coralee Schutz Sandra Bowers 1100 Harrington Ave NE, 11311 1135 Harrington Ave NE Renton, WA 98056 Renton, WA 98056 TRANSMITTED this 2o'h day of January, 2017 to the following: Chip Vincent, CED Administrator Brianne Bonnwarth, Development Engineering Manager Jan Conklin, Development Services Vanessa Dolbee, Current Planning Manager Fire Marshal Matt & Cindy Gano 1145 Harrington Ave NE Renton, WA 98056 Al D'Alessondro 401 5th Ave, Ste 500 Seattle, WA 98104 K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on February 3, 2017. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Admin Report Sunset Court City of Renton Department of Com,,,unity & Economic Development SUNSET COURT APARTMENTS Report Date January 20, 2017 Administrative Report & Decision WA16-000068,SA-A, VA-A,MOD Page 42 of 42 Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-030. EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Admin Report Sunset Court City of Renton Department of Co ...... unity & Economic Development SUNSET COURT APARTMENTS Report Date January 20, 2017 Administrative Report & Decision LUA16-000068,SA-A, VA-A,MOD Page 42 of 42 Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-030. EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Admin Report Sunset Court DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton® ENVIRONMENTAL REVIEW COMMITTEE MEMO APPLICATION NUMBER: APPLICANT: PROJECT NAME: LUA16-000068, SA-A, VA-A, MOD Renton Housing Authority Sunset Court Apartments DESCRIPTION OF PROPOSAL: The applicant is requesting Administrative Site Plan Review and a Variance for the construction of SO multi-family dwelling units within the recently amended Sunset Terrace Redevelopment Master Site Plan and Sunset Planned Action Area. The subject site is located on the southeast corner of Harrington Ave NE and Glennwood Ave NE. The 83,657 square foot site is located within the Center Village (CV) zoning classification and Design District 'D'. The site is comprised of former Renton Housing Authority multi-family dwellings that were recently demolished and a City- owned park that is in the process of being purchased by the housing authority. Vehicular access would be provided from Harrington Ave NE at the southwest corner of the site. Recent frontage improvements have been installed by the City as part of the Green Connections project along Harrington Ave NE consist of sidewalk and planter strip w/ bioretention. The applicant will dedicate frontage along the north property line and construct five-foot sidewalk and eight-foot planter strip. A total of 50 parking spaces would be provided within a surface parking area on the south and east portions of the site. The applicant is requesting an Administrative Variance, from RMC 4-2- 120A, in order to provide surface parking stalls in place of the required structured parking stalls for residential units in the CV zone. Full drainage review is required for the proposed development. The site is subject to Peak Rate Flow Control Standard and Basic Water Quality. Stormwater mitigation for the site includes two bioretention areas on the northern portion and two detention facilities. Flows from pollution generating surfaces will be treated via cartridge systems prior to entering detention facility. The subject property is within a Wellhead Protection Area 2. LOCATION OF PROPOSAL: 1114 Harrington Ave NE, Renton WA 98056. APNs 722780-1660,· 1665,-1780,-1781 LEAD AGENCY /RESPONSIBLE ENTITY: City of Renton Environmental Review Committee Department of Community & Economic Development Upon determination by the City's Environmental Review Committee that the proposal meets the criteria outlined in the Planned Action Ordinance (Ordinance #5610 and #5740) and qualifies as a planned action, the proposal shall not require a SEPA threshold determination, preparation of an EIS, or be subject to further review pursuant to SEPA. H;\CED\Planning\Currenl Planning\PAOJECTS\ ~ 6·000068. Rocale\ERC\EISMemoSunselCourt.docx 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. ,/ 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 have been mitigated by application of the measures identified in Attachment B of Ordinance #15610 & #15740, 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: #-R-ic_k_M ___ M_a_r-sh_a_ll_, -A-dm-in-is-t-ra-to_r __ _ Date Fire & Emergency Services ~~~~~~~1J/!1tk .f,{ C. . Vine t, Administrator Y Department of Community & Economic Development I 2.-/ 1 q / 7..C/ &- Date 1 Date Community Services Department City of Renton Deportment of Community & Economic Development Sunset Court Apartments December 19, 2016 Exhibits ERC Memo Sunset Area Planned Action EIS Sunset Area Planned Action Ordinance Environmental Review Committee Memo LUA16-000068, SA-A, VA-A, MOD Page 3 of3 Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Renton Sunset Terrace Redevelopment Master Site Plan Approval Site Plan Landscape Plan Grading and Drainage Plan Townhome Exterior Elevations Apartment Flat Exterior Elevations H;\CED\Planning\Currenl Planning\PROJECTS\16-000068.Rocale\ERC\EISMemoSunselCourt.docx -----Renton® Entire Document Available Upon Request CITY OF RENTON, WASHINGTON ORDINANCE NO. 5 7 40 _---: -----Renton 0 Entire Document Available Upon Request AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ESTABLISHING A PLANNED ACTION FOR THE SUNSET AREA PURSUANT TO THE STATE ENVIRONMENTAL POLICY ACT. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: SECTION I. Findings. The Council finds as follows: A. The City is subject to the requirements of the Growth Management Act, RCW 36. 70A ("GMA") and is located within an Urban Growth Area; B. The City has adopted a Comprehensive Plan complying with the GMA, and has amended the Comprehensive Plan to address transportation improvements and capital facilities specific to the Sunset Area; C. The City has adopted a Community Investment Strategy, development regulations, and design guidelines specific to the Sunset Area which will guide growth and revitalization of the area , including the Sunset Terrace public housing project; D. The City has prepared an Environmental Impact Statement (EIS) for the Sunset Area, supplemented by an addendum, that addresses the probable significant environmental impacts associated with the location, type, and amount of development anticipated in the Planned Action area; E. The mitigation measures identified in the Planned Action EIS, and attached to this ordinance as Attachment B, together with adopted City development regulations, will 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----Iteiiton e Entire Document Available Upon Request -------:=::---::-It en t O ll 0 ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION REPORT DATE: Project Name: Owner/Applicant: File Number: Project Manager: Project Summary: Project Location: Site Area: June 20, 2016 Renton Sunset Terrace Redevelopment (2016 Modification) City of Renton ; Renton Housing Authority; Sunset Terrace Development LLC LUA 14-001475, MOD Roca le Timmons, Sen i or Planner The applicant is requesting a Minor Site Plan Modification for amendments to the approved Sunset Planned Action Area and Renton Sunset Terrace Redevelopment Master Site Plan (LUAl0-052 and LUA14-001475) in order to include an additional five parcels and to swap residential units between two master planned sites. No additional residential units are being proposed . The revised proposal requires a NEPA Reevaluation, pursuant to Section 58.47 of US Department of Housing and Urban Development's (HUD's) NEPA regulations, demonstrating that the original conclusions of the FEIS remain valid. SEPA also provides a process, using an Addendum to the prior FEIS where new information or analysis does not substantially change prior conclusions about impacts (WAC 197-11-706). Proposed residential land includes apartments and attached townhomes that are generally between two and four stories in height, extending to five and si x stories along SR 900 . Proposed commercial space would equal between 19,500-59,000 square fee t. Located in northeast Renton, the Sunset Terrace community is generally bounded by Sunset Blvd NE on the south that forms a "U-shaped" border, Glenwood Avenue NE and NE 10th Street on the north; Harrington Avenue NE bisects th e area. 15.28 acres Project Location Map r ,I I l I ___ _J I ~K1-Affi.lCAf ON ,...~· I ~=~$l1'f I s.nwMJ. 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CT: V.1a [;rc:,i:,• ,!4i:il226 18SO Sunset Court Apartments 1124-1158 Harringlon Ave NE Rcnl on. WA 98056 ;,a:ilHf[l.".4£ 1z.11(2'J1S11)1JH)M ' !9()01 r::::::::·;i ~· -, 1~itti'~ 1 1~-:,"6((.,\1 , .... ..:...._ · ..... =..I. PftO.XCTISSLt O:.llS '-ll'M..-aE~~.<'lll!J S()l[W IICO(s,QN J,\NlJARY,'IJ ,'016 SlllP'l."'N ~!I/IW S[PIEM9f:~1'.llll6 1:4:SIGMOf\ll:lCf'\UH Dl f.l'-'81'~ 7 ill!& IIUILDIHG PI RM:I NOil 'llllSCAt!SHU "Slil lS'll. 1)1 '""' A1.':hol t.l.l~W Ch-Cf EXTER IOR ELEVATIONS • BUILD ING 1 A211 C-xyt9"'( :X,,.~(I Wo,tll',:,o, ~ (J (:) (:) CJ cp 9 8· ~:~~~ t.ASI t!.lV'-11DNU'.IJl.llNCi! -----RcntonO (;) 1 J Entire Document Available Upon Request ~ \ .. '_I.:J ©~o~·OORTHEllVAION {SID£WAUJ (s) T r-:., \::...I •') \.'_° y\ I ,, ly GCNEMlNCITIS ·llla..ot«i [l{VAOONS ',',1!HXl'N S1m.ANo LOCATIO'-S S..;.J GE~ R..CM);: P1..ANS AXOW1,\'!.l0WS:>t~OUlt :J..l Wl'-D0W lffAAS9WI il(SElA."1-0-U NO ;.i,t (:~A:OOilAI.S 5:,,.1_.1 SE t2"HI G-'. 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Inc. 1170 1;, .. .-...... ~ ...... su,·t.Wt.<lllm CONIA[I r .. .a,re ~ .... ;,Mi ~•,'til;l ;'!I') 1')8'j f.!jl"ari!,(t,u.1'18'\MAWOf\!.N)(lcroo -Renton Housi ng Authority 291XlNE lOthS1 R1r:i;i.WAm.; CONlACT ',111I G,:,iier Wli2:,j22f,'8.5C Sunset Court Apartmen t s 1124-11 SB Harrington Ave NE Renton. WA 980!,6 P!ISNTO:.ll ']11,"Z016101J?l .'.M &X1,,-~~ r-, 1•orsn"ll'·1 \ '} I NIOCTI:CT jJ.<),,,/.(,H /----- ,_ .,.,'1:"..:.::a~ I '• -.l. FmJ(CJ ISSUC O.\l(S NQ'.'l'-'1!EII;", ;,;.,~ iCH(WllCO{%N JM:lJ .. P¥ ?II ?016 Slll "'Ai't ~fV"IW S!PIE "3(1!1•.,u1s QESIG.NOt"llOl"-t!:NI Dl (J MIU ] i'l)IS ~--:,;J-IGP(FtMII NOil f\A I SCAl.:Sl!ll T stll!Sn ,34' '"" Al.lt<lr MX.JW C:hdarC, EXTE RIOR ELEVAT IONS · BUI LDING 3 A232 Coc,yr1111I Sctitm1t, Worutio~. Inc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ~-----Renton O Adoption of Existing Environmental Document with Addendum Adoption for (check appropriate box) o DNS X EIS CJ other Description of current proposal An updated conceptual master plan proposes redevelopment of Sunset Terrace and adjacent properties with mixed- income, mixed-use residential and commercial space and public amenities. The redevelopment would include a 1-to-1 unit replacement for all 100 existing public housing units either on-site at Sunset Terrace or off-site at locations within the City's EIS Study Area. The project will require relocation of all existing residents and RHA has developed a relocation plan as part of the demolition and disposition permits granted by the US Department of Housing and Urban Development. It is expected that, with the Sunset Terrace property and associated properties owned or purchased by RHA or by private developers (e.g. Colpitts Development Company, LLC), there would be up to 722 total units on the Sunset Terrace property including nearby land swap/housing replacement sites. Public amenities would be integrated with the development and could include a community gathering space; civic facilities; a new park/open space; retail shopping and commercial space; and green infrastructure. The City and RHA are considering amended plans developed in 2015 that would add replacement housing for the Sunset Terrace redevelopment on five parcels located outside but abutting the 2014 Master Plan area. There would be a redistribution of Master Plan dwelling units, but there would be no net increase in the total number of housing units in the Master Plan area or in the Sunset Area neighborhood. The City of Renton is also proposing to amend its Planned Action Ordinance applicable to the Sunset Area pursuant to SEPA. A Planned Action Ordinance does not require future SEPA threshold determinations or EISs for future projects that are consistent with EIS assumptions and mitigation measures. The EIS, published in 2011, addresses the primary proposal of the Sunset Terrace area redevelopment as well as evaluates neighborhood redevelopment and supporting services and infrastructure improvements. Total growth studied in the Planned Action Study Area would not change, through some growth would be redistributed in the Sunset Terrace Redevelopment Subarea. An Addendum to the Final EIS has been prepared to evaluate any changes to impacts associated with the 2016 revised master plan. Proponent Renton Housing Authority Location of current proposal Sunset Terrace is generally located near Sunset Lane NE and Glenwood Avenue NE on the north, NE 10'" Street on the east, NE Sunset Boulevard on the south, and Edmonds Avenue NE on the west. The Reevaluation and Addendum prepared in 2015 studies properties including and abutting Sunset Court Park on Harrington Avenue NE, Glennwood Avenue NE, and Harrington Place NE and properties and properties north of Sunset Terrace on Harrington Avenue NE. The planned action neighborhood study area is generally bounded by NE 21" Street on the north, Monroe Avenue NE on the east, NE 7'" Street on the south, and Edmonds Avenue NE. Title of document being adopted Sunset Area Community Planned Action Final NEPA/SEPA Environmental Impact Statement. April 2011. Prepared for City of Renton and the Renton Housing Authority, Renton, WA. Prepared by CH2MHill and ICF International, et al. An addendum to this document has been prepared. Agency that prepared document being adopted City of Renton was Responsible Entity and Lead Agency for the preparation of the EIS. Exhibit 11 DEPARTMENT OF COMMUNITY ANO ECONOMIC DEVELOPMENT Date adopted document was prepared April 2011 ------Renton 0 Description of document (or portion) being adopted The full EIS is being adopted, together with a Reevaluation/Addendum prepared September 2014 and issued December 2014 and a Reevaluation and Addendum prepared in December 2015. If the document being adopted has been challenged (WAC 197-11-630), please describe: Not applicable The document is available to be read at: The City's website: )_!_Cj_Q.Ji rc,1 t,,_:: ,1-.Na.u ._;\/ /s1.111-,t'i ,:1r1:; ="i/ The City has identified and adopted the document described above after independent review, and has prepared an Addendum to the Final EIS to evaluate any changes in conclusions regarding the 2016 Reevaluation Alternative. The Addendum was combined with a Reevaluation pursuant to the National Environmental Policy Act (NEPA). The document meets our environmental review needs for the current proposal and will accompany the proposal to the decision maker. Name of agency adopting document City of Renton Contact person, if other than responsible official Rocale Timmons, Senior Planner City of Renton -Current Planning 1055 South Grady Way Renton, WA 98057 Tel: (425) 430-7219 I Fax: (425) 430-7300 Responsible Official City of Renton Environmental Review Committee [ERC) Date: ~_:::,=" {'-i_,.,.'//~/ 6~· __ Signature:~~_ Signature G £ \ J ' J_ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ----~n-0 Entire Document Available Upon Request Itenton0 ENVIRONMENTAL REVIEW COMMITIEE REPORT ERC MEETING DA TE: Project Name: Project Number: Project Manager: Owner/Applicant: Project Location: Project Summary: Site Area: STAFF RECOMMENDATION: ----------------------- June 6, 2016 Renton Sunset Terrace Redevelopment (2016 Reevaluation and Addendum) ------ LUA 14-001475, MOD Roca le Timmons, Senior Planner . --------------- City of Renton; Renton Housing Authority; Sunset Terrace Development LLC Located in northeast Renton, the Sunset Terrace community is generally bounded by Sunset Blvd NE on the south that forms a "LI-shaped" border, Glenwood Avenue NE and NE 10th Street on the north; Harrington Avenue NE bisects the area. In 2014, the City of Renton, along with the Renton Housing Authority (RHA), King County Library System, Colipitts Development, and community partners, received Master Site Plan approval for the redevelopment of the Sunset Terrace public housing community, an approximately 15.28-acre site within the larger Sunset Area Community Neighborhood in northeast Renton. Redevelopment of this area envisions Sunset Terrace as a mixed-use, mixed-income community anchored by a new public library and a new park. Mixed-use sites will have both market rate and affordable rental housing in multi-story, multi-family townhomes and apartments, along with commercial and retail space. Proposed residential land includes apartments and attached townhomes that are generally between two and four stories in height, extending to five and six stories along SR 900, which will provide 722 total dwelling units. The current proposal includes amendments to the approved Sunset Planned Action Area and Renton Sunset Terrace Redevelopment Master Site Plan (LUAl0-052 and LUA14-001475) in order to include an additional five parcels and shift 7 units between two sites. The revised proposal requires a NEPA Reevaluation, demonstrating that the original conclusions of the FEIS remain valid. SEPA also provides a process, using an Addendum to the prior FEIS where new information or analysis does not substantially change prior conclusions about impacts. There are no critical areas located on site. 16.88 acres Issue the ROD Reevaluation and Addendum and Adopt Existing Environmental Document Project Location Map Exhibit 12 ERCReport --1~cnton 0 Entire Document Available Upon Request SUE NICOL Hort,c uit:ir.,,r ISA Cer:1j1cd Ar/Jor,s! L [[0 A,, rcd,tcJ Profns,:Jnai August 26, 2015 To: Mark Gropper Renton Housing Authority Regarding: Arborist's Report for Sunset Court Apts. Project Assignment and Methodology This report documents an arborist's assessment of 21 trees on the above property per City of Renton Conditional Use Permit Submittal Requirements. Data was collected on August I I. Attached to this report are the following: • List of Trees with tree data, specific observations and recommendations • Survey map with numbers showing tree locations. The scope of work included a detailed assessment of the canopy form, foliage color and density, visible wounds and cavities. and other observable issues that may affect preservation and design decisions. The trees were inspected from all sides of the trunk while standing on the ground and were not probed during the assessment. The assessment consisted of the following steps: • Trunk diameter was measured at 54" above the ground (DBH, Diameter at Breast Height) except in the case of trees with multiple trunks emerging at grade. If multiple leaders emerge at grade, individual leaders were measured at 4.5 feet above grade. If there is a single trunk under the crotch at or below 4.5 feet, then the single trunk was measured below the crotch. • Observations of visible characteristics leading to conclusions about health. Tree condition was given a range from poor (P) to fair (F) to good (G) to excellent (E). • Identification was to species unless impossible to identify to that level without flowers and/or fruit. • Concerns were noted on structural defects including but not limited to decay, poor crown confirmation, co-dominant stems, dieback, dead wood, and fungal conks. • Trees were given metal number tags to aid in communication.Tree numbers are listed on the attached List of Trees. • Tree numbers are placed on the attached site map. The four Landmark Trees are identified on the map with "LM" placed next to them. The following conclusions and findings are based upon a site visit, current arboricultural best management practices, and my education and professional knowledge gained during 34 years of tree and landscape management in the Puget Sound area. Obser-vations and General Recommendations Red oak #61, and Douglas firs #71 and 72 meet the City of Renton's size and health requirements to be considered Landmark Trees. These are the #I priority for preservation. In addition, the seven oaks, numbered 60 to 66, are considered a grove with one continuous ' J _,,, Exhibit 13 ,, .• .,;-- ---! ffiSlt.t l"tMC( .eJ (M') ~0:00'.0IAT l>lt()l[C10~ """"'"" """""'_,, ••"""f I ------' -------' . I i\,:i,.,___, ------- --., ,.. ' j ~t:,F ro ---i::.!~"'l:::Wi ·----· I I ' . ,..:.,c-·· ---~·-~ l, ·"'" ·-- DAVEN I -"'-""-~-~--=-··· -~ ,·:,~' ,\' ·--·-···· ""'H~ ·I ·· r··-I" --------- • "" ·rr+i2 ---~ :IL·· ' ··;,'r\.:I t,t i I I ' ' ' ! 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'""'uoYlD ~lltt:[PffOll CIIOH Cle UT\.11V TO 1K A:O,IOIICO ----l .. lT'S or WORK -UWAl).10 ._-fllWCMD CONSTRUCTlON r DtC1MG PIWPOSCD HUIUllNC OlJTLN: SIAl:W..ll(O CONSTifVCllON tNT~l SI.I f(NQ: ...J:lL----)---fOIIP rORCt tWM • IN.fl PflOl(Cll()N mmm CU >-M ~,2c1 SM!:t,fU.NlOl ,.~num , au11 ~)M engineering pile --·- ~""" Sch ,m,t, Womhop, Inc. 112Sdl .t.•tM SurJt.'IIIAKl'9 0011,Acr: Win JAW ,(ttlliiz:s5.15'9 t pt.Jtilnlauinrbbop.UIII Renton Housing Authority Z!ODUIGt!l~I icto1G11.WA~ 0011,ACJ: !1hri.Cnp,tr ,~U&..IISO SUNSEf COURT APARTMENTS 11 44-1158 Hanington Av , NE R,nton. WA 98056 '11!YTDU'I: 11/JO/ZOllt.QHIU .~M P'ROJrcYISUII.DAT1'.S liCM.MIDtn.2011 $CIIDU.n:::DtsaC!i JANUUrlO.Zlll s.rrtPUN ....,,.. Sml.MID ll lOll DU!liJI Cll:VIlif'!il.L\'T llUIMJ.D: 1. ZO ll •~cl'Willr "" t.D'TI:M1.SW!SlfflUZitsll"•M' Audw.Sfl """"' TESC AND SITE DEMOIITO N Cl.O C.,,.,tg"' I.PO !tptnq. ru.r. 3 ! I (~) OCM'NSPQJT.TYP ® ~ .~..:OSURE -WESl ,::a.TR.\SIIEll:l 10.- -./J':i6·0' (". 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A004 ~Scr,r,,.,11~.~ I L ii ' i 111 1 • a i ~ ~i •• a g: % j .liiil a "' -> V'l ~a J g~ n .. i a I 7. ~ ~ j ~ i ~ ~ i~ '"I:! c:: ~'3 ! 1~ .! !~ ~-& .. -S' ;; n n ~ 1; !'l la ? = :i> z H I .:;z il' ~Ii . ~ i ii.I ! Ii Ii ~ ~i:, ~ V'l a ~ l:l ~ rr:, f ~ j i ! ~ ~ ~ ~ ~ ! >= ~ "' ~ ! ~ § !~ s: ""'"l I iim • " rr:, n i ! ~~=~: ~ ; I o,"!!!_ ~ 0 I g z 0 ! I ! ""'"l c:: : s I ~ l V'l ~ ~ i s~ ~ 8 ;:; ~ g ;!~ i LPD • I • • I I ----------Renton 0 Entire Document Available Upon Request Sunset Court Apartments 1124 -1158 Harrington Ave NE, Renton, WA Technical Information Report November 30, 2016 Prepared by: LPD Engineering, PLLC 1932 I" Avenue Suite 201 Seattle, WA 98101 Contact: Laurie J. Pfarr, P.E. (206) 725-1211 Prepared for: Schemata Workshop, Inc. 1720 12th Avenue Seattle, WA 98122 Contact: Grace Kim, AIA (206) 285-1589 Exhibit 17 ---RentonO Entire Document Available Upon Request Ally Community Development, LLC ~ :::,:I~~;:;~~:: Suite 300 Perteet 1.soo.61S.99oo 120GAJ6.os1s Traffic Impact Analysis Sunset Court September 10, 2015 Exhibit 18 -----·irenton 0 Entire Document Available Upon Request ·· DEPARTMENT OF COMMU~:------==:::::::;::;;.::....-='1 r,J@ffi\\"l,~lfu ~.:,} AND ECONOMIC DEVELOPMENT ~~Ml1\wM ~ DATE: TO: FROM: SUBJECT: MEMORANDUM March 14, 2016 Rocale Timmons, Senior Planner Brianne Bannwarth, Development Engineering Manager Traffic Concurrency Test -Sunset Court Apartments; File No. LUA16-000068 The applicant is requesting Administrative Site Plan Approval for the construction of a multi- family project containing 50 replacement housing units, for the Renton Housing Authority's redevelopment of Sunset Terrace, in a total of four structures. The subject site is located on the southeast corner of Harrington Avenue NE and Glennwood Avenue NE, and is a phase of the larger Sunset Planned Action Area and Renton Sunset Terrace Redevelopment Master Site Plan (LUAl0-052 and LUA14-001475). The project site is located within the Center Village (CV) zoning classification. The proposed development would generate approximately 242 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 20 net new trips (4 inbound and 16 outbound). During the weekday PM peak hour, the project would generate approximately 22 net new trips (14 inbound and 8 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Implementation of citywide Transportation Plan Within allowed growth levels - Project subject to transportation mitigation or impact fees Site specific street improvements to be completed by project Traffic Concurrency Test Passes Pass Yes Yes Yes Yes Exhibit 19 ADVISORY NOTES TO APPLICANT LUA16-000068 -------Renton 0 Application Date: January 29, 2016 Name: Sunset Court Apartments Site Address: 1156 Glennwood Ave NE Renton, WA 98056-3014 PLAN -Planning Review -Land Use Planning Review Comments Contact: Matt Herrera I 425-430-6593 I mherrera@rentonwa.gov Recommendations: 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. Fire Review -Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonrfa.org Recommendations: Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $495.10 per multi family unit. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 4,000 gpm. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of each building. One hydrant is required within 50 feet of the fire department connection on each building. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, including S inch storz fittings. It appears that significant water mains and fire hydrants need to be added in this area to meet these requirements. 2. Approved fire sprinkler and fire alarm systems are required throughout all buildings. Ory standpipes are required in any common use stairways. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide and provide a minimum vertical clearance of 13.5 feet. Roadways and storm vaults in roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading. Dead end access roadways shall have approved fire apparatus turnarounds. Emergency access gates shall meet fire department standards. Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I afowler@rentonwa.gov Recommendations: I have reviewed the application for the Sunset Court Apartments at 1124 1158 Harrington Ave NE (APN{'s) 722780 1781, 1660, 1665, 1780) and have the following comments: EXISTING CONDITIONS The site is approximately 2 acres in size and is irregular in shape. The project area includes Sunset Court Park in the southeast corner of the property and two existing duplex units along the western boundary. The northeast corner of the property is currently vacant. 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 12 inch City water main located in Harrington Ave NE (see Water plan no. W 3635) that can deliver a maximum total flow Ran: January 17, 2017 Exhibit 20 Page 1 of 5 capacity of 2,350 gallons per minute (gpm). within Zone 2 of an Aquifer Protection Area. approximate static water pressure is 93 psi at the e on of 350 feet. The site is located Sewer Wastewater service is provided by the City of Renton. There is an existing 8 inch PVC gravity wastewater main located in Harrington Ave NE, and 8 inch main in the vacated right of way of Harrington Place NE and an 8 inch sewer main at the north end of the project site inside the 10 ft right of way. Storm There is an existing storm drainage system in Harrington Ave NE. Runoff from the existing site includes a park play area, play field and two single family residences where no stormwater infrastructure currently exists on site. Runoff from the site sheet flows southwest into the existing bioretention swales along Harrington Ave NE or by a downstream catch basin located within the right of way. Streets The proposed project fronts Harrington Ave NE to the west, Glenwood Ave NE to the north and the vacated right of way of Harrington Pl NE to the east. Harrington Ave NE is classified as a residential access street. Existing right of way width in Harrington Ave NE is approximately 60 feet. Frontage improvements along Harrington Ave NE have been completed as part of the City's Surface Water LID improvement project. Existing right of way width in Glenwood Ave NE is approximately 10 feet. CODE REQUIREMENTS WATER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site do not provide the required fire flow demand (2,750 gpm) of the development because the proposed loop is fed by a dead end 12 inch main (max capacity 2,350 gpm) in Harrington Ave NE as stated in the pre application comments dated June 15, 2015. The planned new 12 inch main in Sunset Lane/NE 10th Street, which would provide the required fire flow, is not currently installed, but is in progress as part of the City's Sunset Lane roadway and utilities improvements capital project. The City Fire Prevention Department does not object to the issuance of the building permits and for the construction of the buildings within the property subject to the installation and completion of the on site 12 inch looped water main prior to any construction above the foundations of the buildings. However, no Certificates of Occupancy will be issued until after the installation and completion of the new off site 12 inch watermain in Sunset Lane and NE 10th St. 2. Water main improvements are required as part of the development. A looped 12 inch water main around the building is required and has been included as part of the project proposal. a. The new 12 inch water main shall extend to the northeast corner of the property to NE 11th St and shall also provide two stub outs to the east property line. b. Additional off site and on site hydrants will be required to meet the new fire flow demand to provide the required coverage. c. A 15 ft water easement is required for the looped water main. No buildings, structures or vaults shall be placed within the easement area and within 5 feet of the water main. d. Adequate distance between the water main and the sanitary sewer mains. Minimum horizontal distance is 10 ft (wall to wall} between water and wastewater mains. 3. Each building shall have a separate meter. The project proposes two (2) 11/2 inch water service lines and two (2) 21/2 inch water service lines and meters to each building, for a total of four {4) domestic water service lines and four (4) domestic water meters. a. Note: The 21/2 inch water service lines will be serviced with a 2 inch meter. 4. 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. 5. 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. 6. 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. 7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 8. Fire sprinklers are required for each building. The project proposes installation of four {4} 2 inch fire service lines with a detector double check valve assembly (DDCVA) for backflow prevention in order to service the sprinkler systems in each building. 9. The development is subject to applicable water system development charges and of meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 11/2 inch domestic water service is $17,430.00 per meter and for each proposed 2 inch domestic water service is $27,888.00 or $90,636.00 for (4) meters. b. Water system development charges for the 2 inch fire sprinkler system $3,596 per fire service or $14,384.00 for the {4} 2 inch services. c. A redevelopment credit of the water system development charges in the amount of$ 3,486.00 will be applied to each of the {2) existing % inch meters to 1144 and 1156 Harrington Ave NE if they are abandoned and capped at the main line. d. The total water SDC fee is $98,048.00. This is payable at construction permit issuance. 10. Water service installation charges for each proposed 11/2 inch water meter is $4,580.00 per meter. Drop in meter fee for each proposed 11/2 inch meter is $750.00 per meter. Water service installation charges for each proposed 2 1/2 inch water meter is $4,710.00 per meter. Drop in meter fee for each proposed 2 1/2 inch meter is $950.00 per meter. The total water service installation fee is $18,580.00 and the total drop in meter fee is $3,400.00 for the four proposed meters. This is payable at issuance of the building permit. 11. Meters greater than 2" will be charged a $220.00 processing fee and the contractor will provide the meter and install it. 12. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is requlred and is based on the size of the meter. SEWER 1. The applicant has proposed an 8 inch extension from the sanitary sewer main in Harrington Ave NE to service buildings 1 and 2, and the extension of an 8 inch main from the sanitary sewer main in the vacated right of way of Harrington Place NE to service buildings 3 and 4. The sanitary sewer main extensions will be private mains owned and maintained by the property owner. 2. There appears to be a gas line below the sewer connection in Harrington Ave NE. A manhole is also required where connecting into the sewer main. 3. 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. 4. The development is proposing connection of 2 new buildings (4 new buildings, 2 existing building to be removed). Credit will be provided ADVISORY NOTES TO APPLICANT LUA16-000068 --------Renton® for the 2 existing buildings connected to the City sewer service. 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 meter to serve the project. The current sewer fee for a 11/2 inch meter is $12,700.00 and a 2 inch meter is $20,320.00. 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 two {2) existing meters if they are abandoned and capped at the main line. c. SOC fees are payable at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated October 15, 2015, completed by GeoTech Consultants, Inc. 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 and provides recommendations for project design and construction. Geotechnical recommendations presented in this report discount the use of infiltration due to the underlying dense glacial till soil. Geotechnical recommendations presented need to be address within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report {TIR), dated November 30, 2016, was submitted by LPD Engineering PLLC 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 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton Amendments to the KCSWDM. All core requirements and the six special requirements must be discussed in the Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR: a. The applicant has submitted a complete Construction Permit Application and Building Permit Application concurrently with the Land Use Application and is therefore vested to the 2009 KCSWDM and the 2010 City Amendments to the Manual. Review of the Construction Permit Application Submittal will commence after the appeal period for the Land Use Application has expired. 3. The development is required to provide basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance of the parking lot stormwater run off to a series of four separate StormFilter Cartridge systems prior to connection detention tanks and subsequently to the existing 12 inch public stormwater main located in Harrington Ave NE. 4. The development proposes the use of a Stormtech Chamber detention facility to capture roof run off from buildings 1, 2, 3 and portions of building 4. Two bioretention areas will collect the remaining portion of the roof run off from building and two separate bioretention areas will collect portions of the roof run off from buildings 1 and 3 prior to connection to the Stormtech Chamber detention facility. Additionally, the development proposes the use of pervious concrete internal walkways. a. A variance is required for the use of the Stormtech Chamber Detention Facility and shall be submitted and reviewed with the Construction Permit Application. Reference Section 1.4 of the City Amendments to the 2009 KCSWDM for information on the adjustment process. b. A minimum setback of 5 ft is required between the outermost edge of the bioretention soil mix and any building structure or property line. c. A minimum of 7 ft horizontal separation is required between the side sewer lines and the outermost edge of the bioretention soil mix. 5. The proposed detention tanks shall be designed in accordance with the 2009 KCSWDM and the City of Renton Amendments to the manual. Tanks shall be designed to withstand H 20 live loads. Buoyancy calculations shall be provided with the design calculations for the detention tanks. 6. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 7. Surface water system development fee is $0.641 per square foot of new impervious surface, but not Jess than $1,608.00. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. Frontage improvements along Harrington Ave NE have been completed as part of the City's Surface Water LID improvement project. Developer shall replace disturbed surfaces in accordance with City code, as necessary, including the addition of planter strips and pervious sidewalk where the existing driveways will be demolished. The proposed grading and paving plan contains layouts for these improvements. No right of way dedication along Harrington Ave NE is required. 2. Frontage improvements along Glenwood Ave NE will require an installation of a new curb, an 8 foot planting strip and a S foot walk. This will require dedication of an additional 5 feet of right of way. 3. The ADA access ramp at the corner of Harrington Ave NE and Glennwood Ave NE will need to be installed as part of the development, connecting to the existing curb end in Harrington Ave NE. 4. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use application and will be reviewed during the construction utility permit review. 5. A traffic analysis dated September 10, 2015, was provided by Perteet Engineering. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (JTE) Trip Generation Manual, 8th Edition, (2008). Applicant shall provide updated calculations based on the fitted curve equations utilizing the ITE Trip Generation Manual, 9th Edition (2009) as part of the construction permit review. a. However, based on the calculations provided, the proposed 50 unit multi family residential housing would average 291 daily vehicle trips. Weekday peak hour AM trips would generate 22 vehicle trips, with 4 vehicles leaving and 18 vehicles entering the site. Weekday peak hour PM trips would generate 26 vehicle trips, with 17 vehicles entering and 9 vehicles existing the site. As detailed in the report, the Ran: January 17, 2017 Page 1 of 5 proposed project is not expected to lower the ls of service of the surrounding intersections includ the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 6. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.2 and 104.4. 7. Parking lot construction shall be in accordance with City code 4 4 80G. 8. An access easement is required for the emergency access entrance at the northeast end of the property and shall be submitted with the Construction Permit Application. 9. Payment of the transportation impact fee is applicable on the construction of the multi family residences at the time of application for the building permit. The current rate of transportation impact fee is $1,923.83 per dwelling unit. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. 10. Parking lot construction shall be in accordance with City code 4 4 BOG.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 permit review. 11. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30 feet. b. Driveways shall be located a minimum of 5 feet from property lines. c. Maximum driveway slope is 8%. 12. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. 13. Concurrency is provided under separate cover. GENERAL COMMENTS 1. When utility plans are complete, please submit three (3) copies of the drawings, one (1) copy of the drainage report, one (l} complete electronic submittal (drawings and drainage report), the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft 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. 3. All construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Construction Plan Drafting Standards and shall be on the City of Renton Title Block. A licensed Civil Engineer shall prepare the civil plans. 4. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 7. 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. Building Review -Planning Comments Recommendations: follow recommendations of the soils report Police Plan Review Comments Recommendations: 16 000068 -Sunset Court Apartments (RHA) Location: 1104, 1144, and 1156 Harrington Ave NE Reviewed: March 2016 Estimated CFS Annually: 42 CONSTRUCTION PHASE Contact: Craig Burnell I 425-430-7290 I cburnell@rentonwa.gov Contact: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Theft from construction sites is one of the most commonly reported crimes in the City. 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 trailer or storage area should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy duty deadbolts with a minimum 11/2" throw when bolted. Glass windows in construction trailers should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy duty deadbolt locks with a minimum 1 X." 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. Sliding windows and glass patio doors, should have secondary locks installed to restrict vertical movement. These secondary locks need to be placed into the top or bottom of the window frames to restrict vertical movement. Simply placing a sturdy, fitted dowel in the window tracks may be adequate. Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the stairs, or provide a place for a criminal to hide while waiting for someone to target. Balcony construction should also be of lattice or railing- -----~Renton 0 ADVISORY NOTES TO APPLICANT LUA16-000068 no solid walls, for the same reason. Security lighting should be installed along sidewalks, in stairways, foyers and pathways. Each residential unit should have individual unit numbers dearly posted with numbers at least 6" in height and of a color contrasting with the building. Unit numbers should also be illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response. Latch guards should be installed on any and all doors leading from the outside in. And any lever handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain access inside a building. Where egress might be an issue, bar releases can be installed to meet Fire Code requirements. This would include any storage or maintenance rooms, etc. Any separate resident storage units 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. 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. Ran: January 17, 2017 Page 1 of 5 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----Kenton® ENVIRONMENTAL REVIEW COMMITTEE MEMO APPLICATION NUMBER: APPLICANT: PROJECT NAME: LUA16-000068, SA-A, VA-A, MOD Renton Housing Authority Sunset Court Apartments DESCRIPTION OF PROPOSAL: The applicant is requesting Administrative Site Plan Review and a Variance for the construction of SO multi-family dwelling units within the recently amended Sunset Terrace Redevelopment Master Site Plan and Sunset Planned Action Area. The subject site is located on the southeast corner of Harrington Ave NE and Glennwood Ave NE. The 83,657 square foot site is located within the Center Village (CV) zoning classification and Design District 'D'. The site is comprised of former Renton Housing Authority multi-family dwellings that were recently demolished and a City- owned park that is in the process of being purchased by the housing authority. Vehicular access would be provided from Harrington Ave NE at the southwest corner of the site. Recent frontage improvements have been installed by the City as part of the Green Connections project along Harrington Ave NE consist of sidewalk and planter strip w/ bioretention. The applicant will dedicate frontage along the north property line and construct five-foot sidewalk and eight-foot planter strip. A total of 50 parking spaces would be provided within a surface parking area on the south and east portions of the site. The applicant is requesting an Administrative Variance, from RMC 4-2- 120A, in order to provide surface parking stalls in place of the required structured parking stalls for residential units in the CV zone. Full drainage review is required for the proposed development. The site is subject to Peak Rate Flow Control Standard and Basic Water Quality. Stormwater mitigation for the site includes two bioretention areas on the northern portion and two detention facilities. Flows from pollution generating surfaces will be treated via cartridge systems prior to entering detention facility. The subject property is within a Wellhead Protection Area 2. LOCATION OF PROPOSAL: 1114 Harrington Ave NE, Renton WA 98056. APNs 722780-1550,- 1665,-1780,-1781 LEAD AGENCY/RESPONSIBLE ENTITY:City of Renton Environmental Review Committee Department of Community & Economic Development Upon determination by the City's Environmental Review Committee that the proposal meets the criteria outlined in the Planned Action Ordinance (Ordinance #5610 and #5740) and qualifies as a planned action, the proposal shall not require a SEPA threshold determination, preparation of an EIS, or be subject to further review pursuant to SEPA. H:\CED\Planning\Current Planning\PROJECTS\16-000068.Rocale\ERC\EISMemoSunsetCourt.docx 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 . .,/ 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 have been mitigated by application of the measures identified in Attachment B of Ordinance #5610 & #5740, 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: ~ -R-ic_k_M __ -M-ar-s-ha-1-1,-A-d_m_i-ni-st-r-at_o_r __ _ Date Fire & Emergency Services ~~~~=----/Jp i /;b ,),1-c~ / -{~] ~(-fA,tc,;r- Date a{ C.E. VincWnt, Administrator i 2--/ 1 q / LC{ & Date ' X: Department of Community & Economic Development , City of Renton Department of Community & Economic Development Sunset Court Apartments December 19, 2016 Exhibits ERC Memo Sunset Area Planned Action EIS Sunset Area Planned Action Ordinance Environmental Review Committee Memo LUA16-000068, SA-A, VA-A, MOD Page 3 of 3 Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Renton Sunset Terrace Redevelopment Master Site Plan Approval Site Plan Landscape Plan Grading and Drainage Plan Townhome Exterior Elevations Apartment Flat Exterior Elevations H:\CED\Planning\Current Planning\PROJ ECTS\ 16-000068.Rocale\ERC\E ISMemoSunsetCourt.docx December 1. 2016 Matthew Herrera City of Renton Community & Economic Development Planning Division 1055 South Grady Way Renton. WA 98057 SUBJECT: Dear Matthew Revisions to Sunset Court Apartments Site Plan Cityfile#LUA16-000068, SA-A, V-A schemata workshop The Sunset Court Apartments Land Use application has been revised in response to the "On Hold" notice issued on October 11, 2016. This current revision is in addition to the revisions submitted on September 28, 2016. A copy of the 9128116 cover letter is included with this submittal for reference. In response to the October 11 notice. this current submittal includes revised drainage plans and TIR. The site plan and elevations have also been revised to reflect increased CV zone setbacks, to increase modulation on Building 4 and to establish clear entrances on Buildings 3 and 4. Attachments and revisions (revised items are in bold text) The following list is per the 02/2015 "Site Plan Review Submittal Requirements" in effect at time of submittal. The project received a "Notice of Complete Application" on February 22. 2016. Numbering for the "Rev 08/2016 Site Plan Review Submittal Requirements" is in parentheses: 1. (1) Pre-Application Meeting Summary No changes. Retain origina I submittal. 2. (2) Waiver Form No changes. Retain original submittal. 3. (9) Plat Certificate or Title Report: No changes. Retain original submittal. 4. (3) Land Use Permit Master Application: No changes. Retain original submittal. 5. (6) Environmental Checklist: No changes. Retain original submittal. 6. (5) Project Narrative: No changes /12 revised copies submitted on 9/28/16) 7. (7) Variance Justification: Attached are (5) copies to replace the original submittal. 8. (10) Draft Legal Documents: NIA 9. (12) Urban Center Design Overlay District Report: No changes /5 revised copies submilted on 9/28/lfl 10. (11) Construction Mitigation Description: No changes. Retain original submittal. 11. (4) Fees No changes. Retain original submittal. 12. (8) Density Worksheet: No changes. Retain original submittal. 13. (16) Neighborhood Detail Map No changes. Retain original submittal. 14. [17) Overall Site Plan No changes. Retain original submittal. 15. (18) Site Plan: Attached are (12) 11x17 copies to replace the 9/28/16 submittal. 16. (19) Conceptual Landscape Plan: Attached are (5) copies of sheet L 1.1 by Nakano Associates to replace the original sheet L 1.1 by MIG/SvR. 17. (36) Architectural Elevations: Attached are (5) 22x34 copies of sheets A211-A242 to replace original A211-A242 18. (21) Floor Plans No substantial changes (Building 4 modulation increased resulting in some units becoming elongated). Retain original submittal 19. (22) Topography Map: No changes. Retain original submittal 20. (23) Tree Retention/ Land Clearing Plan: Attached are (4) 11x17 copies of sheet C1 .0 by LPO Engineering 21. (25) Arborist Report: Attached are (4) copies 22. (24) Tree Retention Worksheet: No changes. Retain original submittal 23. (20) Landscape Analysis: Attached are (5) copies 24. (26) Wetland Assessment: NIA 25. (27) Standard Stream or Lake Study: NIA schemata workshop inc I 1720 12"' avenue. seattle wa 98122 Vi',i'Ci scherr,JtJVi'CI\S:10µ Cllli1 ,, 206.285.1589 '206.285.2701 ~ 26. 27. 28. 29. 30. 31. 32. 33. 34. schemata (30) Habitat Data Report N/A (28) Flood Hazard Data N/A (33) Utilities Plan: Attached are (5) 22x34 copies of sheet C4.0 to replace the 9/28/16 submittal. (31) Geotechnical Report: No changes. Retain original submittal workshop (37) Conceptual Grading Plan: Attached are (5) copies of new sheet "C3.0-Paving & Layouf by LPD Engineering PLLC, to replace the original sheet "C4.1 -Grading & Paving Plan· by MIG/SvR. Note that new sheet C2.0 by LPD Engineering is a combined Grading and Drainage Plan. (34) Drainage Control Plan: Attached are (12) copies of new sheet "C2.0-Grading and Drainage· by LPD Engineering PLLC, to replace the original sheet "C2.1 -Drainage Plan· by MIG/SvR. (35) Drainage Report: Attached are (4) copies of a new Technical Information Report, prepared by LPD Engineering PLLC and dated November 30, 2016, to replace the original TIA prepared by MIG/SvR and dated January 13, 2016. (39) Traffic Study: No changes. Retain original submittal (40) Plan Reductions: One 8 W x 11" of each revised plan sheet • Site Plan • Landscape Plan • Architectural Elevations • Utilities Plan • Paving Plan • Grading and Drainage Plan 35. (41) Digital Copy: Digital copy of each revised item: • Variance Narrative • Site Plan • Landscape Plan • Architectural Elevations • Tree Retention/ Land Clearing Plan • Arborist Report • Landscape Analysis • Utilities Plan • Paving Plan • Grading and Drainage Plan • Drainage Report (TIA) 36. (42) Colored Maps: One colored copy of each revised plan: • Site and Landscape Plan • Architectural Elevations If you have any questions regarding these revisions. please contact me at 206.285.1589. Christopher Palms Senior Architect Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator October 11, 2016 Grace Kim Schemata Workshop 112 s'" Ave N Seattle, WA 98109 SUBJECT: "On Hold" Notice Sunset Court Apartments, LUA16-000068, SA-A, V-A Dear Ms. Kim: The Planning Division of the City of Renton accepted the above master application for review on February 22, 2016 and placed the project on-hold March 29, 2016 for access issues. During our review of the recent resubmittal, civil plan review staff determined that additional information is necessary in order to proceed further. The following information will need to be submitted before January 8, 2017 so that we may continue the review of the above subject application: • The off-hold cover letter submitted by the applicant states there were no changes to the drainage plan or TIR. However, in reviewing the provided site plan, it appears there are changes to both. Before further review can commence the applicant will need to submit the revised drainage plans and TIR for review with the Land Use Application. At this time, your project will remain "on hold" pending receipt of the requested information. Please contact me at (425) 430-6593 if you have any questions. Sincerely, • Matthew Herrera, AICP Senior Planner cc: Renton Housing Authorlty, City of Renton/ Owner(s) Parties of Record 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov •-----Denis Law Mayor , . -¢ Cityof ·-. :_~_:o~ March 29, 2016 Community & Economic Development Department CE."Chip"Vincent, Administrator Grace Kim Schemata Workshop 112 5th Ave N Seattle, WA 98109 SUBJECT: "On Hold" Notice Sunset Court Apartments, LUA16-000068, SA-A, V-A Dear Ms. Kim: The Planning Division of the City of Renton accepted the above master application for review on February 22, 2016. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before June 28, 2016 so that we may continue the review of the above subject application: 1. Revised Access: The access entrance at the north end of the property poses the following concerns: a. The driveway appears to impact the existing sidewalk along Harrington Pl NE. b. A minimum separation of 5 feet is required between the driveway and the property line. c. The resulting driveway width, after the above noted adjustments, does not provide adequate vehicular access and is not accessible by emergency access vehicles. d. The paved roadway of the vacated right-of-way on the neighboring parcel appears to still be in use by the neighboring property traffic and could pose a confusing and potentially unsafe entrance point. Therefore the applicant shall supply the City with a shared access easement from the property to the east and provide site access through the east property line to the currently vacated Harrington Place NE via the shared access easement; or propose a revised second access location that will be in accordance with City code without impacting existing right-of-way or creating unsafe access for vehicles and pedestrians. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7219 if you have any questions. Sincerely, ~,~- Senior Planner cc: Renton Housing Authority, City of Renton/ Owner(s) Parties of Record Renton City Hall • 1055 South Grady Way ~ Renton, Washington 98057 • rentonwa.gov .Ct-W•·OF,'i~ENTdN D.EPARTME.NT oFcoMML/'r,frfyj.ECQNOM!~D~\IELOPM.ENT•· Pl.ANNING DivlsION · AFF1DAv1t0Fsl;i:1.v1cE BY MAILING ·· On the 22nd day of February, 2016 I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Kim Grace, Schemata Workshop Renton Housing Authority Al D' Alessandro, King County Sunset Terrace Development 300' Surrounding Property Owners Parties of Record (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ( )S~/ ) Contact Owner Party of Record Owner See Attached See Attached ,,..._,\\\\\\'11 .. ..._..._ y Po,,,,, . ~.o· , ... ,\\\\\\\\lttr 'l,z,,~~,, " , .,-,._,&BIO,t C 'P. i~ I certify that I know or have satisfactory evidence that Sabrina Mirante ;'/' ~oT,.+,. I.I>\ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the u.sts at,jJ plltpo i: mentioned in the instrument ', .. \ e. ~•1.tF> ·~ i ,'\ ,,,,,...<9 .. 't1 o-:: o.<"' ._,li,,W,\..... G~ $ Dated: · u· 1 , . WAS"'\~ ,.$ ublic in and for the State of Washington''"'" l -,,, Notary (Print): ____ .,_\:~! ;,~I~-..,., __ l~v~· t,L='i""•).,_-_____________ _ My appointment expires: J ~ , , '\ )0 i =1--1-'vft I t d, I Sunset Court Apartments & Sunset Terrace Redevelop, Master Plan MOD LUA16-000068, ECF, SA-A, VA-A and LUA14-0001475, MOD template. affidavit of service by mailing Dept. of Ecology** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology** Muckleshoot Indian Tribe Fisheries Dept. Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box 47703 39015 -172nd Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 .. WSDOT Northwest Region* Ouwamish Tribal Office* Muckleshoot Cultural Resources Program** Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Laura Murphy King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers* KC Wastewater Treatment Division* Muckleshoot Cultural Resources Program** Seattle District Office Environmental Planning Supervisor Attn: Erin Slaten Attn: SEPA Reviewer Ms. Shirley Marroquin 39015 172"d Avenue SE PO Box C-3755 201 S. Jackson ST, MS KSC-NR-OSO Auburn, WA 98092-9763 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers*** WDFW -Larry Fisher* Office of Archaeology & Historic Preservation* Depart. of Natural Resources 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler PO Box 47015 Issaquah, WA 98027 PO Box 48343 Olympia, WA 98504-7015 Olympia, WA 98504-8343 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Tim McHarg Attn: Charlene Anderson, AICP, ECO 35030 SE Douglas St. #210 Director of Community Development 220 Fourth Avenue South Snoqualmie, WA 98065 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official Gary Kriedt 355 110'" Ave NE 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 Mailstop EST llW Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98004 Seattle Public Utilities Puget Sound Energy Jalaine Madura, Doug Corbin, Municipal Liaison Mgr. Attn: SEPA Responsible Official 6905 South 228'" St 700 Fifth Avenue, Suite 4900 Kent, WA 98032 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us '/ e ri n.s!ate n@muckleshoot.nsn.us "'**Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing City of Renton 1055 S Grady Way Renton. WA 98057 Mark Gropper Renton Housing Authority PO Box 2316 Renton. WA 98056 Al D'Alessandro King County 4015th Ave, Ste 500 Seattle, WA 98104 GRACE KIM SCHEMATA WORKSHOP INC 112 5th Ave N, Floor 2-South Seattle, WA 98109 ..._it CITY OF ~ :m~·r=*efSl'Renton ~ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED} -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION; LAND USE NUMBER; PROJECT NAME; February 22, 2016 LUA16-00068, ECF, SA-A, VA-A and LUA14-001475, MOD Sunset Court Apartments & Sunset Terrace Redevelop. Master Plan Mod. PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review for the construction of a multi-family project containing 50 replacement housing units, for the Renton Housing Authority's redevelopment of Sunset Terrace, in a total of four structures. The subject site is located on the southeast corner of Harrington Ave NE and Glennwood Ave NE, and is a phase of the larger Sunset Planned Action Area and Renton Sunset Terrace Redevelopment Master Site Plan (LUAl0-052 and LUA14-001475). The 83,657 square foot site is located within the Center Village (CV) zoning classification and Design District 'D'. Primary vehicular access to the would be provided from Harrington Ave NE at the southwest corner of the site and from the corner of Harrington Place NE and 11th Ave N at the northeast corner of the site. A total of 50 parking spaces would be provided within a surface parking area on the south and east portions of the site. The applicant is requesting an Administrative Variance, from RMC 4-2-120A, in order to provide surface parking stalls in place of the required structured parking stalls for residential units in the CV zone. The application also includes amendments to the approved Sunset Planned Action Area and Renton Sunset Terrace Redevelopment Master Site Plan (LUAl0-052 and LUA14-001475) in order to include an additional five parcels. The revised proposal requires a NEPA Reevaluation, pursuant to Section 58.47 of US Department of Housing and Urban Development's (HU D's) NEPA regulations, demonstrating that the original conclusions of the FEIS remain valid. SEPA also provides a process 1 using an Addendum to the prior FEIS where new information or analysis does not substantially change prior conclusions about impacts (WAC 197-11-706). There appears to be critical areas located on site. PROJECT LOCATION: 1073, 1081., 1083 Harrington Ave NE & 1062, 1064 Glennwood Ave NE PERMIT APPLICATION DATE: January 29, 2016 NOTICE OF COMPLETE APPLICATION: February 19, 2016 APPLICANT/PROJECT CONTACT PERSON; COMMUNITY MEETING; Permits/Review Requested: Other Permits which may be required: Requested Studies: Grace Kim, Schemata Workshop/ 112 5th Ave N/ Seattle, WA 98109/ 206-285-1589/ grace@schemataworkshop.com Pursuant to RCW 43.21.C.440(3}(8} the City of Renton will conduct a community meeting on the Planned Action Ordinance Amendments for the Renton Sunset Area • A community meeting will be held on March 14, 2016, by City Staff,_at 4:00 pm on the 6th floor of Renton City Hall located at 1055 South Grady Way. Master Site Plan Modification, Site Plan Review, Variance Building Permit, Construction Permit, Fire Permit, Sign Permit Arborist Report, Drainage Report, Geotechnical Report, Landscape Analysis, Traffic Impact Statement If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Sunset Court Apartments/ LUA16-00068, ECF, SA~A, V-A and LUA14-001475, MOD NAME: MAILING ADDRESS;---------------City/State/Zip; __________ _ TELEPHONE NO.: ---------------- location where application may be reviewed: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Department of Community & Economic Development (CED}-Planning Division, Sixth Floor Renton City Hall1 1055 South Grady Way, Renton, WA 980S7 The subject site is designated COMP-CMU on the City of Renton Comprehensive Land Use Map and Design-0, CV and R-14 on the City's Zoning Map. EIS Addendum, Planned Action EIS, Record of Decision Reevaluation The project will be subject to the City's SEPA ordinance, RMC4-2-110A & 4-2- 120A and other applicable codes and regulations as appropriate. Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by S:00 PM on March 7, 2016. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. A copy of the subsequent threshold determination is available upon request. CONTACT PERSON: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov Current Land Use Application Web Page: PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Sunset Terrace Development LLC 2256 38th Pl E Bellevue, WA 98112 Brvan Barrus 922 Glennwood Ave NE, #7 Renton, WA 98056 Garv Walter 1100 Harrington Ave NE, #104 Renton, WA 98056 Linda Perrine 306 Seneca Ave NW Renton, WA 98057 Sharon Barker 15718 SE 143rd St Renton. WA 98059 %Around the Clock Harrington Place HOA 716 W Meeker St, #101 Kent, WA 98032 Charles Loveiov 1083 Harrington Ave NE Renton, WA 98056 Joel Dean 1100 Harrington Ave NE, #105 Renton, WA 98056 Mark Gropper Renton Housing Authority PO Box 2316 Renton, WA 98056 Yong Zhong 27126 SE 18th Pl Sammamish. WA 98075 Beverlv Mever 1100 Harrington Ave NE, #209 Renton. WA 98056 Chip Vincent City of Renton 1055 S Grady Way Jon Troxel PO Box 397 Shaw Island, WA 98286 Matt Nelson 1175 Harrington Pl NE, 207 Renton, WA 98056 3122000000 7227801385 3122000000 VICTORIO NORMA MARIA VISSER JAN H VU STEVEN+HOANG AMANDA 1175 HARRINGTON PL NE UNIT 113 19404102ND AVE SE 1175 HARRINGTON PL NE UNIT 214 RENTON, WA 98056 RENTON, WA 98055 RENTON, WA 98056 7227500630 6377300000 6377300000 VUKOV SJ WALTER GARY J WEBB FRANCIS & MARGARET 5641 PLEASURE PT 1100 HARRINGTON AVE NE #104 PO BOX 3011 BELLEVUE, WA 98006 RENTON, WA 98056 RENTON, WA 98056 8143450000 7227900091 3122000000 WIESEN JAMES P WONG D & C 1 LLC XU RUJIE 1159 HARRINGTON AV NE #4 6311 SEWARD PARK AVES 2323 167TH AVE NE RENTON, WA 98056 SEATILE, WA 98118 BELLEVUE, WA 98008 7227801201 3122000000 6377300000 YADAV & GILL LLC YANG CHIEN-HUI YANG LIU+ZHU BEICHUAN 2800 NE SUNSET BLVD 1175 HARRINGTON PL NE #307 5102 NE 16TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98059 6377300000 7227801025 YOUNG JOHN H ZAMOOR 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Renton, WA 98056 7227801355 7227801355 7227801355 Current Resident Current Resident Current Resident 1177 Harrington Ave NE APT 202 1177 Harrington Ave NE APT 203 1177 Harrington Ave NE APT 204 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801355 7227801355 7227801355 Current Resident Current Resident Current Resident 1177 Harrington Ave NE APT 205 1177 Harrington Ave NE APT 206 1177 Harrington Ave NE APT 207 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801355 7227801355 7227801355 Current Resident Current Resident Current Resident 1177 Harrington Ave NE APT 208 1177 Harrington Ave NE APT 301 1177 Harrington Ave NE APT 303 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801355 7227801355 7227801075 Current Resident Current Resident Current Resident 1177 Harrington Ave NE APT 305 1177 Harrington Ave NE APT 307 2256 38TH PL E Renton, WA 98056 Renton, WA 98056 SEATILE, WA 98112 923059058 923059109 923059109 Current Resident Current Resident Current Resident 2502 NE Sunset Blvd 2520 NE 9th Pl APT A101 2520 NE 9th Pl APT A102 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 923059109 923059109 923059109 Current Resident Current Resident Current Resident 2520 NE 9th Pl APT A103 2520 NE 9th Pl APT A104 2520 NE 9th Pl APT B102 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 923059109 923059109 923059109 Current Resident Current Resident Current Resident 2520 NE 9th Pl APT B103 2520 NE 9th Pl APT B104 2520 NE 9th Pl APT C101 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 923059109 923059109 923059109 Current Resident Current Resident Current Resident 2520 NE 9th Pl APT C102 2520 NE 9th Pl APT C103 2520 NE 9th Pl APT C104 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801396 7227801396 7227801396 Current Resident Current Resident Current Resident 2601 Sunset Ln NE APT A 2601 Sunset Ln NE APT B 2601 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801396 7227801060 7227801060 Current Resident Current Resident Current Resident 2601 Sunset Ln NE APT D 2605 Sunset Ln NE APT A 2605 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801400 7227801400 7227801060 Current Resident Current Resident Current Resident 2606 Sunset Ln NE APT A 2606 Sunset Ln NE APT B 2611 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227801055 7227801055 Current Resident Current Resident Current Resident 2611 Sunset Ln NE APT D 2612 Sunset Ln NE APT A 2612 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Current Resident Current Resident Current Resident 2612 Sunset Ln NE APT C 2612 Sunset Ln NE APT C 2612 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801060 7227801060 Current Resident Current Resident Current Resident 2612 Sunset Ln NE APT D 2617 Sunset Ln NE APT A 2617 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227801060 7227801055 Current Resident Current Resident Current Resident 2617 Sunset Ln NE APT C 2617 Sunset Ln NE APT D 2620 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Current Resident Current Resident Current Resident 2620 Sunset Ln NE APT B 2620 Sunset Ln NE APT C 2620 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227801060 7227801060 Current Resident Current Resident Current Resident 2623 Sunset Ln NE APT A 2623 Sunset Ln NE APT B 2623 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227500530 7227500530 Current Resident Current Resident Current Resident 2623 Sunset Ln NE APT D 2624 NE 9th Pl APT 1 2624 NE 9th Pl APT 10 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227500530 7227500530 7227500530 Current Resident Current Resident Current Resident 2624 NE 9th Pl APT 2 2624 NE 9th Pl APT 3 2624 NE 9th Pl APT 4 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227500530 7227500530 7227500530 Current Resident Current Resident Current Resident 2624 NE 9th Pl APT 5 2624 NE 9th Pl APT 6 2624 NE 9th Pl APT 7 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227500530 7227500530 7227801060 Current Resident Current Resident Current Resident 2624 NE 9th Pl APT 8 2624 NE 9th Pl APT 9 2629 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227801060 7227801060 Current Resident Current Resident Current Resident 2629 Sunset Ln NE APT B 2629 Sunset Ln NE APT C 2629 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227500540 7227500540 7227801055 Current Resident Current Resident Current Resident 2630 NE 9th Pl APT A 2630 NE 9th Pl APT B 2630 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Current Resident Current Resident Current Resident 2630 Sunset Ln NE APT B 2630 Sunset Ln NE APT C 2630 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227801060 7227801060 Current Resident Current Resident Current Resident 2635 Sunset Ln NE APT A 2635 Sunset Ln NE APT B 2635 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227801060 7227801060 Current Resident Current Resident Current Resident 2635 Sunset Ln NE APT D 2641 Sunset Ln NE APT A 2641 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227801060 7227801055 Current Resident Current Resident Current Resident 2641 Sunset Ln NE APT C 2641 Sunset Ln NE APT D 2644 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801055 7227801055 Current Resident Current Resident Current Resident 2644 Sunset Ln NE APT B 2644 Sunset Ln NE APT C 2644 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227801060 7227801060 Current Resident Current Resident Current Resident 2647 Sunset Ln NE APT A 2647 Sunset Ln NE APT B 2647 Sunset Ln NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227801085 7227801085 Current Resident Current Resident Current Resident 2647 Sunset Ln NE APT D 2707 NE 10th St APT A 2707 NE 10th St APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801085 7227801085 7227801075 Current Resident Current Resident Current Resident 2707 NE 10th St APT C 2707 NE 10th St APT D 2711 Sunset Ln NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801075 7227801075 7227801075 Current Resident Current Resident Current Resident 2711 Sunset Ln NE APT B 2711 Sunset Ln NE APT C 2711 Sunset Ln NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801085 7227801085 7227801085 Current Resident Current Resident Current Resident 2715 NE 10th St APT A 2715 NE 10th St APT B 2715 NE 10th St APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801085 7227801075 7227801075 Current Resident Current Resident Current Resident 2715 NE 10th St APT D 2717 Sunset Ln NE APT A 2717 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801075 7227801075 7227801055 Current Resident Current Resident Current Resident 2717 Sunset Ln NE APT C 2717 Sunset Ln NE APT D 2720 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801055 7227801065 7227801065 Current Resident Current Resident Current Resident 2720 Sunset Ln NE APT B 2723 Sunset Ln NE APT A 2723 Sunset Ln NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801065 7227801065 7227801065 Current Resident Current Resident Current Resident 2723 Sunset Ln NE APT C 2723 Sunset Ln NE APT D 2801 NE lOTh St Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801680 7227801680 7227801680 Current Resident Current Resident Current Resident 2801 NE 12th St APT A 2801 NE 12th St APT B 2801 NE 12th St APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801680 7227801680 7227801680 Current Resident Current Resident Current Resident 2801 NE 12th St APT D 2801 NE 12th St APT E 2801 NE 12th St APT F Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227900090 7227900090 7227801685 Current Resident Current Resident Current Resident 2801 NE Sunset Blvd UNIT A 2801 NE Sunset Blvd UNIT B 2810 NE 12th St Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227802045 7227802045 7227802045 Current Resident Current Resident Current Resident 2825 NE 12th St APT 101 2825 NE 12th St APT 102 2825 NE 12th St APT 103 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227802045 7227802045 7227802045 Current Resident Current Resident Current Resident 2825 NE 12th St APT 104 2825 NE 12th St APT 105 2825 NE 12th St APT 201 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227802045 7227802045 7227802045 Current Resident Current Resident Current Resident 2825 NE 12th St APT 202 2825 NE 12th St APT 203 2825 NE 12th St APT 204 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227802045 7227802045 7227802045 Current Resident Current Resident Current Resident 2825 NE 12th St APT 205 2825 NE 12th St APT 301 2825 NE 12th St APT 302 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227802045 7227802045 7227802045 Current Resident Current Resident Current Resident 2825 NE 12th St APT 303 2825 NE 12th St APT 304 2825 NE 12th St APT 305 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227500570 7227500570 7227500570 Current Resident Current Resident Current Resident 922 Glennwood Ave NE APT 1 922 Glennwood Ave NE APT 10 922 Glennwood Ave NE APT 11 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227500570 7227500570 7227500570 Current Resident Current Resident Current Resident 922 Glennwood Ave NE APT 2 922 Glennwood Ave NE APT 3 922 Glennwood Ave NE APT 4 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227500570 7227500570 7227500570 Current Resident Current Resident Current Resident 922 Glennwood Ave NE APT 5 922 Glennwood Ave NE APT 6 922 Glennwood Ave NE APT 7 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227500570 7227500570 7227801060 Current Resident Current Resident Current Resident 922 Glennwood Ave NE APT 8 922 Glennwood Ave NE APT 9 965 Harrington Ave NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801060 7227801060 7227801060 Current Resident Current Resident Current Resident 965 Harrington Ave NE APT B 965 Harrington Ave NE APT C 965 Harrington Ave NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801075 7227801075 7227801075 Current Resident Current Resident Current Resident 966 Harrington Ave NE APT A 966 Harrington Ave NE APT B 966 Harrington Ave NE APT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801075 7227801085 923059131 Current Resident Current Resident Current Resident 966 Harrington Ave NE APT D 970 Harrington Ave NE 972 Edmonds Ave NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801400 7227801400 7227801400 Current Resident Current Resident Current Resident 975 Harrington Ave NE 975 Harrington Ave NE APT A 975 Harrington Ave NE APT B Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801400 7227801400 923059158 Current Resident Current Resident Current Resident 975 Harrington Ave NE APT C 975 Harrington Ave NE APT D 980 Edmonds Ave NE APT 101 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 923059158 923059158 923059158 Current Resident Current Resident Current Resident 980 Edmonds Ave NE APT 102 980 Edmonds Ave NE APT 103 980 Edmonds Ave NE APT 104 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 923059158 923059158 923059158 Current Resident Current Resident Current Resident 980 Edmonds Ave NE APT 105 980 Edmonds Ave NE APT 106 980 Edmonds Ave NE APT 107 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 923059158 923059158 923059158 Current Resident Current Resident Current Resident 980 Edmonds Ave NE APT 201 980 Edmonds Ave NE APT 202 980 Edmonds Ave NE APT 203 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 923059158 923059158 923059158 Current Resident Current Resident Current Resident 980 Edmonds Ave NE APT 204 980 Edmonds Ave NE APT 205 980 Edmonds Ave NE APT 206 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 923059158 923059158 923059158 Current Resident Current Resident Current Resident 980 Edmonds Ave NE APT 207 980 Edmonds Ave NE APT 301 980 Edmonds Ave NE APT 302 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 923059158 923059158 923059158 Current Resident Current Resident Current Resident 980 Edmonds Ave NE APT 303 980 Edmonds Ave NE APT 304 980 Edmonds Ave NE APT 305 Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 923059158 923059158 7227801085 Current Resident Current Resident Current Resident 980 Edmonds Ave NE APT 306 980 Edmonds Ave NE APT 307 984 Harrington Ave NE APT A Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801085 7227801085 7227801085 Current Resident Current Resident Current Resident 984 Harrington Ave NE APT B 984 Harrington Ave NE APT C 984 Harrington Ave NE APT D Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Current Tenant Current Tenant Current Tenant 2806 NE Sunset Blvd UNIT A 2806 NE Sunset Blvd UNIT B 2806 NE Sunset Blvd UNIT C Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Current Tenant Current Tenant Current Tenant 2806 NE Sunset Blvd UNIT D 2806 NE Sunset Blvd UNITE 2806 NE Sunset Blvd UNIT G Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Current Tenant Current Tenant Current Tenant 2808 NE Sunset Blvd 2810 NE Sunset Blvd 2812 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Current Tenant Current Tenant Current Tenant 2814 NE Sunset Blvd 2816 NE Sunset Blvd 2820 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801235 7227801205 Current Tenant Current Tenant Current Tenant 2822 NE Sunset Blvd 2822 Sunset Ln NE 2824 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801235 7227801235 7227801205 Current Tenant Current Tenant Current Tenant 2826 Sunset Ln NE 2828 Sunset Ln NE 2830 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801235 7227801205 7227801235 Current Tenant Current Tenant Current Tenant 2830 Sunset Ln NE 2832 NE Sunset Blvd 2832 Sunset Ln NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801235 7227801205 Current Tenant Current Tenant Current Tenant 2834 NE Sunset Blvd 2834 Sunset Ln NE 2836 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801205 7227801205 Current Tenant Current Tenant Current Tenant 2838 NE Sunset Blvd 2842 NE Sunset Blvd 2844 NE Sunset Blvd Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801205 7227801024 7227801024 Current Tenant Current Tenant Current Tenant 2902 NE Sunset Blvd 944 Harrington Ave NE 946 Harrington Ave NE Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 7227801405 7227801685 3122000000 Current Tenant CUTTING LARRY D DAVIS KIANA L 975 NE 12th St 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7227801355 923059131 7227500570 SUNSET GARDEN APARTMENTS LL SUNSET PARK TOWN HOMES HOA L SUNSET VISTA LLC 68 SKAGIT KY 978 Edmonds Ave NE UNIT C PO BOX 397 BELLEVUE, WA 98006 Renton, WA 98056 SHAW ISLAND, WA 98286 3122000000 3122000000 7227801325 SYLVIA CHRISTINE L TERAMOTO MICHAELS THOMAS ROGER W 16167 139TH PL SE 14634 SE 195TH PL 15454 266TH AVE SE RENTON, WA 98058 RENTON, WA 98058 ISSAQUAH, WA 98027 3122000000 6377300000 6377300000 TOKHEIM SUSAN G TRAN TRANG MAI UNDERWOOD BARBARAJ 1175 HARRINGTON PL NE #305 1100 HARRINGTON AVE NE #101 1100 HARRINGTON AVE NE #304 RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3122000000 7227801385 3122000000 VICTORIO NORMA MARIA VISSER JAN H VU STEVEN+HOANG AMANDA 1175 HARRINGTON PL NE UNIT 113 19404 102ND AVE SE 1175 HARRINGTON PL NE UNIT 214 RENTON, WA 98056 RENTON, WA 98055 RENTON, WA 98056 7227500630 6377300000 6377300000 VUKOV SJ WALTER GARY J WEBB FRANCIS & MARGARET 5641 PLEASURE PT 1100 HARRINGTON AVE NE #104 PO BOX 3011 BELLEVUE, WA 98006 RENTON, WA 98056 RENTON, WA 98056 8143450000 7227900091 3122000000 WIESEN JAMES P WONG D & C 1 LLC XU RUJIE 1159 HARRINGTON AV NE #4 6311 SEWARD PARK AVES 2323 167TH AVE NE RENTON, WA 98056 SEATTLE,WA 98118 BELLEVUE, WA 98008 7227801201 3122000000 6377300000 YADAV & GILL LLC YANG CHIEN-HUI YANG LIU+ZHU BEICHUAN 2800 NE SUNSET BLVD 1175 HARRINGTON PL NE #307 5102 NE 16TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98059 6377300000 7227801025 YOUNG JOHN H ZAMOOR ASSOCIATES LLC 5508 S CLOVERDALE ST 1145 NW GILMAN BLVD #G7 SEATTLE, WA 98118 ISSAQUAH, WA 98027 September 19, 2015 Revised February 26, 2016 llll'r I b-oa:;~tY f L&/'Kl? rltG variance justification -revised subject project title Site Plan Review Application -Variance Justification Sunset Court Apartments schemata workshop ·, ,. . . '-:·j{'l Sunset Court Apartments is a proposed low-rise development. with a mix of one-, two·, and three-bedroom units located in four-buildings which encircle a central landscaped commons. The existing site is flat and measures 81,756 SF 11.88 acres). All existing structures will be demolished and 47,589 SF of new housing is proposed; which will accommodate 50 apartment units. The zoning designation for this site is Center Village which requires structured parking per Renton Municipal Code 4·2-120A. The project owner. Renton Housing Authority IRHA), requests a variance to provide 50 at-grade surface parking stalls in lieu of providing the code required structured parking. As an affordable housing development intended to provide housing for individuals and families earning below 60% of area median income, surface parking is a cost-effective approach to meeting the parking demands of the HHA's tenant base and construction financing limits while also maintaining some of the park character for which the project is named. RHA has learned through ownership of public housing for more than 50 years that when possible, families are better accommodated in townhouse style units with private ground-related entries and on-site open space for children· a feature residents have enjoyed at the Sunset Terrace public housing project for the past seven decades. For that reason, the Sunset Court Apartments project includes a mix of townhome units along with stacked flats served by surface parking lots. The design currently includes protection of several large, mature trees. The courtyard will feature a landscaped play area for children. The low-rise buildings proposed for the site will set a higher standard for density in this neighborhood where duplexes predominate, but will still maintain a character and scale suitable for families. The project will have three accessible units; 11 I 1-bedroom, 11 I 2-bedroom and 11) 3-bedroom. The accessible units are proposed to be closest to the accessible parking spaces. Two units will be set aside for large families. Construction is currently planned to be conventional wood frame structures with 2 on-site trash enclosures and a common laundry room. The proposed concept will create a village-like community, with ready access to open space tor families who will live at Sunset Court, and will provide an open, welcoming street presence along Harrington Ave NE. Vehicle access via driveways will be provided at the SW and N[ corners of the site. The at-grade parking is proposed to he located on the southeast side of the property, and will be screened from existing and proposed right-of-ways surrounding the project by buildings and landscaping, consistent with the Urban Design Guidelinr,s for District D per the Renton Municipal Code. Two·story townhome units. with ground related entries. wil! be the v1s1ble, street- facing presence of this project along I larrington Ave NE anrJ three-story apartment buildings will line the north p1opcrty line. which mav in lhe fulure become a continuation of Glennwood Ave NE. While parking will not be visible from the street, the cn:rances to the parking area will be visible but will look like residential dnveways. In addition to more renial units, the remaining project will feature large landscaped areas· including some existing trees that will be preserved and protected. !he surface parking lots will be designed with traffic control bumps and coordinated landscaped islands lo provide a slow lane at traffic through the parking area and variation in the shape schemata workshop inc 1172012th avenue, seattle wa 98122 ' -'Jl V 206.285.1589 . 206.285 2701 schemata workshop and contour of the vehicular route. These features will allow the parking area to double as hardscape for children to ride bikes, play ball, and engage in other play activities. The Renton Housing Authority wishes to maintain a park-like setting for Sunset Court Apartments, because this is consistent with the Renton Municipal Code Urban Design Guidelines and because RHA knows that large families are most successful in units with direct access to outdoors. Surface grade parking will enable the project to meet the following Renton Municipal Code 4-3-100 Urban Design Regulations: • E. SITE DESIGN AND BUILDING LOCATION intent is to o "ensure that buildings are located 1i1 relation to streets and other buildings so that the I/Js1on of the Crty of Renton can be realized for high-density urban environment so that businesses en;oy visibility from public nghts-of-way; and to encourage pedestrian activity throughout the district " o ''make bw!ding entrances conve!lient to locate and easy ro access, and ensure that bw!d1i1g entries further the pedestrian nature of the fronting sidewalk a!ld the urban character of the district" o "shape redevelopment projects so that the character and value of Rento11s' long-established neighborhoods are preserved fhis will be a transitional project to help bridge the existing neighborhood to the potential higher density build out allowed on the adjacent properties. This project will establish a benchmark for development that preserves the character of the neighborhood while dramatically increasing density. The proposed project has been designed to have a significant number of street facing residential units -21 of the 50 units will have residential entrances along Harrington Ave NE and Glenwood Ave NE. The remaining units have exterior doors opening onto the common open space -whether at grade or accessed from exterior walkways and stairs. The site and buildings have been designed to provide for very visible pedestrian activity within and around the site. There is also pedestrian access at the NE corner of the site that will provide a convenient path to the nearby commercial district. If the project were required to have structured parking, it is likely that there would be iewer at grade residential entries and a much reduced pedestrian environment. A larger apartment building with structured parking would have more interior circulation, very different from the proposed exterior circulation of this project The proposed village like concept of the design is in keeping with the character of the existing neighborhood that is primarily comprised of duplexes with street related entrances. • F. PARKING AND VEHICULAR ACCESS intent is to ''mak1tain active pedestrian anvironments ,,long streets by placing parking lots 1i1 back of bUJld1ngs ·: The project is consistent with both of the Surface Parking requirements 'I Park1i1g shall be located so !hat no surface parking is located be/ween. a. A building and the front property line, and/or b. A bu1!d1ng a11d tfle side property line (when 011 a comer lot/ 2 Parkii1g shall be located so that it is slwened tmm surrounding streets by bU1/d1i1g1/ landscaping, and/or gateway features as dictated by location. " rl1e proposed parking lot area will be obscured by landscaping and buildings, and will not be located along nor is the primary visual feature of either Harrington Ave NE or Glennwoad Ave NE. There is a proposed ten foot landscape bulfer between the parking and south property line. • G. PEDESTRIAN ENVIRONMENT intent is to 'provide safe and attractive pedestna11 collllections to bUJ!d1ngs, parking garages, and parkmg lots''. lhe village concept of Sunset Court Apartments includes a network of clear pedestrian pathways connecting each of the five buildinqs to the outdoor common space in the center ot the site. the park111g lot, as well as to Harrington Ave NF anrJ Glennwood Ave NE If the proiect were mquired to provide enclosed, structured parking, the layout of the site would be required to change and an interior common open space would no longer be possible The pedestrian circulation on site would not allow for the same level of clear, open views from one side of the site to the other but would be obstructed with interior schemata workshop buildings to accommodate the increase in dimension of unit, or to accommodate an additional parking structure. • H. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE intent is to "provide visual relief 111 areas of expansive paving or structures; define logical areas of pedestnan and vehicular circulation, and add to the aesthetic enjoymefll of the area by the commumty To have areas suitable for both passive and active recreation by residents, workers, and v1:,itors;prov1de these areas in sufficient amounts and 111 safe and convement locations; and provide the opportumfy for community gathenng 111 places centrally located and designed to encourago such activity''. The proposed site design with surface parking allows for a large central common open space surrounded by the proposed buildings. The open space is intended to be the focus of the site. while the proposed parking area is obscured from view from the open space by the residential buildings. The open space will be designed to allow for recreation areas for both children and adults. All 50 proposed residential units have entrances facing the common open space. Programmatically, the interior of all the units have the kitchens facing the common open soace. These planning strategies allow for the most eyes on the public open space for safety. • I. BUILDING ARCHITECTURAL DESIGN intent is to "encourage building design that 1s unique and urban 111 character, comfortable on a human scale, and uses appropriate buildmg materials that are suitable for the Pacific Northwest climate''. fhe proposed site design with surface parking allows for f;ve smaller human scaled buildings that are more in keeping with the surrounding existing context ol the neighborhood. The buildings maintain a strong frontage on the primary streets surrounding the site and are consistent with creating a more urban character to the neighborhood. The materials will be of a residential project scale including lap and panel siding. The zoning code requirement for residential uses in the Center Village zone per RMC 4-2-1 ZOA is: 'f!eqwrod parking s11a/l bu located underground or under building (m tile frrst floor of the stmcture; or 1i1 an attac!led or detached structure. Any additional park1i1g may not be located between the bu1!d1i1g and public street unless located within a structured parkir1g gamge. " Tho City of Renton may issue a variance to allow for surface parking at this site without negative impact to neighboring uses. The existing four parcels that make up the proposed pro1ect site are currently a city park, an empty parcel and !'No parcels each with a duplex apartment building. Maintaining the park-like environment at this site is a more aestlmtically pleasing and programmatically beneficial alternative to a large 50 unit single apartment building with interior parking and fewer pedestrian entrances. The design of the five-building low-rise village community is not overwhelming to the surrounding neighborhood and will provide for greater sightlines to ar'd through the property from the adjacent rights of way. As illustrated m 1 lie bulleted arguments above, the proposed design meets the intent of the Renton Design Regulations and the Renton Municipal Code without structured parking. UPDATES: To meet the letter of the code (RMC 4-2-120A & RMC 4-4-080), the project would need to construct 13 parking spaces underground, under the building or in an attached or detached structure. The least expensive option would be to construct a carport, which has been independently estimated to cost $400,000 (underground parking would be $1,550,000). That amount pushes the project to the allowable total development cost limit allowed by funders, which is a demonstrable hardship. The Renton Housing Authority currently has no structured parking at any of its sites, including Highland House Apartments, located immediately to the north of the subject property, in the same CV zone. schemata workshop The land-locked location of the site, due to the vacation of Harrington Place NE in particular, makes it a challenging site for retail and commercial development, but well-suited for residential development. Locating surface parking towards the south and eastern sides of the site, buffered from neighboring properties by ten-foot wide bioretention planting areas, will not be detrimental to either of the adjacent properties. In fact, from a CPTED standpoint, structured parking on the eastern side of the property would have a more detrimental effect on the property to the east, and neighborhood in general, because it would create a concealed alley-like condition between the parking structure and the back of the neighboring property's 25,000 SF retail building. Granting of this variance would not constitute a grant of special privilege. It does not allow the Housing Authority to provide a use in the CV zone that other developers are denied. Constructing structured parking is less onerous to market-rate housing developers (as the code acknowledges) since they can recoup costs of structured parking by advertising it as an amenity, and charging higher rents, an option not available to affordable housing providers. Terry Flatley ------Renton® Plan Review Routing Slip Plan Number: LUA16-000068 Name: Sunset Court Apartments Site Address: 1144 HARRINGTON AVE NE Description: The applicant is requesting Administrative Site Plan Review for the construction of a multi -family project containing SO replacement housing units, for the Renton Housing Authority's redevelopment of Sunset Terrace, in a total of four structures. The subject site is located on the southeast corner of Harrington Ave NE and Glennwood Ave NE, and is a phase of the larger Sunset Planned Action Area and Renton Sunset Terrace Redevelopment Master Site Plan (LUAl0-052 and LUA14-001475). The 83,657 square foot site is located within the Center Village (CV) zoning classification and Design District 'D'. Primary vehicular access to the would be provided from Harrington Ave NE at the southwest corner of the site and from the corner of Harrington Place NE and 11th Ave Nat the northeast corner of the site. A total of SO parking spaces would be provided within a surface parking area on the south and east portions of the site. The applicant is requesting an Administrative Variance, from RMC 4-2-120A, in order to provide surface parking stalls in place of the required structured parking stalls for residential units in the CV zone. The application also includes amendments to the approved sunset Planned Action Area and Renton Sunset Terrace Redevelopment Master Site Plan (LUAl0-052 and LUA14-001475) in order to include an additional five parcels. The revised proposal requires a NEPA Reevaluation, pursuant to Section 58.47 of US Department of Housing and Urban Development's IHUO's) NEPA regulations, demonstrating that the original conclusions of the FEIS remain valid. SEPA also provides a process, using an Addendum to the prior FEIS where new information or analysis does not substantially change prior conclusions about impacts (WAC 197-11-706). There appears to be critical areas located on site. Review Type: Community Services Review-Version 1 Date Assigned: 02/22/2016 Date Due: 03/07/2016 Project Manager: Racale Timmons Environmental Impact Earth Animals Light/Glare Historic/Cultural Preservation Air Environmental Health Recreation Airport Environmental Water Energy/Natural Resources Utilities 10,000 Feet Pl ants Housing Transportation 14,000 Feet Land/Shoreline Use Aesthetics Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and/or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Remove the western-most vine maple located on the south side of the access drive along Harrington as this will obstruct vision. Signature of Director or Authorized Representative Date Leslie Betlach ------Renton®- Plan Review Routing Slip Plan Number: LUA16-000068 Name: Sunset Court Apartments Site Address: 1144 HARRINGTON AVE NE Description: The applicant is requesting Administrative Site Plan Review for the construction of a multi -family project containing 50 replacement housing units, for the Renton Housing Authority's redevelopment of Sunset Terrace, in a total of four structures. The subject site is located on the southeast corner of Harrington Ave NE and Glennwood Ave NE, and is a phase of the larger Sunset Planned Action Area and Renton Sunset Terrace Redevelopment Master Site Plan (LUAl0-052 and LUA14-001475). The 83,657 square foot site is located within the Center Village (CV) zoning classification and Design District 'D'. Primary vehicular access to the would be provided from Harrington Ave NE at the southwest corner of the site and from the corner of Harrington Place NE and 11th Ave Nat the northeast corner of the site. A total of 50 parking spaces would be provided within a surface parking area on the south and east portions of the site. The applicant is requesting an Administrative Variance, from RMC 4-2-120A, in order to provide surface parking stalls in place of the required structured parking stalls for residential units in the CV zone. The application also includes amendments to the approved Sunset Planned Action Area and Renton Sunset Terrace Redevelopment Master Site Plan (LUAl0-052 and LUA14-001475) in order to include an additional five parcels. The revised proposal requires a NEPA Reevaluation, pursuant to Section 58.47 of US Department of Housing and Urban Development's (HUD's) NEPA regulations, demonstrating that the original conclusions of the FEIS remain valid. SEPA also provides a process, using an Addendum to the prior FEIS where new information or analysis does not substantially change prior conclusions about impacts (WAC 197-11-706). There appears to be critical areas located on site. Review Type: Date Assigned: Date Due: Community Services Review-Version 1 02/22/2016 Project Manager: Roca le Timmons Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Plants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/Glare Historic/Cultural Preservation Recreation Airport Envi ronmenta I Utilities 10,000 Feet Transportation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added rocrn~o~&7:,,f 00+-C ?r o,c1!rov1~ Su ID ap{J&AJ Denis Law Mayor I February 22, 2016 Community & Economic Development Department C. E. "Chi p"Vincent, Administrator Grace Kim Schemata Workshop 112 5th Ave N Seattle, WA 98109 Subject: Notice of Complete Application Sunset Court Apartments, LUAlG-000068, SA-A, V-A; and Sunset Terrace Redevelopment Master Plan, LUA14-001475, MOD Dear Ms. Kim: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on March 14, 2016. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Roca le Timmons Senior Planner cc: Renton Housing Authority, City of Renton/ Owner(s) Al D'Alessandro / Parties of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development {CED} -Planning Division of the City of Renton. Th e following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION : February 22, 2016 LAND USE NUMBER: LUA16 -00068, ECF , SA-A, VA-A and LUA14 -001475, MOD PROJECT NAME : Sunset Court Apartments & Sunset Terrace Redevelop. Master Plan Mod . PROJECT DESCRIPTION: The app l icant is r equesting Administrative Site Plan Review fo r the construct ion of a multi-fami ly pr oject conta ining 50 replacement hous in g units, for the Renton Housing Authority's redeve lo pm en t of Sunset Terrace, i n a tot al of four structu r es. The subject site is located on the so ut hea st corne r of Harrington Ave N E and Glennwood Ave NE , and is a ph ase of the large r Su nset Planned Action Area and Renton Sunset Terra ce Redevelopment M aster Site Plan (L UAl0-052 and LUA 14-001475). The 83,657 square foot site is located w ithin the Center Vi llage (CV) zoning cla ss ification and Design District 'D'. Primary vehicular access to the would be provided from Harrington Ave NE at the southwest corner of the site and from the corne r of Harrington Place NE and 11th Ave N at the northeast corner of the site. A total of 50 parki ng spaces wou ld be provided within a surface park ing area on the south and east portions of the site . The applicant is requesting an Adm i nistrative Variance, from RMC 4-2-120A, in o rder to provi de surface parking stal ls i n place of the r equi re d structured parking stal ls for r es idential units in the CV zo ne . The application al so includes amendments to the app roved Sunset Planned Action Area and Renton Sunset Terrace Red evelopment Master Site Plan (LUAl0-052 and LUA14 -001475 ) in order to include an additional five parce ls. Th e revised proposal requires a NE PA Reevaluation, pursuant to Section 58.47 of US Departmen t of Housing and Urban Development's (HUD's) NEPA regulations, demonstrating that the o r igi nal co nclusions o f the FE IS re main valid. SEPA also p rovides a p rocess, using an Adde ndum to t he prior FEIS where new info rmati o n or analysi s d oes not substant ially change prior conclu sio ns about impacts (WAC 197-11-706 ). There app ears to be critical areas located on site. PROJECT LOCATION: 1073, 1081, 1083 Harrington Ave N E & 1062, 1064 Glennwood Ave NE PERMIT APPLICATION DATE: Jan ua ry 29, 2016 NOTICE OF COMPLETE APPLICATION: Feb ruary 19, 2016 APPLICANT/PROJECT CONTACT PERSON: COMMUNITY MEETING: Permits/Revie w Requested: Other Permits which may be required: Requested Studies: Grace Kim , Schemata Workshop/ 112 s'h Ave N/ Seattle, WA 98109/ 206-285-1589/ grace@schemataworkshop.com Pursuant to RCW 43.21.C.440(3)(8) the City of Renton will conduct a community meeting on the Planned Action Ordinance Amendments for the Renton Sunset Area. A community meeting will be held on March 14, 2016, by City Staff,_at 4:00 pm on the 6th floor of Renton City Hall located at 1055 South Grady Way. Master Site Plan Modification, Site Plan Review, Variance Building Permit, Construction Permit, Fire Permit, Sign Permit Arborist Report, Drainage Report, Geotechnical Report, Landscape Analysi s, Traffic Impact Statement If you would li ke to be m ade a pa rty of reco rd t o r eceive further information on thi s proposed project, comp let e this form and ret urn to: City of Rent on, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No .: Suns et Court Apartm ents/ LU A16-00068, ECF, SA-A, V-A and LU A14-001475, MOD NAM E: --------------------------------------- MAILING ADDRESS :----------------City/State/Zip:----------- TELEPHONE NO.: ---------------- location where applic be re vi ewed : CONSISTENCY OVERVIEW: Zoning/land Use: may Environmental Docum ents that Evaluate the Propo se d Project: Development Regulations Use d For Project Mitiga tion : Department of Community & Economic Development (CED)-Plannin g Division, Si xth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 The subject site is designated COMP-CMU on the City of Renton Comp rehe nsive Lan d Use Map and Design-D, CV and R-14 on th e Ci t y's Zoning Map. EIS Addendum, Planned Action EIS, Record of Decis io n Reeva luation The p roject will be subject to the City's SEPA ordinance, RMC4-2-110A & 4-2- 120A and other appli cabl e codes and regulations as appropriate. Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on March 7, 2016. If you have questions about this pro posa l , or wish to be made a party of record and rece ive additional notificat ion by ma i l, contact the Project M anager. Anyone who submits written comments will automatica lly become a party of record and will be notified of any decision on this proje ct. A copy of the subsequent threshold determination is avai la ble upon request. CONTACT PERSON: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml : rtimmons@rentonwa.gov Current Land Use Application Web Page : PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION NOTICE OF APPLICATION --~ ·="'.·t ·I-!:. -"!,2-·,"!,j ,ei !:>J ~:.:,,'"I:\·: ,~,.,y ea,e-i-!·,e v .:;, t-ne"t:li'\e'1: "!:I· ~-ce· ~;;..!.7:,~:,l)::.:C ;;"'J:i',llri i ,:,1 :ii! ~ J ~..,.., -.,._ J"..,Y-:'""'.:) .;y;. 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I Signed :_...1.l::_i(=_2,6??cit:. :::::):iLV::~1:~L======----- STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have sat isfac tory evidence that M O ffb,:(,4 1 l:ter:c,c v-q signed this instrument and acknowledged it to b @'t;ier/tl+eif free and vo luntary act for the use s and purposes m entioned in the instrument. Dated : lie in and for th e State of Washington NOTICE OF APPLICATION i,..$.: :n-, '"a:;•>;;:':·~;: l"" J D0":3t•Y f:· a ::.,r,-o·!:·;·.,:.·.,°" ,, .. H .:.-.e--:r'i:""t •:· ~ o·:,~:·r. i,:,.:.J :,:: a.1 1J:5 N ~(,' :at !;r,:,.-.r :ir f"-E ..... i:" ~< ... 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I'':: ~h •,c :1 j.C·0::! 7 :• ~ ie:tte-·~~= ~f:.·.l a :.:i:"'4 r~•-:2. -"-'!'"!:; a:: l :,.: 0.: '"~3· ... ~ :."'J: : ::""<;:;.";: I:· 3 t ~ft~;_:.,..,,.!:~~.;-.. ~ Pa": il'""t,~~-i;-:; :,r ..• ·t l) J,:,1 --: ,. :::tJ :..o..r...:i O-,i ""'ber; :.--:g .-,-~ ;t ~ (I.J t• ..... AFFIDAVIT OF POSTING I, \V) e-l{ ~ ~~ , hereby certify that r3 copies of the above document 0 were posted in -2__ conspicuou s places or nearby the described property on ( ~ 1 Date: s ' ~-I "2-;;Jt I Signed: /c: ;f/~ STATE OF WASHINGTON ) J/ ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that M.,d::!--be,,w H:erc<r:l'.( signed this instrument and acknowledged it to be~r free and voluntary act for the uses and purposes mentioned in the instrument. lie in and for the State of Washington DEPARTMENT OF COMI \JITY AND ECONOMIC DEVELOPMENT Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME, Renton Housing Authority PROJECT OR DEVELOPMENT NAME: Sunset Court Apartments ADDREss 2900 NE 1 0th Street PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 1104 Harrington Ave NE. Renton WA 98056 1144 Harrington Ave NE, Renton, WA 98056 CITY: Renton ZIP: 98056 1156 Harrington Ave NE, Renton, WA 98056 TELEPHONE NUMBER: (425) 226-1850 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 722780-1660, 722780-1665, 722780-1780, APPLICANT (if other than owner) 722780-1781 NAME: (property owner) EXISTING LAND USE(S): PROPOSED LAND USE(S): COMPANY (if applicable): 50-unit multifamily housing EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: Commercial Mixed Use PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) N/A EXISTING ZONING: TELEPHONE NUMBER: Center Village (CV) CONTACT PERSON PROPOSED ZONING (if applicable): N/A NAME Grace Kim SITE AREA (in square feet): 83,657 SF SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Schemata Workshop DEDICATED: 1,901 SF ADDREss 112 5th Avenue North SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 0 SF PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Seattle ZIP: 98109 ACRE (if applicable) 26.64 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 206-285-1589 One grace@schemataworkshop.com NUMBER OF NEW DWELLING UNITS (if applicable): 50 1 '<;" - H :\CED\Data \Forms-Templates \Se lf-H el p Handouts \Pia nn ing\Master Application .doc Rev:02/2015 PROJilr INFORMATION (continueu 1 ~------~~----------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 4 $10,003,000 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS(ifapplicable): 47 589 SF ' IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): Q SF SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): O SF SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): Q SF NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/ A D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal description on separate sheet with the following information included) SITUATE IN THE NW QUARTER OF SECTION _9_, TOWNSHIP~. RANGE _5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Mark Gropper , declare under penalty of perjury under the laws of the State of Washington that I am (please check one)[] the current owner of the property involved in this application or [ZJ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the infor ation herewith are in all respects true and correct to the best of my knowledge and belief. 01.19.2016 Date Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Mo.. r k G-(opp "-X::::: signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. ,(}-JL,/ Notary Public in and for th tale of Washington :J. f;:; h-e C Notary (Print): le/ /0/'6 ( My appointment expires: Rev:02/2015 schemata workshop January 19, 2016 Legal description project title Sunset Court Apartments PARCEL A: THAT PORTION OF PUBLIC USE AREA ADJACENT TO TRACT 46B IN BLOCK 46 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDillON TO THE CCTY OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 57 OF PLATS, PAGES 92 TO 98, INCLUSIVE, RECORDS OF COUNTY OF KING, WASHINGTON, LYING SOUTH OF A LINE DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF LOT 21, BLOCK 46 OF SAID PLAT; THENCE EAST TO THE SOUTHWEST CORNER OF TRACT 46A OF SAID PLAT; AND LYING NORTH OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE SOUTHWEST CORNER OF LOT 19, BLOCK 46 OF SAID PLAT; THENCE SOUTH 03°35'47" WEST 25.58 FEET FROM THE SOUTHWEST CORNER OF SAID LOT 19; THENCE SOUTH 86°34'36" EAST 200.80 FEET TO THE CENTERLINE OF VACATED HARRINGTON PLACE NORTHEAST AND THE TERMINUS OF SAID LINE; TOGETHER WITH A 10 FOOT WALKWAY LYING BETWEEN TRACTS 46A AND 46B OF SAID PLAT AND BETWEEN LOTS 20 AND 21 OF SAID BLOCK 46. PARCEL A-1: PORTION OF TRACT 46B OF BLOCK 46 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CITY OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 57 OF PLATS, PAGES 92 TO 98, INCLUSIVE, RECORDS OF COUNTY OF KING, WASHINGTON, AND THAT PORTION OF VACATED HARRINGTON PLACE NORTHEAST {FORMERLY 12TH PLACE), DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF TRACT 46B AND THE NORTHERLY LINE OF A 50 FOOT STRIP OF LAND DEEDED IN AUDITOR'S FILE NO. 6471625; THENCE NORTH 32°15'58" EAST ALONG SAID WESTERLY LINE 216.08 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 57°44'02" EAST 110.00 FEET TO THE WESTERLY MARGIN OF SAID HARRINGTON PLACE NORTHEAST; THENCE SOUTH 32°15'58" WEST ALONG SAID MARGIN 187.69 FEET TO THE SOUTH LINE OF RENTON LOT LINE ADJUSTMENT NO. LLA 7-83, RECORDED UNDER RECORDING NO. 8304119003; THENCE SOUTH 86°34'36" EAST ALONG SAID SOUTH LINE 6.03 FEET; THENCE NORTH 31 °24'45" EAST 186.09 FEET; THENCE NORTH 58°24'13" WEST 110.21 FEET; THENCE NORTH 30°56'11" EAST 99.11 FEET TO THE NORTHWESTERLY CORNER OF SAID TRACT 46B; THENCE SOUTH 32° 15'58" WEST ALONG THE WESTERLY LINE OF SAID TRACT 99.09 FEET TO THE POINT OF BEGINNING. schemata workshop inc 11720 12th avenue, seanle wa 98122 ·.Wi'ii scl·em:,w1nslrnc corr v 206.285.1589 f 206.285.2701 PARCEL A-2: schemata workshop PORTION OF TRACT 46B OF BLOCK 46 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDffiON TO THE CTIY OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 57 OF PLATS, PAGES 92 TO 98, INCLUSIVE, RECORDS OF COUNTY OF KING, WASHINGTON, LYING NORTHERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE SOUTHWEST CORNER OF LOT 19, BLOCK 46 OF SAID PLAT; THENCE SOUTH 03°35'47" WEST 25.58 FEET FROM THE SOUTHWEST CORNER OF SAID LOT 19; THENCE SOUTH 86°34'36" EAST 200.80 FEET TO THE CENTERLINE OF VACATED HARRINGTON PLACE NORTHEAST AND THE TERMINUS OF SAID LINE; AND LYING SOUTHERLY AND WESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF TRACT 46B AND THE NORTHERLY LINE OF A 50 FOOT STRIP OF LAND DEEDED IN AUDITOR'S FILE NO. 6471625; THENCE NORTH 32°15'58" EAST ALONG SAID WESTERLY LINE 216.08 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 57°44'02" EAST 110.00 FEET TO THE WESTERLY MARGIN OF SAID HARRINGTON PLACE NORTHEAST; THENCE SOUTH 32°15'58" WEST ALONG SAID MARGIN 187 .69 FEET TO THE SOUTH LINE OF RENTON LOT LINE ADJUSTMENT NO. LLA 7-83, RECORDED UNDER RECORDING NO. 8304119003 AND THE TERMINUS OF SAID LINE. PARCEL B: THAT PORTION OF TRACT 46B, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 57 OF PLATS, PAGE(S) 92 THROUGH 98, INCLUSIVE, IN KING COUNTY, WASHINGTON, LYING NORTHEASTERLY OF A LINE: COMMENCING AT THE INTERSECTION OF THE NORTHWESTERLY LINE OF SAID TRACT 46B WITH THE NORTHERLY MARGIN OF THAT CERTAIN SO.OD FOOT WIDE STRIP OF LAND CONVEYED TO THE CTIY OF RENTON FOR STREET PURPOSES BY DEED RECORDED UNDER RECORDING NUMBER 6471525; THENCE NORTH 31 °59'53" EAST, ALONG SAID NORTHWESTERLY LINE OF TRACT 46B, 216.08 FEET TO THE TRUE POINT OF BEGINNING OF THE HEREIN DESCRIBED LINE; THENCE SOUTH 58°00'07" EAST 135.00 FEET TO THE CENTERLINE OF SAID VACATED 12TH PLACE (HARRINGTON PLACE NORTHEAST) AND THE TERMINUS OF SAID DESCRIBED LINE; TOGETHER WITH THAT PORTION OF THE NORTHWESTERLY HALF OF VACATED HARRINGTON PLACE NORTHEAST (12TH PLACE) AS VACATED UNDER ORDINANCE NO. 2553 OF THE CTIY OF RENTON, RECORDED UNDER RECORDING NUMBER 6647013 ADJOINING TRACT 46B IN SAID PLAT, LYING NORTH OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHWEST CORNER OF LOT 19 IN BLOCK 46 OF SAID PLAT; THENCE SOUTH 03°35'47" WEST ALONG THE EAST LINE OF HARRINGTON AVENUE NORTHEAST, 25.08 FEET TO THE INTERSECTION OF THE CENTERLINE OF A 50 FOOT STRIP OF LAND CONVEYED TO THE CTIY OF RENTON BY DEED RECORDED UNDER RECORDING NUMBER 6471625; THENCE CONTINUING SOUTH 03°35'47" WEST a.so FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 86°34'36" EAST 200.80 FEET TO THE CENTERLINE OF VACATED HARRINGTON PLACE NORTHEAST (12TH PLACE) AND THE TERMINUS OF SAID LINE; EXCEPT THOSE PORTIONS OF SAID TRACT 46B AND HARRINGTON PLACE NORTHEAST LYING WITHIN THE FOLLOWING DESCRIBED TRACT: schemata workshop COMMENCING AT THE INTERSECTION OF THE WESTERLY LINE OF SAID TRACT 468 WITH THE NORTHERLY LINE OF THAT 50 FOOT STRIP OF LAND DEEDED TO THE CITY OF RENTON AND FILED UNDER RECORDING NUMBER 6471625 IN VOLUME 5201 OF DEEDS, PAGE 617, IN KING COUNTY, WASHINGTON; THENCE NORTH 32°15'58" EAST ALONG SAID WESTERLY LINE 216.08 FEET TO THE TRUEPOINT OF BEGINNING; THENCE SOUTH 57°44'02" EAST 110.00 FEET TO THE WESTERLY MARGIN OF SAID VACATED HARRINGTON PLACE N.E; THENCE SOUTH 32°15'58" WEST ALONG SAID MARGIN 187.69 FEET TO THE SOUTH LINE OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LL.A 007-83 AND FILED UNDER RECORDING NUMBER 8304119003, IN KING COUNTY, WASHINGTON; THENCE SOUTH 86°34'36" EAST ALONG SAID SOUTH LINE 6.03 FEET; THENCE NORTH 31 °24'45" EAST 186.09 FEET; THENCE NORTH 58°24'13" WEST 110.21 FEET; THENCE NORTH 30°56'11" EAST 99.11 FEET TO THE NORTHWESTERLY CORNER OF SAID TRACT 468; THENCE SOUTH 32°15'58" WEST ALONG THE WESTERLY LINE OF SAID TRACT 99.09 FEET TO THE TRUE POINT OF BEGINNING. PARCEL C: LOT 19 IN BLOCK 46 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDmON TO THE CITY OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 57 OF PLATS, PAGES 92 TO 98, INCLUSIVE, RECORDS OF COUNTY OF KING, WASHINGTON. PARCEL D: LOT 20 IN BLOCK 46 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CITY OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 57 OF PL.ATS, PAGES 92 TO 98, INCLUSIVE, RECORDS OF COUNTY OF KING, WASHINGTON. 1 ' J ~, ~ M C /> , ' , ~ ; I ' !: ,. I ; ' l r First American Title Company PARCEL D PARCEL C l i ' : I PARCELA-2 Tax ID: 722780-1781-08,722780-1780-09, 722780-1660-04, & 722780-1665-09 Short Legal: A Portion of Plat Map Vol57 Pg92 Reference No.: 704323 County: King ~- ;/ ,, ( .]' i .1· ' ' " / ·;,,, .... -"-·· ''""'·· ...... <... '~ ..... ._ ..... , ' '·.,. . . , .... """""~ ...... ~., / /' ,,/·' ' /I / " 0 NOT TO SCALE Location Map Legend LJPARCELA LJ PARCELA-1 LJ PARCELA-2 LJPARCELB LJPARCELC LJPARCELD This map may or may not be a survey of the land depicted hereon You should not rely upon it for any purpose other than onentat1on to the general location of the parcel or parcels depicted First American Title expressly disclaims any llab1llty for alleged loss or damage which may result from reliance upon this map. ... DEPARTMENT OF COM INITY AND ECONOMIC DEVELln·MENT WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborist Report 4 Architectural Elevations JAND• Biological Assessment 4 Calculations 1 Colored Maps for Display 4 Construction Mitigation Description , AND, ./h Deed of Right-of-Way Dedication 1 c--- Density Worksheet 4 Drainage Control Plan 2 /-:!+- Drainage Report, ·;:; ,;.-.) Elevations, Architectural 3ANo• COMMENTS: Environmental Checklist 4 0, /v.!J;a. /c;L7/f' µ' e.v,<.h c.c·.t, < ' -, Existing Covenants (Recorded Copy) lANo 4 Existing Easements (Recorded Copy) 1AN0• Flood Hazard Data 4 Floor Plans 1 AND, /7}- Geotechnical Report,.,01 .ffi Grading Elevations & Plan, Conceptual 2 ;a Grading Elevations & Plan, Detailed 2 l:!J, Habitat Data Report 4 ./2>- Improvement Deferral 2 Irrigation Plan, PROJECT NAME: ' 94/)-1/J / DATE: 1 H: \CE D\Data \Fa rms-T emplates\Se\f-Help Ha ndouts\Pla n n i ng\ Wa iversubm itta I reqs. docx Rev: 02/2015 \. ... • LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual• (rA-. Landscape Plan, Detailed 4 t/ Legal Description 4 Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions, Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approva I 2 Plat Name Reservation 4 Plat Plan• Preapplication Meeting Summary 4 Public Works Approval Letter 2 Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan """, Stream or Lake Study, Standard 4 ~ Stream or Lake Study, Supplemental 4 #!r Stream or Lake Mitigation Plan 4 m-- Street Profiles 2 Title Report or Plat Certificate 1AND4 @ Topography Map, £);::;. / Traffic Study 2 Tree Cutting/Land Clearing Plan 4 ffi.. Urban Design Regulations Analysis, M- Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 @-- Wetlands Mitigation Plan, Preliminary 4 /J?:) 2 H :\CE D\Data \Farms-Te mplates\Self-Help Ha ndouts\Pf a nni ng\ Waiversu bm ittalre qs. docx Rev:02/2015 LAND USE PERMIT SUBMITI. --.. EQUIREMENTS: Wetlands Report/Delineation, Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND, -· Lease Agreement, Draft, AND, Map of Existing Site Conditions 2 AND 3 Map of View Area 2AND3 Photosimulations 2 AND, This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFII BY: BY: ,,&~ ,, ., .. _ 3 H :\CED\Data \Forms-Te mpl ates\Self-Hel p Ha ndouts\P\a n ning\ Wa iversu bm itta lreqs. docx COMMENTS: Rev:02/2015 January 19, 2016, revised September 27, 2016 project narrative to from subject project name project size Matthew Herrera City of Renton Community & Economic Development Planning Division 1055 South Grady Way Renton, WA 98057 Grace Kim Schemata Workshop, Inc. 1720 12'h Avenue Seattle, WA 98122 206.285.1589 Site Plan Review Project Narrative AHA Sunset Court Apartments Lot size= 83,657 Sf minus 1,901 Sf ROW dedication= 81,756 SF (1.88 acres). Proposed new construction= 47,589 total gross SF schemata workshop project location 1104 Harrington Ave NE, 1144 Harrington Ave NE, 1156 Harrington Ave NE, Renton WA 98056 required land use permits Administrative Site Plan Review zoning designation: Center Village (CV); adjacent properties are also zoned CV. Urban Design District: District D current use The site is comprised of four parcels. Two of the lots contain one duplex each, both of which will be removed. One lot is vacant and one lot is currently used as Sunset Court Park. special site features The site of the Sunset Court Apartments is primarily flat, sloping down roughly four feet from Northeast to Southwest across the site. There are nine existing trees at the north end of the property. soil type & drainage The soils at the site include about one foot of topsoil underlain by a layer of sand with gravel that extended 2 to 6 feet below the topsoil. The sand and gravel layer is in turn underlain by glacial till. At test pits between the existing park and Harrington Place NE revealed a few inches of gravel but no topsoil. Per the geotechnical report; infiltration testing at test pits 1 and 5 measured infiltration rates of 60 inches per hour and 96 inches per hour respectively. proposed use The proposed use is 50 units of residential affordable replacement housing for the Renton Housing Authority divided amongst 4 buildings. (10) units will be 2 story, 3-bedroom units, distributed between Bui [dings 1 and 2. (8) 3-bedroom flats, (20) 2-bedroom schemata workshop inc I 1720 12th avenue, seattle wa 98122 !Nii, ;cie n,:a,<,W<Sh,JC :Jc-, 206.285.1589 c 206.285.2701 schemata workshop flats and (1211-bedroom flats will be distributed in Buildings 3 and 4. (113-bedroom, (1) 2-bedroom and (111 ·bedroom will be Type A accessible units. We are proposing parking areas at the south and east portions of the property to accommodate 50 parking spaces on the property. Two trash and recycling enclosures will also be located on the property, as will bike parking structures. The site stormwater management requirements will be fulfilled through the use of bioretention facilities and pervious concrete access Currently, there are three curb cuts along Harrington Ave NE. There is also direct access to the property along the vacated Harrington Place NE along the eastern edge of the property. The proposed parking lot access will be from Harrington Ave NE at the SW corner of the site. An additional emergency vehicle only access point will be from the corner of Harrington Place NE and 11" Avenue Nat the NE corner of the site. street closure Once the Contractor is selected, construction staging plans will be discussed with the City. design modifications See attached request. proposed off-site improvements A 5 foot sidewalk, will be set beyond a landscape planting strip along the north edge of the property. New portions of pervious sidewalk will be installed along Harrington Ave NE to match recently constructed improvements. Storm water bioretention planters filled with native vegetation will be provided at the east and south edges of the property. estimated construction cost The construction cost for the proposed buildings and site work has been estimated to be approximately $10,003,000. trees removed There are currently 21 trees on site. 15 existing trees will be removed from the property. 6 existing trees to remain. dedicated land 1,901 Sf of land along the north edge of the property will be dedicated to City to accommodate an 8-foot planting strip and 5-foot sidewalk. A street dedication will be filed with the City. proposed job shacks The project is being publicly bid, and upon selection of a general contractor any proposed job shacks and their location will be submitted for approval by the City of Renton. distance from ordinary high water mark There is no ordinary high water mark near the property. obstructed view of residential units Two of the proposed buildings are below 30 feet above average grade level. The tallest proposed building is a maximum 38 feet above the average grade level of the site and should not obstruct any views of surrounding residences. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM June 15, 2015 Rocale Timmons, Planner Jan Illian, Plan Review g1l Sunset Court Apartments 1144 -Harrington Ave NE PRE 15-000383 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The proposed development is within the City of Renton 565-pressure zone water service area. There is an existing 12-inch water main located in Harrington Ave NE (refer to City project plan no. W-3635) which can deliver a maximum flow capacity of 2,350 gallons per minute (gpm). The static water pressure is about 93 psi at ground elevation of 350 feet. There is an existing 1-inch domestic water meter serving the existing house on the subject property (utility billing account reference no. 140092). 2. Based on the information submitted by the applicant, the City's Fire Prevention Department has determined the preliminary fire flow demand for the development is 2,750 gpm including the use of an automatic fire sprinkler system. 3. On-site and off-site water mains improvements are required to provide water service for fire protection and for domestic uses per City Code and development standards (RMC 4-6-010B) 4. In order to provide the required fire flow demand of 2,750 gpm, additional off-site water main extension of about 330 feet of 12-inch water main will be required along NE 10th Street from the existing 12-inch main in Harrington Ave NE to an existing 12-inch main (see plan no. W-3752) that ends at the intersection of NE 10th St and Sunset Lane NE. 5. Please note that the City of Renton is currently working on the design of roadway alignment and improvements including utilities improvements in NE 10th St and in Sunset Lane NE in conjunction with Sunset Court Apartments PRElS-000383 Page 2 of 3 June 17, 2015 the Sunset Neighborhood Park Master Plan. At this time, the schedule for the construction of the improvements is not known. 6. Since the fire flow demand of the development exceeds 2,500 gpm, an on-site and looped 12-inch water main around the buildings is also required. A 15-foot wide utility easement is required for the on- site water main. No buildings, structures or vaults shall be placed within the easement area and within 10 feet of the water main. 7. Installation of fire hydrant(s) 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 plans and site plan. 8. Installation of a separate fire sprinkler stub to each building with a detector double check valve assembly {DDCVA) for backflow prevention. The DDCVA shall be installed in an outside underground vault or in the building sprinkler rooms if it meets the conditions as shown on City's standard plan for the interior installation of a DDCVA. 9. Installation of a separate domestic water meter for each building with a double check valve assembly {DCVA) behind each meter. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code. A pressure-reducing-valve {PRV) is required behind each water meter because the water pressure is over 80 psi. 10. Installation of a landscape irrigation meter and double check valve assembly {DCVA), if applicable. 11. The development is subject to applicable water system development charges and of meter installation fees based on the size of the meters for domestic and for fire sprinkler system. A water system redevelopment credit will apply for the existing domestic water meter if it is abandoned. The development will be subject to a future special assessment district if the off-site water mains are installed by the City as part of the Sunset Lane and NE 10th St improvements. Sanitary Sewer 1. There is an 8-inch sewer main in Harrington Ave NE and an 8-inch sewer main at the north end of the project site inside the 10 foot right of way. 2. Sewer system development fees are based on the size of the new domestic water. Credit will be given for existing water meters serving the site. This is payable prior to issuance of the construction permit. See fee schedule attached. 3. Sewer will be required to be extended onsite. Storm Drainage 1. There new storm drainage improvements in Harrington Ave NE. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. Water quality treatment would be required. Sunset Court Apartments PRElS-000383 Page 3 of 3 June 17, 2015 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. Surface Water System Development fees of $0.540 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. Credit will be given for existing impervious surface areas. 5. Applicant will be required to submit separate structural plans for review and approval under a building permit for a stormwater vault. Special inspection from the building department is required. 6. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Transportation/Street 1. All adjacent right-of-ways need to be fully improved in conformance to the current street standards. This may include dedication of additional right-of-way. Required improvements are as follows: Harrington Ave NE -Existing right of way in Harrington Ave NE is 60 feet. Harrington Ave NE is classified as a residential street. New frontage improvements along the east side of Harrington are currently being installed as part of the City's Surface Water LID improvement project. No additional right of way is needed. Glenwood (vacated East of Harrington) -Existing right of way is 10 feet in width. Frontage improvements for this street will require an installation of a new curb, an 8-foot planting strip and a 5 foot walk This will require dedication of an additional five feet of right-of-way. 2. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00) or PM (3:00 -6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. 3. Decorative LED residential street lighting will be required as outlined in RMC 4-4-0601. 4. Traffic impact fees for the multifamily use will be based on the number of units. The current rate is $ 1,454.20 per unit. Fees are scheduled to increase to$ 1,923.83 per unit in January, 2016. Impact fees are due at time of building permit issuance. 5. Corner properties will require a minimum dedication of a 25 foot radius. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Professional Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, and an itemized cost of construction estimate, and application fee at the counter on the sixth floor. January 19, 2016 Construction Mitigation Description to from subject project name Roca le Timmons City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 Grace Kim Schemata Workshop, Inc. 112 5th Avenue South Seattle, WA 98109 206.285.1589 Site Plan Review Construction Mitigation Description RHA Sunset Court Apartments Proposed construction dates: September 2016 · August 2017 Hours and days of operation: Typical times per Renton Municipal Code Proposed hauling/transportation routes: To be determined schemata workshop Measures to be implemented to minimize dust, traffic, transportation impacts, etc.: To be determined in consultation with city's TESC requirements and municipal code requirements Any special hours proposed for construction or hauling: None proposed at this time Preliminary traffic control plan: To be provided by General Contractor 1720 12th avenue #3, seattle wa 98122 www scneriatawcrkshop con v 206 2851589 '206.285.2701 January 19, 2016, revised September 27, 2016 Urban Center Design Overlay District Report to from subject project name Matthew Herrera City of Renton Community & Economic Development Planning Division I 055 South Grady Way Renton, WA 98057 Grace Kim Schemata Workshop, Inc. 1720 12" Avenue Seattle, WA 98122 206.285.1589 Site Plan Review -Urban Center Design Overlay District Report RHA Sunset Court Apartments Pedestrian building entries schemata workshop Guidelines: Developments shall enhance the mutual relationship of buildings wilh each other, as well as with the roads, open space, and pedestnan amenities while working to create a pedeslnan oriented environment Lots shall be conhgured to encourage variety and so that natural light is available to buildings and open space The privacy of 1ndiv1duals in res1dent1al uses shall be provided for Guidelines: Primary enrries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily 1denliflable while reflecting the architectural character of the bw!d1ng. The primary entry shall be the most visually pram1nent entry Pedestnan access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestnan experience an the s!le. Buildings 1, 2 and 4 are oriented towards Harrington Avenue NE or vacated Glennwood Avenue NE with pedestrian entries to the buildings all directly accessed off of entry walks that pass through front yards and directly connect to sidewalks along the ROW. Entries are easily identifiable by being recessed and provided with weather-protection overhangs. Building 3 is oriented to a landscaped pedestrian only central courtyard Transition to surrounding development Guidelines: Careful siting and design treatment shall be used to achieve a compalible transition where new build1ilgs differ from surrounding development 1n terms of building height, bulk and scale. Buildings are articulated to divide larger architectural elements into smaller increments and roof lines are designed to reduce apparent bulk. Buildings 1 and 2, which front Harrington Avenue NE are lower in order to transition to smaller scale residential buildings to the west and north. Location and design of parking Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles Large areas of surface parking shall also be designed to accommodate future 1nfl// development schemata workshop inc I 1720 12th avenue, seattle wa 98122 TC'd":iJldi,,Jrl;:;i' ;;; r; ):" , 206.285.1589 · 206.285.2701 schemata workshop Surface parking is located at the south edge of the property across from the neighboring site's carport. and at the east side of the property, across from the back side of a large retail building. Both parking areas are screened by 10-foot bioretention landscaping areas at the property line Vehicular access Guidelines: Vehicular access to parking garages and parking lots shall not 1inpede or interrupt pedestnan mobility The 1inpacts of curb cuts to pedestnan access on sidewalks shall be m1n1inized Resident and visitor access to parking is at the SW corner off of Harrington Avenue NE. Alleys are not available. The number of curb cuts along Harrington Avenue NE is reduced from three to one. Emergency vehicle access to the site is at the SW corner off of Harrington Avenue NE as well as the NE corner off of 11'h Avenue N. The drive aisle at the NE corner off of 11'" Avenue N is restricted with an automated gate for use only by emergency vehicles. The surface of the restricted portion of the drive is grass crete, for a more pedestrian friendly experience where it meets the sidewalk. Pedestrian circulation Guidelines: The pedestnan environment shall be given priority and 1inportance 1n the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to bw/d1ngs from parking areas. Providing pedestnan connections to abutting properties 1:S an 1inportant aspect of connectivity and encourages pedestrian activity and shall be considered Pathways shall be easily 1dent1f1able to pedestrians and drivers Numerous pedestrian pathways are provided within the site, linking all buildings, parking areas, amenity spaces, and service areas. Interior site pathways have clear sight lines and also link buildings to existing sidewalks in the ROW. Actual pathways within the parking areas are differentiated visually and materially. A mid-block pathway is provided from the sidewalk along Harrington Avenue NE to the central courtyard. Elevated exterior pedestrian walkways at buildings 3 and 4 are oriented towards the central courtyard with the intent of encouraging community and increasing safety. Nooks on the exterior walkways are intended to encourage informal gathering. Common space Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street comer to emphasize pedestrian activity Recreation and common open space areas are integral aspects of qua/tty development that encourage pedestrians and users. These areas shall be provided 1n an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. Within the central courtyard, recreation space is set aside for children. Rather than use off-the-shelf play structures, the client has requested the reuse of boulders and logs to serve as natural play structures. Bike parking and a barbecue area are also proposed. Building character and massing. rooflines. and materials Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of bu1/d1i1gs, break up long blank walls, add visual interest, and enhance the character of the neighborhood Articulation, modulatton, and their intervals should create a sense of scale 1inportant to res1dent1al bu1/d1ngs On buildings 1 and 2, modulation occurs at entries and typically at walls between units, resulting in facades that modulate every ten feet. On buildings 3 and 4, which do not face a public ROW, modulation is typically at 13 or 26 foot modules. Since building 4 is longer than 160' in length, it is also modulated vertically at the ends of the building to help reduce the overall bulk of the structure. Numerous discussions between the city and design team occurred during the fall of 2015 addressing concerns that the design of the buildings were too stark for Renton. The design team also met with community members on November 12, 2015 to engage current RHA residents and elicit their feedback. . . September 19, 2015 Revised February 26, 2016 Revised December!, 2016 variance justification -revised sub1ect project title Site Plan Review Application -Variance Justification Sunset Court Apartments schemata workshop Sunset Court Apartments is a proposed low-rise development, with a mix of one-, two-, and three-bedroom uni ls located in four-buildings which encircle a central landscaped commons. The existing site is flat and measures 81,756 SF (1.88 acres). All existing structures will be demolished and 47,589 SF of new housing is proposed; which will accommodate 50 apartment units. The 10ning designation for this site is Center Village which requires structured parking per Renton Municipal Code 4-2-120A. The project owner, Renton Housing Authority (AHA), requests a variance to provide 50 at-grade surface parking stalls in lieu of providing the code required structured parking. As an affordable housing development intended to provide housing for individuals and families earning below 60% of area median income, surface parking is a cost-effective approach to meeting the parking demands of the RHA's tenant base and construction financing limits while also maintaining some of the park character for which the project is named. AHA has learned through ownership of public housing for more than 50 years that when possible, families are better accommodated in townhouse style units with private ground-related entries and on-site open space for children -a feature residents have enjoyed at the Sunset Terrace public housing project for the past seven decades. For that reason, the Sunset Court Apartments project includes a mix of town home units along with stacked flats served by surface parking lots. The design currently includes protection of several large, mature trees. The courtyard will feature a landscaped play area for children. The low-rise buildings proposed for the site will set a higher standard for density in this neighborhood where duplexes predominate, but will still maintain a character and scale suitable for families. The project will have three accessible units; (111-bedroom, (1) 2-bedroom and (1) 3-bedroom. The accessible units are proposed to be closest to the accessible parking spaces. Two units will be set aside for large families. Construction is currently planned to be conventional wood frame structures with 2 on-site trash enclosures and a common laundry room. The proposed concept will create a village-like community. with ready access to open space for families who will live at Sunset Court, and will provide an open, welcoming street presence along Harrington Ave NE. Vehicle access via driveways will be provided at the SW and NE corners of the site. The at-grade parking is proposed to be located on the southeast side of the property, and will be screened from existing and proposed right-of-ways surrounding the pro1ect by buildings and landscaping, consistent with the Urban Design Guidelines for District D per the Renton Municipal Code. Two-story townhome units, with ground related entries, will be the visible, street- facing presence of this project along Harrington Ave NE and three-story apartment buildings will line the north property line, which may in the future become a continuation of Glennwood Ave NE. While parking will not be visible from the street. the entrances to the parking area will be visible but will look like residential driveways. In addition to more rental units, the remaining project will feature large landscaped areas -including some existing trees that will be preserved and protected. The surface parking lots will be designed with traffic control bumps and coordinated landscaped islands to provide a slow lane of traffic through the parking area and variation in the shape schemata workshop inc 11720 12th avenue, seattle wa 98122 iY!'/r sc:ier,·,c:a·HJ'klinc ,:in 'r 206.285.1589 '206.285.2701 . . schemata workshop and contour of the vehicular route. These features will allow the parking area to double as hardscape for children to ride bikes, play ball, and engage in other play activities. The Renton Housing Authority wishes to maintain a park-like setting for Sunset Court Apartments, because this is consistent with the Renton Municipal Code Urban Design Guidelines and because RHA knows that large families are most successful in units with direct access to outdoors. Surface grade parking will enable the project to meet the following Renton Municipal Code 4-3-100 Urban Design Regulations: • E. SITE DESIGN AND BUILDING LOCATION intent is to o "ensure that buildings are located in re/atioo to streets aod other buildings so that the Vrs1bn of the City of Reoton can be realized for high-density urban environment,' so that businesses enjoy v1s1b1!iiy from public rights-of-way; and to encourage pedestrkm activity throughout the d!stnd " o "make building entrances convement to locate and easy to access, and ensure that bwld1i1g entries further the pedestrian nature of the fronting sidewalk and the urban character of the district" o "shape redevelopment pro;ects so that the character and value of Renton 's · long-established neighborhoods are preserved This will be a transitional project to help bridge the existing neighborhood to the potential higher density build out allowed on the adjacent properties. This project will establish a benchmark for development that preserves the character of the neighborhood while dramatically increasing density. The proposed project has been designed to have a significant number of street facing residential units -21 of the 50 units will have residential entrances along Harrington Ave NE and Glenwood Ave NE. The remaining units have exterior doors opening onto the common open space -whether at grade or accessed from exterior walkways and stairs. The site and buildings have been designed to provide for very visible pedestrian activity within and around the site. There is also pedestrian access at the NE corner of the site that will provide a convenient path to the nearby commercial district. If the project were required to have structured parking, it is likely that there would be fewer at grade residential entries and a much reduced pedestrian environment. A larger apartment building with structured parking would have more interior circulation, very different from the proposed exterior circulation of this project. The proposed village like concept of the design is in keeping with the character of the existing neighborhood that is primarily comprised of duplexes with street related entrances. • F. PARKING AND VEHICULAR ACCESS intent is to "ma1i1ta1i1 active pedestrian environments along streets by placing parking lots 1i1 back of buildings·: The project is consistent with both of the Surface Parking requirements: "/. Parking shall be located so that 110 surface parking 1s located between. a. A b111/d1i1g and the front property line; and/or b A bu1/d1i1g and tile side property line (when on a comer lot} 2 Parking shall be located so that 111s screened from surrounding streets by bu1/d1i1gs, landscap,i7g, and/or gateway features as dktated by location." The proposed parking lot area will be obscured by landscaping and buildings, and will not be located alor1g nor is the primary visual feature of either Harrington Ave NE or Glennwood Ave NE. There is a proposed ten foot landscape buffer between the parking and south property line. In d1scuss1bns w!I/J tile Citv of Renton oo October 28 2076 it was aqreed uoon that the or01ect could use d1ine11s1anal criteria for structured parkii1q for park1i1q spaces (RMC 4-4-080 FBb! /1211/2016/ • G. PEDESTRIAN ENVIRONMENT intent is to ''provide safe and attractive pedestrian connect1ons to b111ld1ngs, parking garages. and parking lots" The village concept of Sunset Court Apartments includes a network of clear pedestrian pathways connecting each of the five buildings to the outdoor common space in the center of the site, the parking lot, as well as to Harrington Ave NE and Glennwood Ave NE. If the pro1ect were required to provide enclosed, structured parking. the layout of the site would be required to change and an interior common schemata workshop open space woul,c 110 longer be possible. The pedestrian circulation en site would not allow for the same level of clear. oµe11 views from one side of the site to the other but would be obstructed with interior buildings to accommodate the increase in dimension of unit, m to accommodate an additional parking structure. • H. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE intent is to ''provide visual relief in areas of expansive paving or structures, define logical areas of pedestrian and vehicular circula/lon, and add to the aesthetic eryoyment of the area by the community. To have areas s111fable for both passive and active recreation by residents, workers. and v1s1fors,prov1de these areas 1n sufftc1e!lt amou!lts a!ld 1i1 safe a!ld convement locat1ofls, and provide the opportunity for community gathenng 1n places centrally located a!ld designed to encourage such activity''. The proposed site design with surface parking allows for a large central common open space SJrrounded by the proposed buildings. The open space is intended to be the foc,Js of the site. while the proposed parking area is obscured from view from the open space by the residential buildings. The open space will be designed to allow for recreation areas for both children and adults. All 50 proµosed residential un,ts have entrances facing the common open space. Programmatically, the interior of all the units have the kitchens facing the common open space. These planning strategies allow for the most eyes on the public open space for safety. • I. BUILD I NG ARCHITECTURAL DESIGN intent is to "eflcourage bu1/d1ng design that is umque and urban 111 character, comfortable on a human scale, and uses approonate bu1!d1ng materials that are s111fable for the PaC!fl'c Northwest c/1inate ''. The proposed site design with surface parking allows for five smaller human scaled buildings :hat are rnore in keeping with the surrounding existing cor,text of the neighborhood. The buildings maintain a strong frontage on the primary streets surrounding the site and are consistent with creating a more urban character to the neighborhood. The materials will be of a residential µro1ect scale including lap and panel siding The zoning code requirement for residential uses in the Center Village zone per RMC 4-2-1 ZOA is: "Requ1ied parking shall be located underground or under bu1/d111g (on the first floor of the structure). or 1n an attached or detached srmcture. Any add1i1onal park1hg may not be located betweefl the bu1!d1r1g and public street unless located w//h1n a stmctureJ parkiflg ga1age. " The City of Renton may issue a variance to allow for surface parking at this site without negative impact to neighboring uses. The existing four parcels that make up the proposed pro1ect site are currently a city park, an empty parcel and two parcels each with a duplex apartment building. Maintaining the park-like environment at this site is a more aesthetically pleasing and programmatically beneficial alternative to a large 50-unit single apartment building with interior parking and fewer pedestrian entrances. The design of the five-building low-rise village community is not overwhelming to the surrounding neighborhood and will provide for greater sightlines to and through the property from the adjacent rights of way. As illustrated in the bulleted arguments above. the proposed design meets the interJt of the Renton Design Regulations and the RerJtorJ Municipal Code without structured parking. UPDATES: To meet the letter of the code (RMC 4-2-120A & RMC 4-4-080), the project would need to construct 13 parking spaces underground. under the building or in an attached or detached structure. The least expensive option would be to construct a carport, which has been independently estimated to cost $400,000 (underground parking would be $1,550,000). That amount pushes the project to the allowable total development cost limit allowed by funders, which is a demonstrable hardship. schemata workshop The Renton Housing Authority currently has no structured parking at any of its sites, including Highland House Apartments. located immediately to the north of the subject property. in the same CV zone. The land-locked location of the site, due to the vacation of Harrington Place NE in particular, makes it a challenging site for retail and commercial development, but well-suited for residential development. Locating surface parking towards the south and eastern sides of the site. buffered from neighboring properties by ten-foot wide bioretention planting areas, will not be detrimental to either of the adjacent properties. In fact, from a CPTED standpoint. structured parking on the eastern side of the property would have a more detrimental effect on the property to the east, and neighborhood in general, because it would create a concealed alley-like condition between the parking structure and the back of the neighboring property's 25,000 SF retail building. Granting of this variance would not constitute a grant of special privilege. It does not allow the Housing Authority to provide a use in the CV zone that other developers are denied. Constructing structured parking is less onerous to market-rate housing developers las the code acknowledges) since they can recoup costs of structured parking by advertising it as an amenity. and charging higher rents, an option not available to a/fordable housing providers. schemata workshop Sunset Court -Landscape Analysis, Lot Coverage and Parking Analysis PARKING LOT LANDSCAPING Area Parking Lot Perimeter Landscaping 6906 sf Parking Lot Interior Landscaping 944 sf Total Parking Lot Landscaping 7,850 sf PARKING ANALYSIS Spaces Compact 25 Standard 22 Standard -ADA 2 Standard -ADA Van 1 Total Proposed Parking Spaces 50 LOT COVERAGE Area by Floor Building 1 -Level 1 (footprint) 2.977 sf Building 1 -Level 2 3,060 sf Building 1 Building 2 -Level 1 (footprint) 2.977 sf Building 2 -Level 2 3,060 sf Building 2 Buildino 3 -Level 1 (footprint) 5,940 sf Building 3 -Level 2 5,937 sf Building 3 -Level 3 3.465 sf Buildina 3 Building 4-Level 1 (footprint) 6,935 sf Building 4 -Level 2 6,791 sf Building 4-Level 3 6,553 sf Building 4 Bike Parking (footprint) Waste Enclosure 1 (footprint) Waste Enclosure 2 (footprint) Site Total Pro1ect Site Existing Conditions Proposed Building Footprint* Impervious Areas (non building) 17.621 sf Pervious Areas 69.438 sf Semi Pervious Areas (50% Pervious) - Total Site Area 87.059 sf Dimensions 7'-6" X 12'-0" 8'-4" X 15'-0" 8'-4" x 15'-0" with 5'-0" wide load area 8'-4" x 15'-0" with 8'-0" wide load area (13 spaces min required by City code) Footprint Area Total Area 2,977 sf 6,037 sf 2,977 sf 6,037 sf 5,940 sf 15.342 sf 6.935 sf 20,279 sf 486 sf 486 sf 181 sf 181 sf 181 sf 181 sf 19,677 sf* 48,543 sf Proposed Proposed Project Areas Project Area % of Site 19.677 sf 22.6% 23,649 sf 27.2% 31,686 sf 36.4% 12,047 sf 138% 87,059 sf schemata workshop inc I 1720 -12th avenue. seattle wa 98122 ,.vw•:1 scn,,n,ata,,vc:rksrop.,com 206.285.1589 '206.285.2701 REEVALUATION / ADDENDUM Renton Sunset Terrace Redevelopment I December 2015 Prepared By: BERK Consulting in association with CH2MHill, CRC, Mithun, Perteet, and Weinman Consulting LLC 1.0 background/Need for Reevaluation ................................................................................................. 2 2.0 Sunset Area Alternatives ................................................................................................................... 6 2.1 Study Area ..................................................................................................................................... 6 2.2 Land Use Proposals ..................................................................................................................... 11 2.3 Development Standards ............................................................................................................. 16 2.4 Facility and Infrastructure Proposals .......................................................................................... 17 2.5 Updated Land Cover/ Impervious Analysis ................................................................................ 17 2.6 Master Plan and Other Discretionary Applications .................................................................... 19 2. 7 Phasing ........................................................................................................................................ 19 3.0 Environmental Analysis ................................................................................................................... 22 3.1 Land Use ...................................................................................................................................... 22 3. 2 Aesthetics .................................................................................................................................... 22 3.3 Cultural Resources ...................................................................................................................... 22 3.4 Transportation ............................................................................................................................ 22 _ 3.5 Parks and Recreation .................................................................................................................. 22 3.6 Public Services ............................................................................................................................. 23 3. 7 Utilities ........................................................................................................................................ 23 3.8 Other FEIS Topics ........................................................................................................................ 25 3.9 Monitoring and Review ............................................................................................................... 25 4.0 Conclusions ..................................................................................................................................... 29 Attachments Attachment A -Cultural Resources Report Attachment B -Traffic Impact Analysis -Sunset Court December 2015 1 RENTON ;ET COMMUNITY AREA REEVALUATION AND ADDENDUM IQ Bl1CKGROUND/NEEO FOH HfEVALU,l\,TION The City of Renton, along with the Renton Housing Authority (RHA), King County Library System, and Colpitts Development, and community partners, is redeveloping the Sunset Terrace public housing community, an approximately 7-acre site within the larger Sunset Area Community Neighborhood in northeast Renton. The Sunset Area Community Neighborhood is shown in Exhibit 1. Sunset Terrace is the central approximately 7-acre property in the Potential Sunset Terrace Redevelopment subarea of the Sunset Area Community Neighborhood in Exhibit 1. The Potential Sunset Terrace Redevelopment subarea includes Sunset Terrace plus some peripheral sites that have been master planned for redevelopment along with Sunset Terrace for a total of about 12.4 acres. Redevelopment of this area envisions Sunset Terrace as a mixed-use, mixed-income community anchored by a new public library and a new park. Mixed-use sites will have both market rate and affordable rental housing in multi-story, multi-family townhomes and apartments, along with commercial and retail space. In order to meet National Environmental Policy Act (NEPA) and State Environmental Policy Act (SEPA) requirements, the City of Renton issued the Draft Environmental Impact Statement /DEIS} for the City of Renton Sunset Area Community Planned Action on December 17, 2010 and the Final Environmental Impact Statement (FE/SJ for the City of Renton Sunset Area Community Planned Action on April 1, 2011.1 The City served as the Responsible Entity (RE) for NEPA compliance, and the lead agency for SEPA compliance. In May 2011, the City of Renton completed a Record of Decision (ROD) in accordance with NEPA, and in June 2011 adopted a Planned Action Ordinance in accordance with SEPA for redevelopment of the Sunset Terrace area. Under SEPA, a development application for a site-specific Planned Action project located within the Sunset Area will be designated a Planned Action if it meets the criteria in the adopted Planned Action Ordinance, as well as laws, codes, development regulations and standards of the City of Renton. The ROD and Planned Action established a range of growth and associated facility and infrastructure investments (e.g., park, library, "green streets," etc.) for the Sunset Area Community Planned Action Study Area, for the neighborhood as a whole and for the Sunset Terrace Redevelopment, a site then fully owned by the Renton Housing Authority (RHA). Redevelopment efforts have continued since 2011, including issuance of a Demolition and Disposition permit for a Mixed Use Library redevelopment on a portion of the property and a purchase and sale agreement with a private developer. This was followed by a Demolition and Disposition permit for the balance of the Sunset Terrace property, which includes both market rate and affordable dwellings. There would be no net loss of affordable units; RHA has developed plans or has constructed units in the Sunset Area that could serve as replacemenJ units for Sunset Terrace when redeveloped. In 2014, the City, RHA and Colpitts proposed a revised Master Plan based on the selected alternatives of the ROD to promote coordinated development among the property owners. See Exhibit 2. The City studied changes to total dwellings, setbacks, and building heights, and also reclassified some local streets serving the Sunset Area to allow a more efficient roadway cross-section while still facilitating circulation. The changes to the development proposal to add more units and height, and to address street standards, was evaluated in a NEPA Reevaluation, pursuant to Section 58.47 of US Department of Housing and Urban Development's (HUD's) NEPA regulations, and a SEPA addendum (WAC 197-11-706). The combined Reevaluation and Addendum demonstrated that the Master Plan did not alter the original conclusions of 1 CH2MHill and ICF International. 2011. Sunset Area Community Planned Action NEPA/SEPA Environmental Impact Statement. Final. April. (ICF 00593.10.J Bellevue and Seattle, WA. Prepared for City of Renton and the Renton Housing Authority, Renton, WA December 2015 2 -RENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM the SEPA/NEPA FEIS; no new or different impacts would occur as a result of the modified plan . The Reevaluation and notice of Revised ROD were issued on December 8, 2014. Following the December 2014 NEPA reevaluation, the City approved a Master Plan including a new Conceptual Plan for Sunset Terrace pursuant to Renton Municipal Code (RMC) Title IV. The revised Master Plan included additional dwellings, alternative building locations, height, and street reclassifications in the Sunset Terrace area. This Master Plan will facilitate the preparation of detailed Site Plans in phases over time; provides a point of consistency with applicable regulations; and provides more certainty regarding future development for members of the public and private developers. An amended Planned Action Ordinance was adopted on December 8, 2014. At this time, the City and RHA are considering amended plans that would develop replacement housing for the Sunset Terrace redevelopment on five parcels located outside but abutting the 2014 Master Plan area -three parcels would be added to the Sunset Court Park site and developed with 50 apartments and townhomes, and two parcels would be added to properties north of the "loop road" in the Harrington Park development providing 19 townhomes. See Exhibit 3. December 2015 3 L-ctyllmits Pl•nned Action 51:udy Ate• Subarea Cmr•i North South S..-.set Mixed U,e Potertial Sunset Terr•CI! Redevelopmert • • • SU1S(!'!:T~rac:~ N A DJ .. RENTON iET COMMUNITY AREA REEVALUATION AND ADDENDUM Exhibit 1. Planned Action Area: 2011 Planned Action Study Area Sunset Area Community Planned Action Fina l NEPA/SEPA BS December 2015 4 RENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM KEV R[SIDENTIAl -M .XEO-USE -COfJIMUNIT'V --SITE AREA RENTON SUNSET AREA MSP Source: M it hun 2014 Exhibit 2. Renton Sunset Terrace Master Plan: 2014 • ... 1 .... ,.. - ' -------:......._;;,,~-·; __ .._. I MITH UN Exhibit 3. Sunset Terrace Master Plan and Added Parcels : 2015 Sunset Terrace Master Site Plan RESIDEN'TIAL -MlXEO-USE -COMMUN!TY --SITEAAEA REN TON SUNSET AREA MSP • ,l 1/ ·,+ ' i===,t/""=iifN! ,, .... D(C[MS(AOS.Wl; Sou rce: Mith un 2014; M aste r Pl an Amendment Area -concept ua l ly dra wn by City of Rento n 201 5 Decem b er 20 15 . -1.----..1:......__,.""--"" 'J 5 RENTON iET COMMUN ITY AREA REEVALUATION AND ADDENDUM With the 2015/currently proposed revisions to the Master Plan and addition of the abutting parcels, there would be no net increase in the total number of housing units in the Master Plan area or in the Sunset Area neighborhood. However, consistent with the flexibility allowed by the adopted Master Plan, some units would be redistributed. The proposed developments would meet City standards for density, height, setbacks, transportation levels of service, connection to utilities, and would be subject to City parking codes, including procedures for modifying applicable standards. The new developments would be incorporated into an amended Master Plan pursuant to RMC Title IV. Also, the SEPA Planned Action Ordinance could be amended to include the revised Master Plan concept. As with the changes previously evaluated in 2014, the revisions proposed to the Master Plan at this time require a NEPA Reevaluation and SEPA Addendum to provide additional information about the proposal, to determine whether the proposed changes would result in any new or substantially different environmental impacts, and to assess whether the conclusions of the original EIS are still valid. This analysis would also provide the basis for amendments to the ROD and/or Planned Action Ordinance, if any. This Reevaluation and Addendum document is structured as follows: 1. Introduction 2. Sunset Area Alternatives 3. Environmental Analysis 4. Conclusions 2.0 SUNSET AREA ALTERNATIVES 2.1 Study Area The primary redevelopment area is the Sunset Terrace site illustrated on Exhibit 4. • The Sunset Terrace primary redevelopment area includes sites H through 0 . • Replacement housing sites include A through G, where units that meet the affordability and size requirements to house former Sunset Terrace residents or new residents are located. • Site D was part of the original Sunset Terrace public housing site. Site D will provide replacement housing for existing dwellings on Sites H through 0. • It should be noted that Sites A and B have already developed and thus are not included in the Master Plan. The Master Plan completed in 2014 provides a coordinated plan of development for both the Sunset Terrace and Replacement sites C through 0. The proposed 2015 Master Plan amendment would add properties to sites E and Finto the Master Plan, and redistribute some dwelling units, but would develop the same overall number of units as approved by the 2014 Master Plan. See Exhibit 5. All sites on Exhibit 5 were evaluated in the 2011 EIS for the Sunset Area Community Planned Action Area shown in Exhibit 1 and Exhibit 6 . Most of the Master Plan Sites being reviewed in this document were previously considered in the Potential Sunset Redevelopment Study Area (shaded in purple on Exhibit 1} or were considered "swap sites" (where housing replacement could occur} as shown in Exhibit 6 . Three additional parcels abutting Sunset Court Park (site "F", a 2011 "swap site") are added to the Master Plan, and two additional parcels are added to the Redevelopment area (site "E"). See Exhibit 5 and Exhibit 7. The 2014 Master Plan area totaled about 12.4 acres. Sites E and F are extended in the amended 2015 Master Plan. See Exhibit 5. The updated 2015 Master Plan area would then equal about 14 acres. December 2015 6 RENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM Exhib it 4. Rev ital ization Projects : 2014 SUNSET TERRACE REDEVELOPMENT SUNSET AREA COMMUNITY REVITALIZATION PROJECTS 250 500 --c==::,FHI / r i '-·1_, I --··-·------~----··-·---I < ,. ,._, ~ ~-· H -r' .,,...., ""I ,..... ----i ....... ~, ,-.. ,-.. ~ ;rt' r< ........ ~ ' S I , ~, ....... p Q ;--.J I Decem ber 2015 ··-··_; I ~-J --,-.... ,, ..... -'.,.,,,._._,_ -''""'~······ ---1·-··--£1 .1,•-1 -· , ...... ,. --...... , .,. ~, , •. -.. , .. ·-····~·~·· (1.~,.. ... ··•J,.' -,~·,[_,_., .... , .• -:., ..... ~ .. i,~ .. ( 7 RENTON SET COMMUNITY AREA REEVALUATION AND ADDENDUM Exhibit 5. Revitalization Projects: 2015 SUNSET TERRACE REDEVELOPMENT SUNSET AREA COMMUNITY REVITALIZATION PROJ'ECTS 0 ./. ' w{i)• s l'50 1 ~.:00 I ., I I 500 ~ ; -··-...:,··-··-··-·-- ! -·, I I ! i , ___ j / --._ ·-... __ p Q ~'-- ·,, "ii ·r,, . ··----' ! /-··-:.__j i ·r,,111 i ; ___ ,j "'>M""_.,..,,--1,,,. .. .=,. ~-~'"" I LJ'>-lr:<.<,l(f.,r,,... .. P<Jt4 ,·1.,.. ... ;t,.~.,). .... -~ ~.~ ..... Uot,-~- --i:h .... ,"" .• 1,~·· -[· ~""''··~-.~,....i,,,.+,fj .l ..... -t l<'l'l"'"'.,.,,,.. __ -f1,r>1,>tv•''""r""'"' -.F' ... -~.,•"""1,,.,..~rne,,, Olkf~loel1&t"f'M!k.-JP1w-PIOJl<.U ... "",9,<."'li.,."1.i lJ , • .,,1-,11, -I .,lf'•~~..,,...J.tt',,l u.,,.Jl1.~ 1111 -" .... ·'-··.1o)o!f!ll1l1. -• "I"~ .-... , •• -e..x.~,r~ -' ~.,.,. ·'\(.._,....,;,,Jllh -M 1T•_.fi't1 i 1111111 '"·"''"'' <., '1l 'J!O ,..,.•(,f...-:l>""'f'I''..,"'•• December 2015 8 RENTON SUNSET COMMUNITY AR EA REEVALUATION AND ADD ENDUM Exhibit 6. Renton Sunset Terrace Redevelopment Area and Swap Sites: 2011/2014 c::J La nd Swap/Housing Rep lacemem Sites City Limits Study Ar ea Potemlal Sunse, Te rrace Redevelopment N A ICF Attachment A Sunset Terrace Redeve loprient Area and Land Swap/Replaceme nt Housing Sites Sunset A rea Com mu nity Planned Action D raft NE PA/SEPA EI S December 2015 9 RENTON .iET COMMUNITY AREA REEVALUATION AND ADDENDUM Exhibit 7. Renton Sunset Terrace Redevelopment Area and Swap Sites: 2015 SUNSET TERRACE REDEVELOPMENT AREA AND LAND SWAP/ REPLACEMENT HOUSING SITES • JI I BERK o.i« Septtmb<, 23, 201S • l Source (jt y cl Re mo,, Ki ng Cour"ltv. BE:RK l01S December 2015 10 RENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM 2 ? arid Use 0 roposalc In total, 722 dwelling units are being proposed in the study area, which is to the same as the number of units considered in the 2014 Reevaluation. See Exhibit 8. Exhibit 8 . Summary of Total Units Proposed for Study in Reevaluation Land Area Total Land Area Total Commerci Locat ion (acres): Dwelling (acres): Dwelling al Square Units: Units: Feet: 2014 2014 2014 2015 2015 and 2015 Master Plan Sites Sunset Terrace and Replacement Sites: C through J 7.63 671 9 .23 671 4,500- 39,500 Library (Site K) 15,000 Sunset Park and Regional Stormwater Facil ity (S ites L 3.20 3.20 and M) NE 10th and Sunset Lan e Loop (Site N and O) 1.61 1.61 Total Master Plan Sites 12.44 671 14.04 671 19,500- 54,500 Other Sunset Terrace Study Area Sites: Glenwood 0.65 8 0.65 8 (S ite A) -Deve loped Swap Sites: Kirk land Avenue (B) -Devel oped , Li brary 2.18 43 2.18 43 Si te for Fut ure Surplus (X) Other Employment potential in Sunset Terrace and 4,500 Replacement Sites Total All Sites 15.28 722 16.88 722 19,500- 59,000 Source: King County Asse ssor; ICF Jon es & Stokes et al. 2011 ; BERK Consulting 2015 Two alternatives were addressed in the NEPA Record of Deci sion (ROD) and the Planned Action Ordinance as "selected" alternatives: Alternative 3 and a Preferred Alternative. See Exhibit 9 for a li st of net dwelling units. These alternatives represented the higher growth level s studied in the EIS. The mitigation documents contained in the ROD and Planned Action Ordinance were based on the range of growth of the two Selected Sunset Area Alternatives. Exhibit 9. Comparison of Net Growth in Sunset Terrace and Neighborhood Alternatives ~New Growth FE [S Preferred Reevaluation Reeva luation FE[S Alternative 3 A lternative Alternative: 2014 Al te rnative: 2015 Dwelling Neighbor-Sunset Neighbor-Sunset Neighbor-Sunset Neighbor-Sunset Un its/Jobs h ood Terrace hood Terrace hood Terrace hood Terrace Dwelling units 2,506 479<= 2,339 26& 2,506 554b 2,506 519b Population 5,789 1,106 5,403 614" 5,789 1,279 5,789 1,199 Empl oyment SF 1,310,113 59,000 1,247,444 38,100 1,310,113 19,500-1,310,113 19,500- -I 59,000 59,000 1,259,944 Jobs 3,33 0 182 3,154-117 3,330 60-182 3,330 60-182 3,192 ' • Does not include approx imately 90-100 units to be devel oped on land swap /housing replacement sites. b Similar to the FEI S, includes the sites shaded pu rple i n Exhibit 1 and Exhibit 6, cons i dered Potential Sunset Terrace Dece mber 2015 11 RENTON 5ET COMMUNI TY AREA REEVALUATION AND ADDENDUM Redevelopment subar ea. Thi s equates t o Master Plan sites C, D, E, G to 0 , p lu s site A. Sites B, F, and X consider ed swap sites and included within neighborhood dwelling units. c Does not incl ude swap s ites B, F and X. Source: FEIS 2011, BERK 2014 The purpose of identifying two "Selected Sunset Area Alternatives" in the FEIS was to define a range of acceptable growth and designs considering the conceptual nature of the Sunset Terrace redevelopment plans in 2011, as well as the 20-year horizon of the broader neighborhood planned action. The Preferred Alternative was similar to Alternative 3 with slightly lower growth and a reconfiguration of park space and road network. The two alternatives were similar in terms of potential beneficial and adverse impacts and required mitigation measures. Since the original FEIS analysis, additional site planning for Sunset Terrace and other properties has occurred and some changes in the number or location of units have been considered. In 2014, 90 units were added to in the Sunset Terrace Master Plan area (sites C-0), compared to Alternative 3 in the FEIS, but the total number of units in the overall Sunset Area neighborhood remained the same. As well, other site planning considerations were addressed regarding building height, etc. as described above. The NEPA/SEPA Reevaluation conducted in 2014 showed no substantive changes in impacts or required mitigation were needed as a result of the revised alternative, which is termed the "Reevaluation Alternative." Per the approved 2014 Master Plan, dwelling units may be redistributed among sites provided the Reevaluation conclusions are maintained. While the net units in Sunset Terrace are lower in 2015 than in 2014 per Exhibit 9, this is a reflection of the boundaries of the 2011 Potential Sunset Terrace Redevelopment Area (sites shaded purple in Exhibit 1 and Exhibit 6) that included sites A, C through E, and G to O but did not include site F. Site Fis included in the neighborhood units. Some potential dwelling units are proposed to be transferred among three individual Master Plan sites; these are identified with the "box" on Exhibit 10. However, the total number of units that could be developed in the Master Plan area would remain the same. December 2015 12 Exhibit 10. Summary of Total Units Proposed for Study in Reevaluation EIS Study Area Status Acres : Site Name 2014 A Gle nnwood Town homes Su nset Terrace Redevelopment Constru cted RHA 0.65 B Ki rkland Avenue Townhomes Swap Si te , North Study Area Cons t ru cted RHA 0.77 C Edmonds Apa rtme n ts Sunset Terrace Redeve l o p ment Part of Master Site Pla n 1.10 ! D Sunset Te rrace Apartments Sun s et Terra ce Redevelopment Part of Master Site Plan 0.51 E Sunset Park Wes t Town homes 2014 / Harrington Park 2015 Su n set Terrace Redeve lopment Pa rt of Maste r Site Plan, Ame nded 0.55 1 Sunset Cou rt Townhomes 2014 / Su nset Court Ap artm e n ts 2015 Swap Si te, Ce ntral Study Area Part of Master Site Pl a n, Ame nded 0.88 G Sunset Pa rk East !Pi h a) Town h o mes & Ap ts Sun set Terrace Redevelopment Part of Ma s ter Site Plan 1.09 H Su nset Terrace Dev. Building A Sun set Te rrace Redevelopme n t Part of Master Si te Plan 0.99 Sunset Terrace Dev. Building B Su n set Te rrace Redevelopment Part of Master Site Plan 1.18 Sunset Terra ce D ev. Building C Sunset Te rrace Re d evelop ment Part of Ma st er Site Plan 0.74 K Renton Highlands Library Sunse t Terra ce Redeve l opm e n t Part of Master Site Plan See H l Regional Stor mwaterfacility Sunset Terrace Redeve l opment Pa rt of Ma ster Si te Plan Se e M M Sun set Park Sunset Terrace Redevelopment Part of Master Site Plan 3.20 N Su n set La n e Loop Improvements Sunset Terrace Redevelopment Part of Master Site Plan 1.41 0 NE 10th Street Extension Improvements Su n set Terrace Redevelopment Part of Ma ster Site Pl an 0 .20 X Li bra ry Site (2013) Swap Site, Centra l Stu d y Area Future Deve l opmen t 1.41 Total -Master Plan Sites 12.44 RENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM Tot al Units Total Units Reviewed in Acres: 2015 Reviewed in Reevaluation : Reevaluation: 2014 2015 8 0.65 8 18 0.77 18 m ! 1.10! 681 54 0.51 54 ~~I 1.061 1.95 ~~1 57 1.09 57 117 0.99 117 196 1.18 196 110 0.74 110 See H See M 3.2 1.41 0.20 25 1.41 25 671 14.04 671 ....-......... -.-..-.-..---------~---~--------.-..~-----........-~---------------------~-----~--~--____......-.--.......... ---.... ·----..... --................ ~------.-..--.----.-..---------.... ·-~~----~------~~---~~------------.-..-----------..--.------ Total -All Sites 15.28 722 16.88 722 Sources: Veer, Sc hemata, Co l p itts, City of Renton, Renton Housing Authority, M ith un, BERK 20 14 December 20 15 13 RENTON jET COMMUNITY AREA REEVALUATION AND ADDENDUM The 2015 Reevaluation alternative is similar to the 2014 Reevaluation alternative in almost all respects, but potential dwelling units would be transferred from Site C to Sites E and F. Site C would be reduced from 112 units to 68 units (a reduction of 44 units) and the units redistributed by 35 to Site F (an increase of 15 to 50) and by 9 to Site E (an increase of 10 to 19 units). In 2011, the Sunset Court Apartment concept (Site F) was considered as a "swap site" within the larger project, whereby an existing park and parcels would be consolidated for a larger park. On Site F, the "swap site" is designed with the proposed Sunset Court Apartments. This will be a SO-unit multi-family housing project situated on four tax parcels. Tax parcel numbers (and addresses) are: 722780- 1660 (1144 Harrington Avenue NE); 722780-1665 (1156 Glenwood Avenue NE); 722780-1780 (vacant lot on Harrington Place NE); and, 722780-1781 (City park on Harrington Place NE). The three additional lots are now included to make the design more conducive to the overall revitalization plan. On Site E, part of the Sunset Area Redevelopment in 2011, two parcels are added: 722780-1315 (1062 Glenwood Avenue NE) and 722780-1290 (1081 Harrington Avenue NE). The two parcels abut two other previously studied parcels in the Sunset Area Redevelopment. Collectively these are called Harrington Park. Approximately 19 town homes and flats would be constructed on the sites. Six of the parcels (two lots that are part of the Sunset Court Apartment project and all four lots that are part of the Harrington Park project) contain one-story duplex residences that would be demolished. The Master Plan concept approved in 2014 would be revised per the 2015 Reevaluation Alternative shown in Exhibit 11 below. December 2015 14 Exhibit 11. Reevaluation Alternative: Master Plan Sites Sunset Terrace Master Site Plan KEY RESIDENTI AL -M IXED-USE -COMMUNITY --SITE AREA RENTON SUNSET AREA MSP DECEMBER 08, lOl 5 So urce : M ithun 2014; M aster Pla n Am endment Area -conceptually drawn by City o f Ren t on 2015 Decemb er 2015 RENTON SUN SET COMMUNITY AREA REEVALUATION AND ADDENDUM N a 100· 10a 400 · tb 15 RENTON .>ET COMMUNITY AREA REEVALUATION AND ADDENDUM 2 .3 Development Standards Sites C, E and F proposed for the unit reallocation in the 2015 Reevaluation proposal are addressed in this section. No changes to the sites considered in the 2014 Reevaluation, and approved in the currently adopted Master Plan are anticipated . All environmental impacts were addressed in the 2014 NEPA/SEPA Reevaluation. Building Height All three sites, C, E, and F for the Edmonds Apartments, Harrington Park Apartments, and Sunset Court Apartments would be designed to meet allowable heights of their respective zones. Sites C and F are zoned Center Village with a maximum height of 50 feet (60 feet is allowed if there is ground floor commercial). Site Chas been conceptually included in the Master Plan with no change to the maximum height; detailed site plans have not been prepared for the property at the time of this writing. Preliminary site plans prepared by RHA for Site F propose up to 40 feet in height under the maximum heights of the zone . Site E is zoned R-14 with a maximum height of 30 feet with proposed heights in preliminary site plans prepared by RHA proposed below that maximum. Density Sites C, E and F are consistent with the density requirements of the zones. See Exhibit 12 . Density Standards and Results . Exhibit 12. Density Standards and Results Zone Revised Units Per Maximum Site Acres Units Acre Density C Edmonds Apartments CV 1.70 68 40 80 I 120 E Harrington Park R-14 1.06 19 17.9 14/ 18/ 30 F Sunset Court Apartments CV 1.95 50 26 80 / 120 Notes: R-14 zone allows a bonus density: A maximum density of eighteen (18) units per net acre, for ass isted living, may be allowed subj ect to conditions of RMC 4-9-065, Densi t y Bonus Review. Affordable housing bonus in the R-14 zone : Up t o thirty (30) dwell ing units per net acre may be permitted o n parcels a minimum of two (2) acres in size if fifty percent (50%) o r more of the proposed dwelling unit s are affordable to low in co me house holds with i ncomes at or below fifty percent (50%) of t he area median i ncome. Per 4-9-065 Density Bon us Review : Up to 4 additional dwelling units per net acre . Densities of greater than eighteen (18) units per net acre are prohibited. CV Zo ne: Ass i sted l iving bonus: 1.5 t imes the maxim um density may be all owed subject to conditions of RMC 4-9-065. Sou rce: City of Renton Municipal Co de; BERK Consulti ng 2015 Parking Subject sites will be required to meet City parking standards. The standard for parking is as follows: Attached dwellings in RM-U, RM-T, RM-F, R-14 and R-10 Zones: A minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1 .0 per 1 bedroom or studio dwelling unit. Attached dwellings within all other zones : 1 per dwelling unit is required. A maxim um of 1.75 p er dwelling unit is allowed. Attached dwelling for low income : A minimum of 1 for each 4 dwelling units is required [0.25]. A maximum of 1 . 75 per dwelling unit is allowed. The sites propose parking consistent with the standards for low-income attached dwellings which may range from 0.25 to 1.75 per dwelling unit: December 2015 16 RENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM • Harington Park: 19 units, 3 bedrooms, 25 stalls: Rate of 1.3 stalls per dwelling • Sunset Court Apartments: 50 units (1 bedroom (12); 2 bedroom (20); 3 bedroom (18): Rate of 0.98 Site Chas not yet been the subject of a preliminary site plan, but will follow City codes as appropriate at the time such plans are submitted. In the CV zone, common open space is required to be provided at a rate of fifty (50) square feet per unit. The City may allow substitutions in light of the public park provided adjacent to the properties. See RMC 4-1-240 for Common Open Space Substitutions. This would likely require payment of a Fee in Lieu of Common Open Space. This would be addressed in future Site Plan Review applications. The Sunset Court Apartments have a central common space of over 7,750 square feet, larger than the minimum 2,500 square feet required (west of Buildings 3 and 4). The Harrington Park development has a common space of about 4,000 square feet (a larger common area between buildings 1 and 2 and a smaller common area between buildings 3 and 4), more than the minimum 950 square feet required. Private open space is required to be provided for each dwelling unit. Site plans show ground floor units with patio space and upper floors with balconies. At the time of Site Plan Review, the Director may approve modifications such as a percentage of units that may have alternative private open space standards if meeting the overall intent of design standards and other criteria at 4-3-lOO(F) and RMC 4-9- 250(D). Based on the Renton Municipal Code (RMC) zoning standards, 15 foot setbacks are needed from streets in the R-14 zones and 4-foot setbacks are required for unattached side yards. A maximum 15 foot street setback is required unless parking is accessed from an alley in which case the setback can be 10 feet. Further the parking would need to be located 20 feet from the street. The CV zone setback requires a minimum 10 foot setback which may be reduced to O feet as part of the site plan development review process, provided blank walls are not located within the reduced setback. The proposed Harrington Park street setbacks are 10 feet from NE 10th Street, and otherwise 15 feet from other streets. This is based on the parking being located behind the townhomes and accessed at least 20 feet away from the street. The Sunset Court Apartments site plans show units meet the required setbacks of 10 feet from streets. Detailed infrastructure plans have not yet been submitted for the proposals. However, the Sunset Court Apartments and Harrington Park Apartments will be required to meet City standards for utility hookups, fire flow pressure, and stormwater standards. The FEIS included an analysis of changes in impervious surfaces. Additionally, consistent with the requirements of Section 7 of the Endangered Species Act (ESA), the original 2011 proposal was evaluated with respect to potential effects on species listed or proposed for listing under the ESA. A biological assessment was prepared and submitted to the National Marine Fisheries Service (NMFS) in December 2010 for its concurrence with a finding that the proposal may affect, but is not likely to adversely affect, December 2015 17 RENTON ,ET COMMUNITY AREA REEVALUATION AND ADDENDUM anadromous fish protected under the ESA, and would have no effect on any ESA-protected species under U.S. Fish and Wildlife Service jurisdiction. The City and NMFS corresponded in January, February, and April 2011 on NMFS questions. The City received a letter of concurrence in May 2011. Exhibit 13 shows the land cover analysis associated with the 2011 FEIS Alternative 3, and Exhibit 14 shows the analysis associated with the Preferred Alternative; both were addressed in the FEIS, ROD and NMFS correspondence. Exhibit 13. FEIS Alternative 3 Land Cover Analysis Total Total Total Effective Total Area Impervious Pervious Area Total PGIS Untreated Impervious Location (acres) Area (acres) (acres) (acres) PGIS (acres) (acres) Potential Replacement Sites 3.06 2.28 0.78 0.62 0.26 2.14 Potential Sunset Terrace 12.64 7.04 6.02 2.43 a 4.22 RedevelopmentSubarea Total 15.70 9.32 6.80 3.05 0.26 6.36 Source: CH2MHill, April 29, 2011, memo to Erika Conkling, City of Renton, Summary of Sunset Terrace Land Coverage Analysis in Response to NMFS Comments Exhibit 14. FEIS Preferred Alternative Land Cover Analysis Location Potential Replacement Sites Potential Sunset Terrace Redevelopment Subarea Total Total Area Total Impervious (acres) Area (acres) 3.06 2.57 12.64 6.1 15.70 8.67 Total Pervious Area (acres) 0.49 6.54 7.03 Effective Total PGIS Total Untreated Impervious (acres) PGIS (acres) (acres) 0.41 0 2.39 1.7 0 3.66 2.11 0 6.15 Source: CH2MHill, April 29, 2011, memo to Erika Conkling, City of Renton, Summary of Sunset Terrace Land Coverage Analysis in Response to NMFS Comments The following table shows an updated analysis of the 2015 Reevaluation Proposal, indicating that the total impervious area, PGIS and effective impervious area is less than FEIS Alternative 3. Exhibit 15. Reevaluation 2015 Land Cover Analysis Total Total Total Total Total Effective Location Area Impervious Pervious PGIS Untreated Impervious Area PGIS (acres) Area (acres) (acres) (acres) (acres) (acres)* Potential Replacement Sites 4.14 1.14 3.00 0.29 0.26 0.68 Potential Sunset Terrace 12.73 Redevelopment Subarea 7.03 5.70 1.27 0 4.22 Total 16.87 8.17 8.71 1.57 0.26 4.90 Source: Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, CH2MHill, BERK 2014; Schemata, Renton Housing Authority, BERK 2015 Notes: Per FEIS & BA, assumes that 40% of the impervious area in the site would be mitigated with flow control BMPs. Assumes that 35% of the 3.2 acre park site would be impervious. In comparison to Alternative 3, the preliminary analysis indicates that total acres within the study area as a whole is higher due to the added properties for replacement housing, but total impervious area is lower December 2015 18 RENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM due to the proposed designs of the sites, lesser Sunset Terrace Right-of-Way and the larger park. There are also less pollutant generating impervious surfaces (PGIS) as there is less surface parking in the preliminary site plans for the 2015 Reevaluation proposal than in Alternative 3; RHA has also indicated use of pervious parking and sidewalks for its developments similar to designs accomplished in the already constructed Kirkland Townhomes. Effective impervious area is also a little lower overall than Alternative 3. Therefore the 2015 Reevaluation Alternative is in the range of the prior analysis and no further analysis or conditions are needed in association with the proposal. The City communicated with NOAA and received confirmation that no new formal consultation is needed with regard to the ESA as the results are within the range previously received in the 2011 letter of concurrence. (pers com, Janet Curran, NOAA to Rocale Timmons, City of Renton, October 30, 2015) The City intends to amend the Master Plan per RMC 4-9-200 to add in the five new parcels (three surrounding Sunset Court Park and two added north of the loop road with the Harrington Park development). For each Master Plan site, a number of current and future permits are also anticipated. See Exhibit 17. This Reevaluation and Addendum for the revised proposal will also result in minor revisions of the ROD and Planned Action Ordinance to reflect the revised Master Plan. Other development permits and approvals would also follow, such as lot line adjustments/subdivisions, right-of-way dedications and easements, phased/detailed site plans and associated design modifications where appropriate. Lastly, building and construction permits would be sought. The redevelopment of the study area and broader neighborhood was anticipated to occur over a number of years. The Master Plan sites will generally be phased over a 10 year period in approximately 5 phases. See Exhibit 16. December 2015 19 RENTON SET COMMUNITY AREA REEVALUATION AND ADDENDUM Exhibit 16. Site Phasing Phasing RHA Sunset Terrace-Sunset Area Replacement and Affordable Housing Units A Glennwood Town homes Completed B Kirkland Avenue Townhomes Completed C Edmonds Apartments Phase 5 D Sunset Terrace Apartments Phase 4 E F G Harrington Park Sunset Court Apartments Sunset Park East (Piha) Townhomes and Apartments Other Sunset Terrace Public and Private Projects H Sunset Terrace Dev. Building A I J K L M N 0 X Sunset Terrace Dev. Building B Sunset Terrace Dev. Building( Renton Highlands Library Regional Stormwater Facility Sunset Park Sunset Lane Loop Improvements NE 10th Street Extension, Improvements Library Site Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, BERK 2015 December 2015 Phase 5 Phase 4 Phase 5 Phase 1 Phase 2 Phase 3 Phase 1 Phase 2 Phase 4 Extended with Utilities Extended with Utilities Phase 5 20 Exhibit 17. Matrix of Permits Permit Matrix Approvals and Permits Summer 2014 Site Pro!ect Name C • "' i " ~ a .c ·" :l! C 0 .e-~ ·us a:: C • . ~ 0 • • la C • 0 'Iii.::; ~ e ~ f ~ ~ /:. E I-~~ ~-i~~::rr:::;;:~~~~;:r!J,_!~.~~e-~t:a~, Afforcta~le .. iu-~l~--~j-5···-·-·x _L X ---- H_arr_in_gton __ P;ir_k ~p_a_rtm_ents F Suns~t __ S_ourt Ap_art_men_ts .§_ ______ Sunset Park East (Piha) Townhomes and Apartrri_e_nts ~~~r-~.U.~t _Te_~i~)lc_~~-P~_v_ate_ ~~Jt!~--- H __ Sun_set Terrace_ Dev 1 Bu_ild_ing A _ __ Sunset Ter_rac_e [Jev. Building_B_ . Sunset Terrace Dev. Bui ldin_g C K _Rent_9_rl Hig~l~nd~ __ LibraD' L _ R_egional_Stormwater Facility _____ _ M Sunset Park N ___ S_unset La_ne loop lmprovem_e_nts __ 0 NE 10th Street Extension, lm_e_rovements X X X X X X X X X X X X f-b- Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, BERK 2015 Notes: Does not include Site C. .. ] g a: ·.;:; ~ -~ ~ ~ ~ --- X X C < a. .9 w ~ ~ . <..:! ~ ~ z ! X X X X X X X X X X X X December 2015 ~ • t C C C • o E • ~ '€ -g C < • al X X X X X .'l Future Permits 0 ~c.§ ?r:i ::,•·•3:ocl o.§.:?o~E .... ~] a::.!::! Q.I ·-:::J -0 "' ~ ill ~ ~ X X X X ·r .... ........ .... ··- -1-.--; X X X X ] 3: a. .!! • > 5; & X X X X X X X RENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM Permits with Site Plan Review . > C s ;,- ·;;; C ,'l X X C • ~. 0 ~ ~ ~ 0 ~ " X X X X -;; 0 " X X X I; C ~ ~ C ~ ,- Not Ap_1?~i_c.31_!il_~ -~1-~_E_::_a_~y-~p_Eroved 21 ~ C .; 1ij ~ 3: 0 " X X X C 0 -ii i 0 - " -il 0 ::; X .. g --~ bl! ti ·-i .5 ~ 3 ~ : .. 8 X X X X X X X RENTON SET COMMUNITY AREA REEVALUATION AND ADDENDUM 3 0 fNV!RO~.Jlv~eNTAL l,NldYSlS The analysis of each element of the environment below compares the conclusions from the FEIS regarding Alternative 3 and the Preferred Alternative to the 2015 Reevaluation Alternative. It concludes that the revised Master Plan would not change impacts significantly from those identified in the FEIS. The Land Use analysis in the FEIS concluded that the Sunset Area subarea would advance the purposes of the Comprehensive Plan and Center Village {CV) zoning district. It would serve as an incentive for other redevelopment opportunities near the study area. Anticipated growth would also help the City meet its 2031 housing and employment targets. These conclusions are still valid for the 2015 Reevaluation Alternative which proposes housing uses consistent with zoning and developed in coordination with the Master Plan. 3.2. Aesthetic, As described in Sections 2.2 and 2.3, the Reevaluation Alternative will reallocate dwelling units among sites, but all sites will meet zoning densities, building heights and setbacks, open space, and landscaping. Design standards will apply. 3.3 Cultural Resou~ce5 Three parcels were previously studied for potential cultural resources (Sunset Court Park and two Harrington Park lots on the south of the property) and a determination of "no effect" upon historic properties was issued by the Washington State Department of Archaeology and Historic Preservation. For this 2015 Reevaluation, the added lots with duplexes were studied for potential historic resources and the park studied again for potential archaeological resources. The report prepared by CRC (Attachment A) shows a new determination of "no effect" as of September 22, 2015. 3 A Tr,y;spcrtation Based on the results of the 2014 Reevaluation traffic analysis, overall transportation conditions are expected to operate similarly to the FEIS Preferred Alternative and Alternative 3. The intersection LOS at each study location is expected to be the same for all of the alternatives, in both 2015 and 2030. The difference in average vehicle delay at intersections studied in the 2014 Reevaluation Alternative is expected to be negligible compared to the delay with Alternative 3 or the Preferred Alternative. Similar mitigation measures as identified in the FEIS would still be required. The 2015 Reevaluation proposal retains the same level of neighborhood growth per the 2011 range of alternatives and the total number of housing units would remain the same neighborhood wide. A traffic impact analysis was prepared for the Sunset Court Apartments to confirm the relocation of units to the site (from 15 to SO units) would not result in traffic impacts. No significant impacts were identified and the City's level of service standards would be met. See Appendix B. The Sunset Court Park (Site F) is being relocated to a central larger park with the Sunset Terrace property redevelopment consistent with the adopted master plan. There is no change to the 2014 Reevaluation and FEIS results. December 2015 22 !ENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM The overall conclusions of the FEIS for Selected Alternatives is expected to be similar for the Reevaluation Alternative since growth is the same as projected for the overall neighborhood and is similar to the 2014 Reevaluation proposal. In the 2014 Reevaluation, a conceptual water main improvements layout for the proposed developments identified in the conceptual master plan was presented in Exhibit 1820 and remains valid for the 2015 Reevaluation. The City will require 12-inch water mains in all new public streets (Harrington Avenue NE, Sunset Lane NE, NE 10th Street, Glennwood Avenue NE) to provide the estimated fire flow demand ranging from 3,000 gallons per minute (gpm) to 4,000 gpm based on the City Fire Prevention's review of various pre- application submittals. Portions of the water mains in SR 900 were installed by prior projects in the area. The section of the 12-inch main in Harrington Ave between Glennwood Avenue NE and NE 10th street was scheduled for implementation by the City in 2015 as part of the Harrington Ave Green Connection stormwater and water improvements project. Another section will be installed by the KCLS library project in NE 10th Street and in Sunset Lane NE up to the west property line of the KCLS project. A developer's extension of the section of 12-inch water main in SR 900 will be required to be a looped water system. The location of the new water main in SR 900 west of Harrington, whether it will be installed in the existing roadway pavement or in the future unimproved right-of-way must be carefully evaluated as part of the pre-design/design of the roadway improvements projects, and consider the need to accommodate existing and future public and private utilities, rockery/retaining walls, street trees, etc. Adequate horizontal separation (5-ft minimum and up to 10-feet) must be provided between the new water main and other utilities, structures, or trees. December 2015 23 RENTON SET COMMUNITY AREA REEVALUATION AND ADDENDUM Exhibit 18. Water Main Improvements _J Conceptual Watem,a1n lmprovem8f'1ts Layout or Conceptual Master Plan ProJed Renton Sunset Terrace Redevelopment by Al>doul Goifo<J,. City or R<inton W.!or Eng, Mlnage,-'3/1211~ FUTURE 12-INCH WATERMAIN (BY DEVELOPERS) Looped watennain(s) required because firenow demand exceeds 500 GPM -COMML•"lll't •-SHEl'.AEA RtN[CN SlJNSEI ARfA USP ~ O' 100' 200' 300' -4<JC EXIST 8-INCH WATERMAINS Note: See Exhibit for approved Master Plan. While the Master Plan has been updated since the above base map was prepared, the concept for water mains remains intact. December 2015 24 !ENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM Sites plans will be required to show the location of the existing sewer system in order to determine the potential re-use of existing sewer (conditioned on lining the existing sewer mains and manholes) provided the location does not interfere with the ultimate roadway/building alignments. Generally, regarding natural environment topics (earth, air quality, water resources, plants and animals), there are no anticipated changes to the overall conclusions or mitigation measures identified in the ROD and Planned Action EIS since the proposed mixed use development activities are essentially occurring within the same footprint and the impervious estimates in the FEIS and ROD will be maintained. Conditions, mitigation measures, and conclusions regarding Environmental Health and Historic/Cultural Features are likewise unchanged. No environmental health conditions or cultural resources features are known in the Potential Sunset Terrace Redevelopment Subarea, but in case such features are uncovered mitigation measures would apply. Built environment topics that are more suited to analysis under cumulative growth conditions include air quality and energy. The level of potential greenhouse gas emissions and energy use may be slightly higher in the Potential Sunset Terrace Redevelopment Subarea, but not in the neighborhood as a whole, and overall FEIS conclusions and mitigation measures are still applicable. Lastly, regarding socio-economics, housing, and environmental justice, it is anticipated that the overall conditions and impacts regarding the potential for change in the neighborhood, need for relocation assistance, etc. identified in the FEIS are still valid, as the study area would still redevelop from present conditions to a mixed use, amenity-rich environment. The Planned Action Ordinance includes monitoring and review measures to be considered within five years of the ordinance adoption; some measures are t-o be considered at the time of a NEPA Reevaluation (compliance with neighborhood goals and Leadership in Environmental and Energy Design rating system for Neighborhood Development [LEED-ND] criteria or equivalent), though monitoring and review are directed to the Planned Action area as a whole. The City conducted a review in the 2014 Reevaluation. The next 5-year milestone, based on the effective date of the amended ordinance in 2014, would occur in 2019. At that point more development in the area would have occurred and there would be results to monitor. Nevertheless, this Reevaluation provides a review of the Planned Action Study Area Goals and Objectives and to the LEED-ND criteria in relation to the Reevaluation Alternative to contribute to the City's future 5-year review effort. See Exhibit 20 and Exhibit 20. In general, the 2015 Reevaluation Alternative continues to promote a public and private effort to create a mixed use, mixed income neighborhood supported by park, library, road, and stormwater improvements that increase quality of life. Exhibit 19. Goals and Objectives Reevaluation FEIS Goals and Objectives Transformation of private and public properties in the Planned Action Study Area .. .is expected to meet the Sunset Area Community vision, as expressed in the Highlands Phase II Task Force Recommendations (City of Renton 2008a) and the CIS [City ofRenton 2009b). Reevaluation Alternative: Potential Sunset Terrace Redevelopment Subarea The Reevaluation Alternative is based on the prior studied alternatives and continues to promote a mixed income, mixed use development with parks, library, and greenstreets to promote-an affordable, connected, December 2015 25 FEIS Goals and Objectives • The Highlands is a destination for the rest of the city and beyond. • The neighbors and businesses here are engaged and involved in the community. • Neighborhood places are interconnected and walkable. • The neighborhood feels safe and secure. • Neighborhood growth and development is managed in a way that preserves quality of life. • The neighborhood is an attractive place to live and conduct business. • The neighborhood is affordable to many incomes. • The neighborhood celebrates cultural and ethnic diversity. For each of the major components of the proposal, the following specific goals and objectives were developed to be consistent with this vision. 1. Through designation of a Planned Action and infrastructure investments, support and stimulate public and private development. 2. Ensure that redevelopment is planned to conform to the City's Comprehensive Plan. 3. Through the Planned Action and early environmental review, accelerate the transformation of the Potential Sunset Terrace Redevelopment Subarea with mixed- income housing and mixed uses together with places for community gathering. This will also be accomplished in part by using this EIS to achieve a NEPA Record of Decision, which will enable RHA to submit a HUD Demolition and Disposition application in 2015. 4. Ensure that the Planned Action covers environmental review of Sunset Area roadway, drainage, parks and recreation, and other infrastructure improvements, and analyze impacts of anticipated private development in addition to Sunset Terrace. RENTON SET COMMUNITY AREA REEVALUATION AND ADDENDUM Reevaluation Alternative: Potential Sunset Terrace Redevelopment Subarea walkable, and attractive area for residents and businesses. The Planned Action Ordinance, as amended in 2014, remains in effect. The City may update the Planned Action Ordinance with the revised 2015 Master Plan results. The Reevaluation/ Addendum demonstrates that the Planned Action EIS conclusions remain valid. City infrastructure investments for the planned action area continue. For example, regional stormwater and greenstreets are expected to be accomplished in earlier phases. A loop road would be implemented as development occurs and utilities are extended, with the Library site an early phase of that investment. The proposed park is enlarged and would be implemented when funding is secured. The Reevaluation Alternative furthers the intent of the CV zone for a mixed use center, providing housing, civic, retail, and patk uses. See Response to #1. A Demolition and Disposition permit was obtained for the Library site and a second permit was obtained for the balance of the site. See Response to #1. The total amount of growth studied across the Planned Action study area remains unchanged ·under the 2015 Reevaluation Alternative; redistribution of some units was evaluated in 2014 and 2015. Both public and private development is promoted in the Potential Sunset Terrace Redevelopment Subarea as well as the broader neighborhood. December 2015 26 FEIS Goals and Objectives 5. Build on previous City, RHA, and Renton School District efforts and current projects. Leverage relation.ships and partner with existing community outreach activities and resources. Recognize community desires documented in: • Report and Recommendation of the Highlands Area Citizen's Zoning Task Force (City of Renton 2006), • Report and Recommendation of the Highlands Phase II Task Force (City of Renton 2008a), • Highlands Action Plan (City of Renton 2009c), • Sunset Area Community Investment Strategy (City of Renton 2009b], • Renton Trails and Bicycle Master Plan (City of Renton 2009d), • Renton Parks, Recreation, Open Space and Natural Resources Plan (estimated completion date September 2011 ). • Utility system plans, and • Library replacement (in process). 6. Create a Great Street on NE Sunset Boulevard, as described in the CIS. lmplement the City Complete Streets policy for the NE Sunset Boulevard corridor and the Sunset Area green connections. Extend conceptual design of improvements between the Interstate 405 limited access right-of-way and Monroe Avenue NE, and include them in the Planned Action effort. 7. Encourage low-impact storm water management methods and area-wide solutions as part of a master drainage plan to support development. 8. Engage the community in a transparent process using available outreach opportunities and tools successfully used in prior planning efforts. 9. Optimize funding strategies by leveraging partnerships, innovation and sustainable development for a healthy community. Recognize the importance and timing of integrating housing, transportation, infrastructure, expanded economic opportunity, parks and recreation, and the environment. Source: Final E!S, Appendix A, 2011; BERK 2014 lENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM Reevaluation Alternative: Potential Sunset Terrace Redevelopment Subarea The Reevaluation Alternative continues to further the prior planning efforts. The library is under construction. The parks plan has been adopted, and the subject park site in the subarea is larger than in prior alternatives. The subarea will have a mixed income, mixed use development as anticipated in the Community Investment Strategy. Elsewhere in the neighborhood an early childhood education center has been redeveloped and expanded in partnership with the School District. The Reevaluation Alternative master plan concept anticipates and recognizes the multimodal design of NE Sunset Boulevard by matching the future right of way boundary studied in the Final EIS. The Reevaluation Alternative would be developed consistent with the Sunset Area drainage plan. Regional stormwater in the central park and greenstreets (e.g. Harrington Avenue NE) are expected to be accomplished in earlier phases; some are under construction as of 2015. The Reevaluation Alternative is similar to prior studied alternatives that were developed with public engagement opportunities. The Planned Action Ordinance amendments are subject to additional public review opportunities. The Reevaluation Alternative has resulted from a public/private Master Plan coordination effort. See response to #1 regarding infrastructure and civic investments. The official 2009 LEED ND project scorecard' published by the U.S. Green Building Council is used as a guide to address green design issues in relation to the proposed redevelopment. For each criteria group on the scorecard, a brief discussion of how the proposed redevelopment is consistent with the principles of LEED ND is provided in Exhibit 20. 2 See: LEED for Neighborhood Development (LEED-ND), available: http./ /www.c1u.org/leed nd. Accessed: August 25, 2014. December 2015 27 RENTON SET COMMUNITY AREA REEVALUATION AND ADDENDUM Exhibit 20. LEED for Neighborhood Development Criteria Summary of Criteria The intent of the Smart Location and Linkage criteria of the LEED ND rating system is to encourage development to occur within and near existing communities and established public transit infrastructure, as well as reduce vehicle trips. Development in smart locations also encourages a greater degree of walking of bicycling, which has personal health benefits. The intent of the Neighborhood Pattern· and Design criteria of the LEED ND rating system is to promote safe, diverse, walkable, compact neighborhoods with high- quality design with a mix of land uses. The intent of the Green Infrastructure and Buildings criteria is to encourage development that implements green building practices or introduces green infrastructure. This includes using certified green building techniques, increasing building water and energy efficiency, controlling pollution from construction activities, implementing adaptive reuse of historic buildings, and using green methods of storm water management. Source: Fmal EIS, Appendix A, 2011; BERK 2014 Reevaluation Alternative: Potential Sunset Terrace Redevelopment Subarea The Sunset Terrace site is located along a major transportation and transit corridor within the City of Renton. Redevelopment of the site under the Reevaluation Alternative would contribute to a mixed- use, mixed-income development already served by the full range of public services on a previously developed infill site on a major transit corridor -a "smart location." The master plan concept anticipates and recognizes the multi modal design of NE Sunset Boulevard by matching the future right of way boundary studied in the Final EIS. The master plan furthers the intent of the CV zone for a mixed use center, providing housing, civic, retail, and park uses. The neighborhood is compact, and furthers walkability and quality design with a loop road, greenstreets, and a new park and library. The Reevaluation Alternative as expressed in the amended master plan would implement Final EIS mitigation measures and retain green features of prior studied alternatives, including: • Construction Emission Control: The Final EIS recommends that the City require all construction contractors to implement air quality control plans for construction activities in the study area, including measures for reducing engine emissions and fugitive dust. • Green Connections for Stormwater Management: The Reevaluation Alternative would include public investment in Green Connections, a regional stormwater facility, and would comply with a drainage master plan for the study area. • Energy Efficiency: The Final EIS recommends that the City encourage or require implementation of energy and greenhouse gas reduction measures in the study area such as compliance with the Northwest ENERGY STAR Homes program and the Seattle Energy Code for non-residential buildings. December 2015 28 lENTON SUNSET COMMUNITY AREA REEVALUATION AND ADDENDUM The City of Renton (City) is the Responsible Entity and lead agency for NEPA purposes. In accordance with specific statutory authority and the U.S. Department of Housing and Urban Development's (HUD's) regulations at 24 Code of Federal Regulations (CFR) part 58, the City is authorized to assume responsibility for environmental review, decision-making, and action that would otherwise apply to HUD under NEPA. Additionally, the City is the lead agency and proponent of the broader Planned Action for the Sunset area which has had environmental review under Washington State Environmental Policy Act (SEPA) Revised Code of Washington [RCW] 43.2l(C). The City has performed joint NEPA/SEPA environmental review in cooperation with the Recipient, the Renton Housing Authority (RHA). Accordingly, the City prepared a Draft and Final EIS to analyze potential impacts of redevelopment of the Sunset Terrace public housing community. The Final Environmental Impact Statement (FEIS) supporting both milestones was issued April 1, 2011. The City initiated consultation with agencies and tribes regarding permit requirements and to identify any areas of concerns regarding the Sunset Terrace public housing redevelopment as well as the overall Planned Action. Federal and state agencies were notified of comment opportunities through the scoping process and were offered comment opportunity on the Draft EIS. Two agencies were particularly consulted consistent with NEPA, the National Historic Preservation Act (Section 106), and the Endangered Species Act (Section 7). As documented in the ROD and Environmental Review Record, the City received a letter of concurrence from NMFS in May 2011. The Biological Assessment and NMFS memoranda are included in the Environmental Review Record. The City also completed Section 106 consultation for Sunset Terrace redevelopment and all properties fronting NE Sunset Boulevard as documented in the ROD and Environmental Review Record. In addition, consistent with the federal Coastal Zone Management Act, the City received a letter of consistency from the State of Washington Department of Ecology (16 U.S.C. 1451- 1464). In May 2011, the City of Renton completed a ROD in accordance with the National Environmental Policy Act, and adopted a Planned Action Ordinance in accordance with the State Environmental Policy Act. The ROD and Planned Action Ordinance identified mitigation measures from the FEIS. The Record of Decision (ROD) concluded that "[w]ith the application of City-adopted development regulations and recommended mitigation measures, and application of other federal and state requirements, no significant unavoidable adverse impacts are anticipated. Pursuant to 40 CFR 1505.3, this decision to proceed with Sunset Terrace and actions in the broader area will be implemented and mitigation measures imposed through appropriate conditions in any land use or related permits or approvals issued by the City of Renton and through conditions of federal funding." This Reevaluation and Addendum maintains the mitigation measures from the EIS, ROD and Planned Action and identifies where the application of such mitigation measures (e.g., design guidelines) is particularly relevant and could be included in permit conditions. The City finds by this re-evaluation, after considering the effects of the revised Master Plan, as well as existing and supplemental environmental documentation, that no substantive change to the findings in the ROD would occur. The Sunset Area Community Planned Action NEPA/SEPA EIS adequately examines the impacts of the overall project, and the proposed changes in the Master Plan would not result in modification to those conclusions. No new or significantly different impacts to the environment would occur. Mitigation measures incorporated in the proposal and identified in the EIS, and additional consultation and mitigation documented in the ROD, represent reasonable steps to reduce adverse environmental effects of the proposed project. Together, these measures and would reduce effects to December 2015 29 RENTON SET COMMUNITY AREA REEVALUATION AND ADDENDUM acceptable levels. No additional mitigation is warranted as a result of changes proposed in the Master Plan. City of Renton Environmental Review Committee (ERC) Date:---------Signature: _______________ _ Signature: _______________ _ Signature: _______________ _ Signature: _______________ _ December 2015 30 I Print Form · Reset Form DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DENSITY WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 42S-430-7231 1. Gross area of property 81,756 square feet ------ 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* square feet Private access easements* square feet Critical Areas** square feet Total excluded area: 0 square feet 3. Subtract line 2 (total excluded area) from line 1 for net area 81,756 square feet 4. Divide line 3 by 43,560 for net acreage 1.8769 acres s. Number of dwelling units or lots planned 50 units/lots I 6. Divide line 5 by line 4 for net density 26.6402 = dwelling units/acre *Alleys (public or private) do not have to be excluded. **Critical Areas are defined as "Areas determined by the City to be not suitable far development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or floodways." Critical Areas buffers are not deducted/excluded. 1 H :\CE D\Data \Forms-Te mplates\Self-Help Hand outs\Pf ann ing\density. doc Rev: 02/2015 Print Form Reset Form Save Form DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Renton® 1. 2. 3. 4. 5. 6. 7. 8. TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov Total number of trees over 6" diameter', or alder or cottonwood trees at least 8" in diameter on project site Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous' Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers Total number of excluded trees: Subtract line 2 from line 1: 21 6 0 0 0 6 15 Next, to determine the number of trees that must be retained°, multiply line 3 by: 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones 3 List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing' to retain 4: 0 Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) (3) Multiply line 6 by 12" for number of required replacement inches: (36) Proposed size of trees to meet additional planting requirement: trees trees trees trees trees trees trees trees trees trees inches (Minimum 2" caliper trees required) 3 inches per tree 9. Divide line 7 by line 8 for number of replacement trees 6: {If remainder is .5 or greater, round up to the next whole number) -12 trees 1 Measured at 4.5' above grade. J A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RM( 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. ~ The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at !east six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii) for prohibited types of replacement trees. 1 H :\CED\Data\Forms-Templates\Self-Help Handouts\Plan ning\ Tree Retention Worksheet.docx 08/2015 Minimum Tree Density A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a combination. Detached single-family development': Two (2) significant trees 8 for every five thousand (5,000) sq. ft. of lot area. For example, a lot with 9,600 square feet and a detached single-family house is required to have four (4) significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24"). This is determined with the following formula: ( LotArea ) x 2 = Minimum Number of Trees 5,000sq.ft. Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq. ft. of lot area. (_ Lot Area ) 4 \5,000sq.ft. X Minimum Number of Trees Example Tree Density Table: Lot Lot size Min significant New Trees Retained Trees Compliant trees required 1 5,000 2 2 @ 2" caliper 0 Yes 2 10,000 4 0 1 tree (24 caliper Yes inches) 3 15,000 6 2 @ 2" caliper 1 Maple-15 Yes caliper inches 1 Fir -9 caliper inches. 7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite, however they are not exempt from the annual tree removal limits. 8 Or the gross equivalent of caliper inches provided by one {1) or more trees. 2 H :\CED\Data\Forms-T emplates\Self-Help Handouts\Plann ing\ Tree Retention Worksheet.docx 08/2015 I ::; "' fOi ~ M 0 <O 0 § L_ - ol C B A ---- 1 NEIG HBORH OOD DETAIL MAP LEGEND EXISTING BUILDINGS PROPOSED 8UlcDINGS PROPERTY LI NES SITE BOUNDARY LINE NE 111H ST NE 12TH ST '~---T--1]-.l-"-,-,~-r-~-r----i 2 ,~.--i--"-,-7---7 /--::---- I ~ , I 1 I ' I I I "' I '< ~, I ,, -,, · ~ 1 1 I i -1 . -~' . ,l ,-I I ',;' I ' · 1 I ' ' .... , / I s[ :.·f l !;, l ~-... ·:. 1 2 I .J 1-f-. ~.: .J I 1 z = '·, , • a: '\ ' ¢-' / I .,. ··-I ,. !' -_, , jf' r-----I I ~ •, .... -. . \. 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AI A V (2061285 1589 e grac.e@schematawo·kshop com owne, Renton Hous ing Author ity 2300 NE 10th St Re11t11n WA 98056 CONTACT Ma" Gropper v l425 i Z26 185U RHA Sunset Court Apartments 1144-1 156 Harring to n Ave NE Renton, WA 98056 PPINT DATE 1/20/2016 10 37 37 AM 8001 I' \ REGISTERED 7 \ ARCHITECT ~tlr-- ~·'fE~~TON PROJECT ISSUE DA TE S NOVEMBER 25. 2U15 SCHEMATIC DESIGN JANUA RY 10. 2016 SITE PLA~ REVIEW '508 Autnor MK. RS Checker CP NEIGHBORHOOD DETA IL MAP I ORIGINAL SHEET SIZE 22'34) A001 Copy right Schemata Wor<shop Inc D ;r. __ _ L~ · P,1, i r -I I ·~,·~-I ~ /\,: ~ C?Qw J•S:~ t." { ,1 \~"' ' .I :·;,·1~·,. J•:)~!, <:!'1 I 4' 5 ~ · _ _ ,, I '~~ 'I"'· ' , "°, I 1 ·1 ---· ----''-<)( I _/_ , . ..--,,2.~:E,~~~?JB1~ ViE NE _ \i-· :r-0:.;.y/:.~ "r :· Se--t~~;~t~~· _ \ I i I DISCONNECT ELECTRICAL ~ SER\'ICE. COORDINATE .. , ,.:-. WITH PSE REMOVE EX ORI\/EWAY ffi SILT FENCE $ (TYi') ',y-;-• I ""t-~. 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',~ ~ ~',\"".,; 1 Cl.I ~ I ....-11 > '11 ~ .) -----TREE PROTECTION \ -,, I I CONSTRUCTION FENCING //~,I \~ \ I, ••• ~0 ' @ ( • FENCING (TYi'~) '\...>--1 ~ ', '· --\; \,, \ {TYP) -&_ $ /\~ ~~ / ~ ...... .,. \ \_,,, ~ \ -l /\ I I • t ~ I ., ·fj; REMO'v£ EX ORI\/EWAY-·,· ! ~ ~ i /,r /~ '\--r -t,( i -;r ------,t_ \ rl \, ( J ' '1 PROTECT EX BIORETENTION c,~;(ii'""""".i .._,r••'~ , ... , ... 2Z ,'.'.I:\ TREE PROTECTION .ill-FENCING (TYi') -0-------- ~if 1, I I I I -----.,,,, -------1· ti ------- ¥ REMOVE ~x C ONCRrri "'-~ ss1i1 .. :,,1.1 -:.,c;.!.i; // ·"' REMOVE EX TREE 'f 11t--_;•( i;.; C SE'll':ili :St.'T i::; pl,.. & ;,,:'C., -L __ ~: ti 6~7t6 7• t 66•Y' L._ -"L_f 1 V ,Jlf'.s I .> REMOVE EX TREES. CONTRACTOR L -, 1 _..,~ TD SALVAGE TREES FOR REUSE I ~·' , ... I I ~1 TRANSPLANT EX , TREE SEE \ LANDSCAPE FOR ~ NEW LOCATION ""! I I '"',,. ' ) REMO',£ EX I I ·, FENCE (TYi') \ I I <'. ON SITE . 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WA 93CJ<J6 CONTACT Mark Gropper v (4251226.1850 SUNSET COURT APARTMENTS 1144-1158 Harrington Ave NE Renton, WA 98056 PRINT DATE 11 /30/2016 9·00 00 AM PROJECT ISSUE DATES NOVEMBE R 25, 2016 SCHEMATIC DESIGN JANUARY 20. 2016 SITE Pl.AN REVIEW SEPTEMBER 14. 2016 DESIGN DEVE LOPMEN T DECEMBER 2. 2016 BUILDING Pl:RMIT 1508 NOTE FULL SCALE SHEET SIZE IS 22" x 34. Author SER Checker TESC AND SITE DEMOLITON C1 .0 Copyngh1 LPO Engtneenng. PLLC. Sunset I errace Master ~ite Plan I r•1:2:HAV~~-~, 1 ~ dl!-------,4 . ------ Ill II .__j ' KEY --· RESIDENTIAL -MIXED-USE -COMMUNITY -·-· SITE AREA N O' 100' 200' 400 ' ffi RENTON SUNSET AREA MSP DECEMBER 08, 2015 D 1 ~ l:l a> '° @ § I ___ _J PER PRE-APPllCA TIDN MEMORANDUM NEW Cl118 B-FT PIJ,,NT\NG STRIP 5-FT WALK 1162 HARRINGTON AVE NE 1 '--____ 12280-1670:.:.::.__.r-- ZONING -r:,/ IEl 1-STORY DUPLEX I EI GRAVEL DRIVEWAY tE I SIDEWALK L:NE ·2THSTR:__JET 722780-20'15 ZONING -r:,/ tEI 3-STORY MUL Ti-fAMIL Y BUILDING tRHAI #' ~ $ fl;'-I I I I I I I 1175 HARRINGTON Pl/l CE NE 312200-0000 ZONING -CV \El 3-S TORY MUl T1-FAMIL Y BUILDING G ENEAAL NOTES -SITE PLAN INFORMATION BASED ON SURVEY Oil.TEO 1/1)8/2015 AND REVISED S/20/2015 BY BENCHMARK SURVEYI NG LLC GLENNWOOO AVE NE l / ~ •• I ~ DUE TO IEl TREES, SIDEWALK PROFILE DIVERGES ~ r "'""'' "'"" ... ~ ............ w.. ' ;I ----=----·-_,_ -...:----___!!l"'IB''"" --I o,. <,: -~ ' ----------__,. -----------.... 'vr"'4 ,. ~ ~ --:: ----;:: ~ ---------S\Om 'AL' \ . -' , ~ ,&· IEI ASl'HALl PAVEMENT VACATED R.0.W . 50' R.0 .W. ---, C B I I I I ___ J A I I I I I I I I I I I I 10' R.0.W DEDICATION S' R.0.W OEDICA TI ON FER PRE-A!'fLICA TION MEMORANDUM • 25' RADIUS R.D W OEOICAllON f' (E) FIRE HY DRANT _, .... ----------------------------"'., I ,.,.-------"'·--------------~-----~-• -...._ ,!; ,& ·1 -~ S ' ~ii,'"' --~ • • ' / ~ ~ , , • ' ,. ' $9:' r .;. I ' -' '•, -...._ 'If ;1' ·p dd ~-~---------·-· '--·· ------· "', ',~ ~ I ~----------. , ', , ~ . -'-'.'->'-. . '''1; BUILOIN_ ,I_ i 1 \SS ~INGlON ~V[ M~ ""' '-. _,, ' • ~,-4/,',- "-,, 'V I"", " . , • ' , ' ' • GRASSCRETE PERVI OUS I ' ... ' A PAVING EMERGENCY / ' , · I , VEHICLE ACCESS I , ", I , I I I ,ING 4 UNIT ~-o-, ',' c..-A , • _.... / ") / / AU10~ATED I ,,. / 1. GAl E , l . ~ r. -------..., "-/ ,' ™'" """""· "''""""'' /· '-. ' , , -I -,.._,.,,.;-- ,... I ' ~,. 'O·o• I NOREAR YARDSETBACK I I RUILDING 1 fr"i" rn -I SIOEWAlK BICYClE PARKING. 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WA 98056 CONT ii.Cl Mark Groppe 1 V \425\ 226 1850 B Sunset Court Apartments 1124-1156 Harrington Ave NE Re nton. WA 9B056 PRINT DATE 12 /1/2016 9 02 40 AM A eoo, \~~ I \--._/ AACHIT£CT '$Ha t!~ \ .,.;~~--\ ~~ PIIOJECl ISSUED ATES NOVEMBER 25. 2015 SCHEMATIC DESIGN JANUARY 20. 2016 SITE PLAN REVIEW SEPTEMBER 14. 2016 DESIGN DEVELOPMENT DECEMB ER 2, 2016 BUll DING PERMIT NOTE FU\.l SCALE SHEET SIZE IS 22' , 34' 1500 AulMI MK.JW Che<ker CP SIT E PLAN -PROPO SED A002 Copyrrght Schemata Worl.shOl>. Inc. ! r l l \' i i { ~ t~ H t~ ? I ~ ~ ~ ~ ~ j "t ::e ~ ~· !.' ~~ u:: ~ 'is ~ .,J ; ~ ~ ~ ~ J "' " .,: z ~ cl "' Q. i ---GLENNW/V"\O A ~------~ ---rrvv, VENE \ ... ~--~·C1,a-v.r---' "''"' ,;,· ""' "" ------- • ',-_s.m!, , o• ,, CT'""'" -----I -~-:-Q , • / (~STURBCD a,-CONST) 6. STORM -r o..._ ·--• -~ '.' . ""' ""' ·=· " ' ,oscw,:, ' ' --' ''"" •AS ... '" I LOT LI NE EASDAENT ~ ' ,---"-/---.... -sow ~ I ' ' ·-,. ,· ''°" ,· s, , ; I '' c .• _ . ., "·-·. D'."' """' i -t +. • C 2T11Pf ~ - 6" STOR M DRAIN DRAIN Oi RIV:::_J.48 ~6 1(1~"(N-SJ•J42 ::.€- ( e·<rF J•;·1 'f'i.'. RJMr.J•!l90 l00:f0 LrD 6" STOR M DRAIN ·..:::.~ -- 'I / . 1 / , r-,{j_ i ! ( ~ I Ii-I \: I : I {t,i I I ; )Ii I ' ), I / I ' /gft l /\' 1,/ I j ~~ 'j , / I 1 1/ :'F 1'-1 }' .i_' ' ,,, ' " ·1 I ~;'I i I ,' ~ I r-_j / --_J /, ~,f-):, ,~;=:::l:=:::=~ -I~ r l : 1; _, I ~ ·~ 174 I :; ' I' tlv ~~ 1,11 \~ I \ I -~--~ ;-"c~I'i':~.;.~a'J~l __ ,---\ 1 -~ 12•· STOR M ~~~8_'.'~·,;...1£t_3-,..•--i ,, ,\_ ff;iJ~j:if~i~--D-RA'.~. ---------~-------------···-··---_______ x ·----~~~:·J~ :.s-~------" ~ \-- 20'x20'x4 .5' DE TENTI ON VAU LT (1190 CF STORAGE) ¢ ¢ -~{:~~~~ ;~~~r: ·c ~_£!l LS !i~i c" :~-.}~ u~ J•96C I I I I I ' N EB 2 0· ,o· 0 20· 40 ' Scale In Feet LEGEND ~ • ~ " < PROPER1Y LI NE TREE PROT ECT ION STOR M DRA IN U NE CATC H BAS IN AREA DRAIN STORM DRA IN CLEANOUT PIPE FLOW DIRECT ION 810R ETENTI ON PLANTER WITH UNO ER DRAIN z 0 I-< () ....J a.. a.. < ~ w > w 0: z < ....J a.. PLEASE CALL 811 W 3 Working Daya I-- NOT FOR CONSTRUCTION BEFORE YOU DIG Cl) -10 t,u M:CO,C, AV(. 5Ultl :IN l&A.Tn.11, WA •&MIi ' !06.J:l1.AU6 • •..m..112.1, -·•~.«im ~-xx x >-----+-------------------+---+---+----t ~RM .JA r--, , BY , DATE , APPR , ~-PB , NO. REVISION ~~=·-· AS NOTED ® .,C:-:U I J"ICIDl.:"°4 --· ~ CI TY OF RE NT ON Planning /Building/Public Wo r k s De pt. AHA SUNSET TERRACE SUNSET COU RT T OWNHOME S R ENTON , WA DRAtlACE PLAN ~01 /1 9/20 16 C2.1 SUE NICOL Horticu/tunst !SA Certified Arbori,t LEED Accredited Profeuional August 26, 2015 To: Mark Gropper Renton Housing Authority Regarding: Arborist's Report for Sunset Court Apts. Project Assignment and Methodology This report documents an arborist's assessment of 21 trees on the above property per City of Renton Conditional Use Permit Submittal Requirements. Data was collected on August 11. Attached to this report are the following: • List of Trees with tree data, specific observations and recommendations • Survey map with numbers showing tree locations. The scope of work included a detailed assessment of the canopy form, foliage color and density, visible wounds and cavities, and other observable issues that may affect preservation and design decisions. The trees were inspected from all sides of the trunk while standing on the ground and were not probed during the assessment. The assessment consisted of the following steps: • Trunk diameter was measured at 54" above the ground (DBH, Diameter at Breast Height) except in the case of trees with multiple trunks emerging at grade. If multiple leaders emerge at grade, individual leaders were measured at 4.5 feet above grade. If there is a single trunk under the crotch at or below 4.5 feet, then the single trunk was measured below the crotch. • • • • • Observations of visible characteristics leading to conclusions about health. Tree condition was given a range from poor (P) to fair (F) to good (G) to excellent (E). Identification was to species unless impossible to identify to that level without flowers and/ or fruit. Concerns were noted on structural defects including but not limited to decay, poor crown confirmation, co-dominant stems, dieback, dead wood, and fungal conks. Trees were given metal number tags to aid in communication. Tree numbers are listed on the attached List of Trees. Tree numbers are placed on the attached site map. The four Landmark Trees are identified on the map with "LM" placed next to them. The following conclusions and findings are based upon a site visit, current arboricultural best management practices, and my education and professional knowledge gained during 34 years of tree and landscape management in the Puget Sound area. Observations and General Recommendations Red oak #61, and Douglas firs #71 and 72 meet the City of Renton's size and health requirements to be considered Landmark Trees. These are the #I priority for preservation. In addition, the seven oaks, numbered 60 to 66, are considered a grove with one continuous 4310 Sl,~n,·s de Avcn--',: C'o Sea:'. e WfJ ,:;&·03-,6,:,' 201: i45·. 2() 206-280-7.!0 ~ell I canopy. Trees 61 to 66 are mature, magnificent, healthy, and a real asset to the City of Renton's tree canopy. I highly recommend that all efforts be made to preserve them as a grove. In short, Landmark Trees #61, 71, and 72, and the rest of the oaks are the highest priority for preservation. Though the 34 inch diameter of Cottonwood #56 gives it Landmark Tree status, its preservation value is much reduced if it is over a structure, parking lot, or vvalkway where people are likely to frequent. This is due to the species' propensity for sudden limb drop at all times of the year. If a choice has to be made between preserving the cottonwoods or preserving the oaks, I recommend the oaks. Two young deciduous trees, #59 green ash and #60 red oak, are small enough to be moved with a tree spade if they cannot be preserved in place. The rest of the existing trees on this property have lesser preservation value. Several are reasonably healthy so preserve them if possible. Limits of Disturbance Tree protection fence locations shall be determined in either of two vvays --Drip Line Radius (DLR) or Critical Root Zone (CRZ) based on trunk diameter. DLR was based on the distance from the center of the trunk to an average of the farthest branch tips. CRZ was based on one foot of distance for every inch of trunk diameter at 4.5 feet above grade. Tree protection fencing shall be located using either the DLR or CRZ, whichever is reasonable given placement offuture hard scape and structures. I have provided both on the attached List of Trees. Supplemental Trees Additional landscaping should include a variety of tree genera and species. I suggest using the City's Approved Street Tree List for suggestions. It is located at the link below: https:l/rentonwa.govluploadedFiles/Business/CEDIFORMS/trees/ist_march20 IO.pd( Here are additional recommendations: • Do not plant Fraxinus species since the Emerald Ash Borer may arrive in the next decade and kill members of the genus. • Do not plant birches since the Bronze Birch Borer is currently killing birches in western Washington. • Plant few maples, since this genus is now over-used locally. • Plant a mix of deciduous and coniferous trees. • Avoid using hemlocks, redbuds, poplars, willows, and alders. Planting and Maintenance Specifications Tree planting specifications shall conform to those recommended by the Urban Tree Foundation, found at this link: http:llwww.urbantree.org/details_specs.shtml Tree maintenance specifications shall conform to best management practices as written in the International Society of Arboriculture's Best Management Practices booklets for pruning, soil management, tree and shrub fertilization, integrated pest management, vvatering, etc. 2 • Tree Protection Measures (to be placed on Tree Protection or Site Plan) • A Tree Protection Zone will be established for all trees to be preserved, and no grading, site work, or storage of materials or equipment shall be allowed within this zone. • All herbicides used around and under paving shall be labeled as safe for use near trees. • Prior to the start of construction, the consulting arborist shall meet with the contractor to review the location of tree protection fencing and work procedures. • All trees to be retained shall be fenced to completely enclose the tree protection zone prior to work starting on the site. Fencing shall meet requirements as written in 4-4- 130, Tree Retention and Land Use Clearing Regulations: "Six foot (6') high chain link temporary construction ... " Fencing shall be placed at the edge of the tree protection zone. Fences are to remain until all grading and construction is completed. • Understory trees and shrubs shall be retained within the protection zone. These plants contribute to the root health of the retained trees. If contractor wishes to clear out debris, place equipment outside the drip line and reach in to scrape the surface. Avoid excavating beneath tree canopies. • No grading. construction, demolition, or other work shall occur within the tree protection zone. Modifications to this zone must be approved in advance by the Consulting Arborist and/or City of Renton. • Roots encountered during excavation shall be severed cleanly with lopper or saw, which should be on site for the duration of construction. • Injuries occurring to any tree shall be immediately evaluated by the Consulting Arborist to determine appropriate treatment methods. • Pruning needed for clearance during construction shall be performed by a Certified Arborist, or under the direction of a Certified Arborist. • Long-term maintenance of preserved trees shall be as required by the City of Renton but shall include deep but infrequent watering and pruning to remove dead and cracked branches. Assumptions and Limiting Conditions: I. Field examination of the site was made on August 11, 2015. Observations and conclusions are as of that date. 2. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. 3. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the subject trees may not arise in the future. All trees possess the risk of failure. Trees can fail at any time, with or without obvious defects, and with or without applied stress. Report Submitted by, . /)fl /! c,;ue---;f;~~ ISA Certified Arborist #PN 5979A Tree Risk Assessment Qualified 3 List of Trees -Renton Housing Authority Sunset Court Apts. Prepared by Sue Nicol, Consulting Arborist 010 Sunnyside Avenue North, Seattle, WA 98103 Phone 206-280-9740 Tree Number 55 Species DBH,i, (Inches) Drip Line Radius (Feet) Critical Root I Zone I Condition"'" I Observations, Comments, Recommendations (Feet) E,G,F,P G Cottonwood I Widow-maker & minor dead wood in canopy. No visible trunk wounds or decay. Worth. preserving if no structu_res, 1, 19 17 . ·-· --_J:parkmg lots, or walkwa. ys are nearby. Cottonwoods have. a high propensity for branch failure and are a poor choice for PopLJlus rnchocarpa I-----+----~~~~ n_e_ig_h_bo__!:_h_?_o_d_s. Landmark Tree. Widow-maker & minor dead wood m canopy. No visible trunk wounds or decay. Worth preservmg -----. ··-------j Cottonwood ~o~~'.u~~:~h-oca~--__ ~ __ : _____ I ___ ~~--~ 1_ ----------t--_-__ 1 ;::, •;;::~~:'; :;:~:"~~:~;:;h:~~;'Y'_ ~~-~-n:r: __ ·. C. ~o=o~~~_o:_:~_,_ -_-h-,g_-_h_p:pe"oty~o~c~oc~:"_'_'_'_"_'_"_'_'0 Cottonwood 12 t 16 f NA p Tree has been topped and canopy 1s in poor form, growing mto the chain-link fence. Excessive water sprouts. Populus trichocarpa , . _ _ Recommend re~oval due to topping an~ ~gh __p_r:~b~b1~1_9' ~f_f~t~re -~ra~c~ fa.!!_ur_~· 56 f------- 57 ]4 25 34 G 58 59 60 61 62 6J 64 i I Ornamental Cherry Prunus sp. Green Ash Fraxinus pe1111sy!vanica Red Oak Quercus rubro Red Oak Quercus rubra -1-- Red Oak Quercus rubra Red Oak Quercus rubra Red Oak Quercus rubra + I I 20 17 ·-- 7 10 ---- 7 12 I --------- I 36 41 25 J9 I I 20 7 F Has typical cherry diseases (shothole, brown rot and gummosis) but canopy is dense with foliage. Tree is double trunked above gra.ft union, grafted at 3'6". Tree is m conflict with proposed new parking lot so will be removed. I )Thi~ -is a y~ung-vigorous ash tree in goo-d form ~ith a he;lthy -canopy. Two gash_es from an a~e ha-ve damaged 8 inches i G lof the 2_2" trunk circumference at 40" above grade, but tree 1s compartmentalizing both wounds well. Recommend _______ L___ I preserving chis young tree. 7 36 25 I iThis is a young vigorous Red Oak in good form and healthy canopy. Its canopy is one-sided due to nearby much larger ' I E :oaks. It is at the end of the existing oak grove. Recommend preserving the entire grove, or relocating this tree with a E E tree spade if proposed construction will impact it. Landmark Tree, Magnificent red oak with vigorous healthy canopy. Good root flair. Minor root damage where lawn mower has scraped bark on surface roots at edge of turi. Minor dead wood in canopy should be removed. This is part of the oak gr?V~~ I rec_omi:ne~d __ presei:,a!!_o~ of__!h~ e~ir_:_~~~· ------- Vigorous red oak with good form and healthy canopy. Good root flair. Minor root damage where lawn mower has scraped bark on surface roots in curf. Minor dead wood m canopy should be removed. This is pare of the oak grove. J ---I----------1------ I ---+-recommend preservation of the entire grove. ~--------------------- I I 25 47 25 I 20 29 20 G Condition downgraded to Good due to four girdling roots impacting the root crown. Otherwise, this tree is vigorous and has a healthy canopy and good form. Good root flair. A couple widow-makers. This is part of the oak grove. I recommend preservation of the entire grove. I recommend removal of at least some of the girdling roots if this tree is ! preserved. ,- E I Vigorous red oak with good form and healthy canopy. Good root flair. Surface roots are visible but not damaged. Minor 1----+-------I-----l---- _ _ I dead wood 1n canopy should be removed This 1s part of the oak grove I recommend preservation of the entire grove loense twiggy growth typical of pm oaks Approx 25% of lower branches are dead due to shading from nearby oaks 65 66 23 I Pin Oak I Querws palustris I 15 15 -4 ·-t----- I I I Pin Oak Quercus polustris 20 27 20 F I Upper canopy 1s vigorous and has much less dead wood Surface roots are v1s1ble but not damaged No v1s1ble trunk wounds, pests, or diseases I recommend preservation of the entire grove, mcludmg this tree It should be crown cleaned to remove crossing branches and dead wood. G ··-------- Dense twiggy growth typica.J of pin oaks. Should be crown cleaned to remove crossing branches and dead wood. Minor girdling roots. Otherwise healthy and vigorous and I recommend preservation along with the rest of the grove. 4 List of Trees • Renton Housing Authority Sunset Court Apts. Tree Number --- 67 I 68 69 -1 70 I Species DBH"' (Inches) 1@1" 1@3" 1@5" Mountain Ash Sorbus aucupano Apple Ma/us domestKO l@l" Prune-Plum Cultivar 7 Prunus domestica Cv -------------- Black Locust 30 Robinia pseudoacacia Drip Line Radius (Feet) 9 16 i Critical Root i Zone (Feet) 9 I J Condition"'"' E,G,F,P F F -!--------, -- 10 7 F 19 NA p ObseYVations, Comments, Recommendations Multi-stemmed tree has rotten base where former trunks were cut though canopy 1s in reasonable health. Trunk wounds m 3 of the 4 existing trunks. I recommend removal due_ to poor form and decay. _ !Old multi-stemmed apple tree still producing fruit. Vigorous canopy. Low to moderate preservation value. t---------------------- jOld plum still producing fruit. Vigorous canopy. One broken branch. Low to moderate preservation value. Vigorous healthy canopy behes the four conks of Ganodermo applanawm, a white rot decay fungus at the base of the tree. One conk is 19 inches across, indicating that the fungus is well advanced in the tree. Recommend removal due to I-· -----~ ----------------------------------advancedtrunkdecay _________________________________ _ 71 72 Douglas Fir 35 Pseudotsuga menziesii Douglas Fir Pseudotrnga menziesii JO 19 15 JS JO G Landmark Tree. Double-trunked at apprmc 7 feet. Vigorous tree with dense dark green healthy foliage. Resinosis at stress points but no visible evidence of pests or diseases in this tree. I recommend preservation. Landmark Tree. Double-trunked at approx. 9 feet. Vigorous tree with dense dark green healthy foliage. Resinosis at : G 1stress points but no visible evidence of pests or diseases in this tree. I recommend preservation and removal of dead -------------1-- t branches low in the canopy 73 ~ Apple Ma!us domesrico ----- 19 16 74 Seedling Cherry 7 11 --_!t'u~s !P ----l_ 75 Seedling Cherry ~run~s ~ _ 9 stems I 4" t~~~ _r::_ Notes: * DBH: Diameter at Breast Height, or 4.5 feet above grade ** Condition: E = Excellent G = Good F = Fair P = Poor Prepared by Sue Nicol, Consulting Arborist 8/26/201S 10 I 19 G 6 leaders emerge at I B inches above grade Tree was measured below the crotch Vigorous apple 1s still producing One _ old leader 1s decaying, but otherwise tree ts thriving Preservation value 1s moderate NA p Smgle trunk 1s significantly decayed at 3 feet Canopy has approx 60% dead wood I recommend removal of this tree due to poor health -------------------------------- i p Several seedling cherries are growing along a fence line. Approx. 50% dead wood in canopy. I recommend removal of _ ___ 1 __ __ ___ ~-___ th-~e t_i::_ee~ d_~ t~~~or -~e~h~ NA - 5 . / / ' ~ 1· ,, 0 0 ' Z N -1 <i: \ ' I ! " m w , 0 I [ /?. a " 0 0 (J F ,:. I ' ' i GEOTECH CONSULTANTS, INC. Renton Housing Authority 2900 Northeast 1001" Street Renton, Washington 98056 Attention: Mark Gropper 13256 Northeast 20th Strrel. Suite 16 Hel[evue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 October 15, 2015 JN 15342 via email: mrg@rentonhousing.org Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Housing Development 1144 -1158 Harrington Avenue Northeast Renton, Washington Dear Mr. Gropper: We are pleased to present this geotechnical engineering report for the proposed housing development to be constructed in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, and stormwater infiltration. This work was authorized by your acceptance of our proposal dated August 11. 2015. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. TRC/JHS at Respectfully submitted, GEOTECH CONSULTANTS, INC . ..----; ....... /~~' ;:~-~-> ~µ05-->·/ James H. Strange, Pt: Associate GEOTECH CONSULTANTS, INC GEOTECHNICAL ENGINEERING STUDY Proposed Housing Development 1144 -1158 Harrington Avenue Northeast Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed housing development to be located in Renton. Development of the property is in the planning stage, and detailed plans were not made available to us. We understand that the development will consist of approximately 50 units. The lowest level of the structures will be close to the existing ground surface. Infiltration of stormwater has been proposed for the project. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the irregularly-shaped site in Renton. The site is bordered to the west by Harrington Avenue Northeast, to the east by Harrington Place Northeast, to the south by a multi-story condominium building, and to the north by three multi-family buildings. The ground surface within the site slopes very slightly down toward the south. The western portion of the site is developed with two, one-story duplexes and a few detached sheds. The duplex yards are vegetated with grass lawns and a few landscaping bushes and trees. Most of the eastern side of the site is a public park, with a few children's play structures. The area around those structures is surrounded by shredded bark, and the remainder of the park is grass lawn. The northeast corner of the site is undeveloped, and vegetated with field grass and a few mature deciduous trees. A concrete retaining wall is located along the south edge of the site. This wall has a height of about 2 to 4 feet, and faces a cut for the adjacent southern parking area. SUBSURFACE The subsurface conditions were explored by excavating 1 O test pits and three hand-augered test holes at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The test pits were excavated on August 25, 2015 with a rubber-tired backhoe. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soil encountered. "Grab" samples of selected subsurface soil were collected from the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3 through 7. The test holes were excavated on September 14, 2015 using hand tools. A geotechnical engineer from our staff conducted and logged the test holes. The Test Hole Logs are attached to this report as Plates 8 and 9. GEOTECH CONSULTANTS. INC. Renton Housing Authority October 15, 2015 Soil Conditions JN 15342 Page2 The test pits and test holes generally encountered about one foot of topsoil at the ground surface. Test Pit 10, located near the southwest corner of the site, revealed 1.5 feet of fill overlying topsoil. Test Hole 3, close to the play structures in the southeast corner of the site, encountered shredded bark, geotextile, and gravel that extended to a depth of about 1.3 feet; no topsoil was exposed by that exploration. Test Pit 6 was located between the park and Harrington Place Northeast, and revealed a few inches of gravel but no topsoil. Below the topsoil and the surface material described above, the explorations encountered sand with gravel that was loose to medium-dense. This sand extended to depths of 2 to 6 feet, and was medium-dense within about 3 feet of the ground surface. The sand with gravel extended to the greatest depths in the northeast third of the site. The sand with gravel was underlain by medium- dense to dense silty sand with gravel in the explorations, with the exception of those in which we completed infiltration testing, as described below. The silty sand with gravel has been glacially- overridden, has very low permeability, and is referred to as glacial till. Groundwater Conditions No groundwater seepage was observed in the test pits or test holes. It should be noted that groundwater levels vary seasonally with rainfall and other factors. We anticipate that perched groundwater could be found above the silty sands encountered in our explorations, especially during the normally wet winter and spring months. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are interpretive descriptions based on the conditions observed during excavation. The compaction of test pit backfill was not in the scope of our services. Loose soil will therefore be found in the area of the test pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. INF/L TRA TION TESTING We conducted EPA falling head infiltration testing at Test Pit 5 at a depth of 2.5 feet and in Test Hole 1 at a depth of 3 feet. As required by the City of Renton, the infiltration testing was completed in general accordance with the procedure outlined in the 2009 Surface Water Design Manual. The final measured infiltration rate at Test Pit 5 was 96 inches per hour, and the measured rate at Test Hole 1 was 60 inches per hour. Impermeable silty sand/glacial till soil was encountered in our test holes at the following depths: Test Pit 1 2 3 4 I 5* I 6 I 7 I 8 I 9 I 10 Depth 2 3 5.5 6 I 2.5+ I 6 I 5 I 3.5 I 3.5 I 4 Test Hole 1* 2 3 Deoth 3+ 3.8 2.5 * -Test Pit 5 and Test Hole 1 were infiltration holes and were not excavated to the glacial till. LABORATORY TESTING We obtained a sample from a depth of 2 feet in Test Pit 2 and provided that sample to an analytical laboratory. That facility determined that the Cation Exchange Capacity of the sample was 3.81 and the Total Organic Carbon was 0.528%. GEOTECH CONSULTANTS. INC. I I Renton Housing Authority October 15, 2015 CONCLUSIONS AND RECOMMENDATIONS GENERAL JN 15342 Page 3 THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT ANY PARTY REL YING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The test pits conducted for this study encountered native, medium-dense soil within a few feet of the ground surface. Conventional footings bearing directly on that material will be appropriate for the structure foundations. The sand and gravel soils present below the surficial topsoil has high permeability, as our infiltration testing demonstrates, and stormwater infiltration in that material is feasible. However, the underlying dense glacial till soil has very low permeability and water will accumulate above it and develop a perched water condition. We expect that most surface water at the site in its current condition infiltrates through the topsoil and sandy soil, and is then essentially prevented from continuing to flow any deeper by glacial till. A proper, designed infiltration system will need to be extremely shallow to duplicate the current condition. As the 2009 Surface Water Design Manual requires, any infiltration system should introduce water at least 3 feet above the surface of the low-permeability silty sand/glacial till. Shallow permeable pavement could work in certain areas and depths at the site, but we recommend that any infiltration systems for concentrated flow (roof runoff) or excavated infiltration systems (drywells/trenches) be avoided as the clearance to the glacial till is not available in most areas of the site. Additionally, no infiltration system should be located within 75 feet of the retaining wall at the south edge of the property. In our opinion, a design infiltration rate of 2 inches per hour can be can be used for the permeable pavement infiltration. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. We anticipate that a silt fence will be needed around the downslope sides of any cleared areas. Existing pavements, ground cover, and landscaping should be left in place wherever possible to minimize the amount of exposed soil. Rocked staging areas and construction access roads should be provided to reduce the amount of soil or mud carried off the property by trucks and equipment. Wherever possible, the access roads should follow the alignment of planned pavements. Trucks should not be allowed to drive off of the rock-covered areas. Cut slopes and soil stockpiles should be covered with plastic during wet weather. Following clearing or rough grading, it may be necessary to mulch or hydroseed bare areas that will not be immediately covered with landscaping or an impervious surface. On most construction projects, it is necessary to periodically maintain or modify temporary erosion control measures to address specific site and weather conditions. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. GEOTECH CONSULTANTS, INC. Renton Housing Authority October 15, 2015 JN 15342 Page4 We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERATIONS In accordance with the International Building Code (IBC), the site soil profile within 100 feet of the ground surface is best represented by Site Class Type D (Stiff Site Class). As noted in the USGS website, the mapped spectral acceleration value for a 0.2 second (S,) and 1.0 second period (S1) equals 1.43g and 0.54g, respectively. The IBC states that a site-specific seismic study need not be performed provided that the peak ground acceleration be equal to Sos/2.5, where Sos is determined in ASCE 7. It is noted that Sos is equal to 2/3SMs. SMs equals F,times Ss, where F, is determined in Table 11.4-1. For our site, F, = 1.0. The calculated peak ground acceleration that we utilized for the seismic-related parameters (earth pressures and seismic surcharges) of this report equals 0.38g. The site soils are not susceptible to seismic liquefaction because of their medium-dense to dense nature and the absence of near-surface groundwater. CONVENTIONAL FOUNDATIONS The proposed structure can be supported on conventional continuous and spread footings bearing on undisturbed, medium-dense, native soil. We recommend that continuous and individual spread footings have minimum widths of 12 and 16 inches, respectively. Exterior footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface for protection against frost and erosion. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. An allowable bearing pressure of 2,500 pounds per square foot (psf) is appropriate for footings supported on competent native soil. A one-third increase in this design bearing pressure may be used when considering short-term wind or seismic loads. For the above design criteria, it is anticipated that the total post-construction settlement of footings founded on competent native soil will be about one-inch, with differential settlements on the order of one-half-inch in a distance of 30 feet along a continuous footing with a uniform load. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level, well-compacted fill. We recommend using the following ultimate values for the foundation's resistance to lateral loading: Coefficient of Friction 0.45 Passive Earth Pressure 350 pcf Where: pcf is Pounds per Cubic Foot, and Passive Earth Pressure is computed using the equivalent fluid density. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. GEOTECH CONSULTANTS. INC. Renton Housing Authority October 15, 2015 FOUNDATION AND RETAINING WALLS JN 15342 Page 5 Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: ' PAR \\IL I l'R \ \I I f Active Earth Pressure * 35 pc! Passive Earth Pressure 350 pc! Coefficient of Friction 045 Soil Unit Weight 130 pc! Where: pcf is Pounds per Cubic Foot, and Active and Passive Earth Pressures are computed using the equivalent fluid pressures. * For a restrained wall that cannot deflect at least 0.002 times its height, a uniform lateral pressure equal to 10 psftimes the height of the wall should be added to the above active equivalent fluid pressure. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fiuid density. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The values given above are to be used to design only permanent foundation and retaining walls that are to be backfilled, such as conventional walls constructed of reinforced concrete or masonry. It is not appropriate to use the above earth pressures and soil unit weight to back-calculate soil strength parameters for design of other types of retaining walls, such as soldier pile, reinforced earth, modular or soil nail walls. We can assist with design of these types of walls, if desired. The passive pressure given is appropriate only for a shear key poured directly against undisturbed native soil, or for the depth of level, well-compacted fill placed in front of a retaining or foundation wall. The values for friction and passive resistance are ultimate values and do not include a safety factor. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from corners or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a corner. Wall Pressures Due to Seismic Forces The surcharge wall loads that could be imposed by the design earthquake can be modeled by adding a uniform lateral pressure to the above-recommended active pressure. The recommended surcharge pressure is SH pounds per square foot (psi), where H is the design retention height of the wall. Using this increased pressure, the safety factor against sliding and overturning can be reduced to 1.2 for the seismic analysis. Retaining Wall Backfill and Waterproofing Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and GEOTECH CONSULTANTS, INC. Renton Housing Authority October 15, 2015 JN 15342 Page 6 have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. If the native sand or silty sand is used as backfill, a drainage composite similar to Miradrain 6000 should be placed against the backfilled retaining walls. The drainage composites should be hydraulically connected to the foundation drain system. Free-draining backfill or gravel should be used for the entire width of the backfill where seepage is encountered.)) For increased protection, drainage composites should be placed along cut slope faces, and the walls should be backfilled entirely with free-draining soil. The later section entitled Drainage Considerations should also be reviewed for recommendations related to subsurface drainage behind foundation and retaining walls. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. Also, subsurface drainage systems are not intended to handle large volumes of water from surface runoff. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. Water percolating through pervious surfaces (pavers, gravel, permeable pavement, etc.) must also be prevented from flowing toward walls or into the backfill zone. The compacted subgrade below pervious surfaces and any associated drainage layer should therefore be sloped away. Alternatively, a membrane and subsurface collection system could be provided below a pervious surface. It is critical that the wall backfill be placed in lifts and be properly compacted, in order for the above- recommended design earth pressures to be appropriate. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. The section entitled General Earthwork and Structural Fill contains additional recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls, or to prevent the formation of mold, mildew or fungi in interior spaces. Over time, the performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. There are a variety of different waterproofing materials and systems, which should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining walls. We recommend that you contact an experienced envelope consultant if detailed recommendations or specifications related to waterproofing design, or minimizing the potential for infestations of mold and mildew are desired. The General, Slabs-On-Grade, and Drainage Considerations sections should be reviewed for additional recommendations related to the control of groundwater and excess water vapor for the anticipated construction. SLABS-ON-GRADE The building floors can be constructed as slabs-on-grade atop competent native soil, or on structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported structural fill. GEOTECH CONSULTANTS, INC. Renton Housing Authority October 15, 2015 JN 15342 Page 7 Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. This can affect moisture-sensitive flooring, cause imperfections or damage to the slab, or simply allow excessive water vapor into the space above the slab. All interior slabs-on- grade should be underlain by a capillary break drainage layer consisting of a minimum 4-inch thickness of clean gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the No. 4 sieve) of no more than 10 percent. Pea gravel or crushed rock are typically used for this layer. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders such as 6-mil plastic sheeting have been used in the past, but are now recommending a minimum 10-mil thickness for better durability and long term performance. A vapor retarder is defined as a material with a permeance of less than 0.3 perms, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where vapor retarders are used under slabs, their edges should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.01 perms when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. The General, Permanent Foundation and Retaining Walls, and Drainage Considerations sections should be reviewed for additional recommendations related to the control of groundwater and excess water vapor for the anticipated construction. EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as Type B. Therefore, temporary cut slopes greater than 4 feet in height should not be excavated at an inclination steeper than 1: 1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. The above-recommended temporary slope inclination is based on the conditions exposed in our explorations, and on what has been successful at other sites with similar soil conditions. It is possible that variations in soil and groundwater conditions will require modifications to the inclination at which temporary slopes can stand. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. It is also important that surface runoff be directed away from the top of temporary slope cuts. Cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sand or loose soil can cave suddenly and without warning. Excavation, foundation, and utility contractors should be made especially aware of this potential danger. These recommendations may need to be modified if the area near the potential cuts has been disturbed in the past by utility installation, or if settlement-sensitive utilities are located nearby. All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. All permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. GEOTECH CONSULTANTS, INC. Renton Housing Authority October 15, 2015 DRAINAGE CONSIDERATIONS JN 15342 Page 8 Footing drains should be used where: (1) crawl spaces or basements will be below a structure; (2) a slab is below the outside grade; or, (3) the outside grade does not slope downward from a building. Drains should also be placed at the base of all earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock that is encircled with non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space. The discharge pipe for subsurface drains should be sloped for flow to the outlet point. Roof and surface water drains must not discharge into the foundation drain system. A typical drain detail is attached to this report as Plate 10. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. As a minimum, a vapor retarder, as defined in the Slabs-On-Grade section, should be provided in any crawl space area to limit the transmission of water vapor from the underlying soils. Crawl space grades are sometimes left near the elevation of the bottom of the footings. As a result, an outlet drain is recommended for all crawl spaces to prevent an accumulation of any water that may bypass the footing drains. Providing even a few inches of free draining gravel underneath the vapor retarder limits the potential for seepage to build up on top of the vapor retarder. No groundwater was observed during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. A discussion of grading and drainage related to pervious surfaces near walls and structures is contained in the Foundation and Retaining Walls section PAVEMENT AREAS The pavement section may be supported on competent, native soil or on structural fill compacted to a 95 percent density. The pavement subgrade must be in a stable, non-yielding condition at the time of paving. Granular structural fill or geotextile fabric may be needed to stabilize soft, wet, or unstable areas. To evaluate pavement subgrade strength, we recommend that a proof roll be completed with a loaded dump truck immediately before paving. In most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in the section entitled General Earthworlc and Structural Fill. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt-treated base (ATB). We recommend providing heavily loaded areas with 3 inches of AC over 6 inches of CRB or 4 inches of ATB. Heavily loaded areas are typically main driveways, dumpster sites, or areas with truck traffic. Increased maintenance and more frequent repairs should be expected if thinner pavement sections are used. Water from planter areas and other sources should not be allowed to infiltrate into the pavement subgrade. The pavement section recommendations and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. ((We can provide recommendations based on expected traffic loads and California Bearing Ratio (CBR) tests, if requested.)) As with any pavements, some maintenance and repair of limited areas can be expected as the pavement ages. Cracks in the pavement should be sealed as soon as possible after they become evident, in order to reduce the potential for GEOTECH CONSULTANTS, INC Renton Housing Authority October 15, 2015 JN 15342 Page 9 degradation of the subgrade from infiltration of surface water. For the same reason, it is also prudent to seal the surface of the pavement after it has been in use for several years. To provide for a design without the need for any maintenance or repair would be uneconomical. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. It is important that existing foundations be removed before site development. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: 1.0( \ 110'\ (H ~ II.I. \II'\ l\ll \I Rl:L \fl\ I: 1 Pl.\( F\IE'\ I ( 0\11' \( 110'\ Beneath slabs or 95% walkwavs Filled slopes and behind 90% retainina walls 95% for upper 12 inches of Beneath pavements subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry density, as determined in accordance with ASTM Test Designation D 1557-91 (Modified Proctor). Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test pits are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking samples in test GEOTECH CONSULTANTS, INC Renton Housing Authority October 15, 2015 JN 15342 Page 10 pits. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Renton Housing Authority and its representatives for specific application to this project and site. Our conclusions and recommendations are professional opinions derived in accordance with our understanding of current local standards of practice, and within the scope of our services. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site development. ADDITIONAL SERVICES Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. The scope of our work did not include an environmental assessment, but we can provide this service, if requested. The following plates are attached to complete this report: Plate 1 Plate 2 Plates 3 -7 Plates 8 -9 Plate 10 Vicinity Map Site Exploration Plan Test Pit Logs Test Hole Logs Typical Footing Drain Detail GEOTECH CONSULTANTS, INC. Renton Housing Authority October 15, 2015 JN 15342 Page 11 We appreciate the opportunity to be of service on this project. Please contact us if you have any questions, or if we can be of further assistance. TRC/JHS:at Respectfully submitted, James H. Strange, Jr., P.E. Associate GEOTECH CONSULTANTS. INC. • "' ,,-,, \ · .. ~- .... ~-" •-·!· .,~a1 ~et!,--&~11--·· ' GEOTECH CO'l'SULTANTS, 1:,/C. (Source· M;crosoft Maf)Point, 2013) VICINITY MAP NORTH 1, I, ,, ~ '.r Ii I 1144 -1158 Harrington Avenue NE Renton, Washington 'Job No: 15342 'Date: Oct.2015 GEOTECH CONSULTANTS, INC. Ll.J z Ll.J > <t: z 0 1- (!J z cc cc <t: I Legend: 1 ' --.... ···-·-----·~---~,.-~---~--~----~--~--~~-~----r-~-~--------::-----_,... .. ___ _ --TP-7 f ,, l:.iiil ' TP-4 l:.iiil TP-5 TP-3 l:.iiil l:.iiil i ./ SITE TP-2 l:.iiil _, Yl/ TH-2 •• ' ~ ,I NORTH ;\ t i/ l:.iiil Test Pit Location 0 Test Hole Location GEOTECH CONSULTA.1'1TS, INC. SITE EXPLORATION PLAN 1144 -1158 Harrington Avenue NE Renton, Washington ' ~ob No: I Date: • 15342 Oct. 2015 I Plate: No Scale _ GEOTECH CONSULTANTS, INC. 2 '\ ,e o\~ TEST PIT 1 ~ ·?v ,1:-'-e\ f ~o' ,:,'-e ~~ ,P c,<o Description ,:P c,0 '\ i) ,Ji '"~'s.Jlv.er_tl)ps_o;1 -'.lswf: Brown SAND. fine to coarse-grained, moist, loose ... ~i~ a Q • j~Ml ----~-------- ... Brown slightly silty SAND with gravel, fine to coarse-grained, moist, medium-dense ... Llic!ll ::111,,, -becomes dense <'!:.':':<:I:. 5 '--, r 'J !.:. * Test Pit terminated at 5 feet on August 25, 2015. ... * No groundwater seepage was observed during excavation. -* No caving observed during excavation. - - 10 ..._ '\ ,e o\~ TEST PIT 2 ~ ·?v ,'i'.. ,e\ iS' ~o' ,e<c ~'Ii ,e 0c, ,,e" c,o<:' '\'l>'O 0"' Descn'ption Grass over topsoil ... --------·[~f Brown SAND with gravel, fine to coarse-grained, moist, loose to medium-dense ... ,: ... ;;_']'°' ': l~~:f Gray-brown slightly silty SAND with gravel, fine to coarse-grained, moist, ... medium-dense -becomes dense 5 '--1-.:::=J ·=;· 1,-\,1 ,n:i: ' '-* Test Pit terminated at 5.5 feet on August 25, 2015. I-* No groundwater seepage was observed during excavation. * No caving observed during excavation . ... ... 10 '-- ~'* TEST PIT LOG GEOTECH 1144 -1158 Harrington Avenue Northeast CONSULTANTS, L"IC. Renton, Washington ~ ; Job I Date: I Logged by: I Plate: ,5 >-15342 Oct. 2015 TRC 3 GEOTECH CONSULTANTS, INC. :\ ,0 o\o\ TEST PIT 3 ~-· c,\"1 I.'-e,\ R'S ~o' 1:--~0~ -{'? ,.0 0e;, Description <:f" cP "iP ,§3 ... Grass over topsoil -S' Gray-brown SAND with gravel, fine to coarse-grained, moist, medium-dense ... w -~·"}~;~· i O "°'"' "" 0 n",/,c)O~ -/·~ ~t"! -reduced gravel content, becomes gray "' C; ~ 3 5 --f ~foO. to'"".~<;2o, §J! -------~---·· I-Gray-brown silty SAND with gravel, fine to coarse-grained, moist, medium-dense ... Ui:I!l -becomes dense ... • Test Pit terminated at 7.5 feet on August 25, 2015 . * No groundwater seepage was observed during excavation. ... * No caving observed during excavation. 10-- :\ ~ o\o\ TEST PIT 4 ~ .,}-s ~\. 0' R'S ~o' ~0,;; -{',,~ ,.0 0c, Description <:f' 00 "iP 0"' -Grass over topsoil 0° ~· o ,; . ·---... 'fB Gray-brown SAND with gravel, fine to coarse-grained, moist, medium-dense ... 0 : SW . '1, o0 c i) .. \$:~;~~ -reduced gravel content, becomes gray f:,%vooco 5 ...... o "i'o "~ C.> Cc: "~ ~.::,fl .. ~~c~·ao &f~:i: Gray-brown silty SAND with gravel, fine to coarse-grained, moist, medium:1:fense ilsMI -!l!?Ji -becomes dense -... * Test Pit tenminated at 8 feet on August 25, 2015 . * No groundwater seepage was observed during excavation. 10 ...... • No caving observed during excavation. ~i1 TEST PIT LOG GEOTECH 1144 -1158 Harrington Avenue Northeast ~ CONSULTANTS, INC. Renton, Washington '-Job I Date: I Logged by: I Plate: ",, )>-15342 Oct. 2015 TRC 4 GEOTECH CONSULTANTS. INC. , ,e ,\SI TEST PIT 5 ~· · s'-,s t '-,e' f ~o' rc'-0 1° ~e 0° Description <:;>° 00 "'0" 0"' Grass over topsoil -0~; ----------------------------- Gray-brown SAND with gravel, fine to coarse-grained, moist, loose to medium-dense -• C g, -' -* Test Pit terminated at 2.5 feet on August 25, 2015. -* No groundwater seepage was observed during excavation. 5 -• No caving observed during excavation . .. .. .. - 10 - "\ <3 o\~ TEST PIT 6 ~· ·s'-,s ,'-,e' R'S' ~o' r;-'-0<:' ~'I> '!}e 00 Description <::>° cP '\0 0"' c,.;. a .'.Pc Gravel over: -,Js~~ Gray-brown SAND with gravel, fine to coarse-grained, moist, medium-<Jense ",,,,.,, -!, Go~ ;, ~c,.i>J ~~G -reduced gravel content, becomes gray .~~· ~,,., 3 -~ ~ .,"' ~ co ,.. ·;~:~~): 5 -~ ""' 0.:, ), i!: .. ------------------- Rust-brown mottled gray-brown silty SAND with gravel, fine to coarse-grained, moist, .. medium-dense ·-i -• Test Pit terminated at 7.8 feet on August 25, 2015. -* No groundwater seepage was observed during excavation. 10-* No caving observed during excavation. ~-iJ TEST PIT LOG GEOTECH 1144 -1158 Harrington Avenue Northeast CONSULTANTS, INC. Renton, Washington ~ t... Job I Date: I Logged by: I Plate: ~ ~ 15342 Oct. 2015 TRC 5 GEOTECH CONSULTANTS. INC '\ ~ ,1;,, TEST PIT 7 ~ ~':! ~"" ' R"' ~o'~ r;-l:-1-&0 .0 0"" Description <::;0 cP '\,§> \)s -Grass over topsoil - -'l:~r Brown SAND with gravel, fine to coarse-grained, moist, loose to medium-dense to coC -~.\~o,,~ [: -becomes medium-dense 't. 0 c"'~ " ~o t,/'0 0~ -<:;Q o.;:;~ ~"' o ~· ~o 5 -;· ;foO. isMii Gray-brown slightly s1ltfSAND wftn gravel, fine to coarse-grained, moist, . -'----... _ -•-----L- I-* Test Pit terminated at 6 feet on August 25, 2015. I- * No groundwater seepage was observed during excavation. • No caving observed during excavation. L- 10 '-- '\ ,0 ,1;,, TEST PIT 8 ~-.;,.CJ ~"" 0' R"' ~o' r;-,f' 1-"'~ .0 0":J Description <::;e 0 a "';;, \)s L-Grass over topsoil ~~-,..-. ·- I- !~ Gray-brown SAND with gravel, fine to coarse-grained, moist, medium-dense I-It." "s,o.;(i~ i ~'-I) L-;l~M! Grav-brown sliohtlv siltv SAND with oravel. fine to coars"-"rained moist, dense 5 -* Test Pit terminated at 4 feet on August 25, 2015. '- * No groundwater seepage was observed during excavation. * No caving observed during excavation. I- L-... 10 '-- ~t, TEST PIT LOG GEOTECH 1144 -1158 Harrington Avenue Northeast CONSULTANTS, INC. Renton, Washington i l ... Job I Date: I Logged by: I Plate: s,, -~- 15342 Oct. 2015 TRC 6 L:it:::.U I t:.l,H 1...,uN:::,.uL I AN I:::,., INL,. ':I 10 o\sil TEST PIT 9 ~ .,,,v "''" ,01 iS' ~o' ,e 1''1> ,0 0s Description ,i' 0°"' <.,'1>'() 09 Grass over topsoil --- ~El Gray-brown SAND with gravel, fine to coarse-grained, moist, medium-dense -'b ~ "~/ ~.\~\~ o, ... <J,; 4 ;'~ " --... !-1 ~"· 1: Gray-brown slightly silty SAND with gravel, fine to coarse-grained, moist, dense 5 -• Test Pit terminated at 4 feet on August 25, 2015. • No groundwater seepage was observed during excavation. -• No caving observed during excavation. - -- 10- ;'<' o\o\ TEST PIT 10 ~" ·ei ,'-01 R'S ~o' 1:-'0<:-~'1>~ ,0 0s Description ,f' 00 <.,'1>'() Ji ... FILL Grass over brown silty SAND with gravel, fine to coarse-grained, moist, loose (FILL) ... Topsoil -----------------~--·------- jswb ... Gray-brown SAND with gravel, fine to coarse-grained, moist, medium-dense ... ~j:= . Gray-brown slightly silty SAND with gravel, fine to coarse-grained, moist, dense ,.1:-.Nl r 5 -• Test Pit terminated at 4.5 feet on August 25, 2015. -• No groundwater seepage was observed during excavation. -* No caving observed during excavation. - - 10- ~iJ' TEST PIT LOG GEOTECH 1144 -1158 Harrington Avenue Northeast CONSULTANTS, INC. Renton, Washington , ~-~ Job I Date: I Logged by: I Plate: ?' 15342 Oct. 2015 TRC 7 GEOTECH CONSULTANTS. INC. , ,e •\~ TEST HOLE 1 ~ ·s'-v "-" e' 11,s-~o' ,:,\0<:< ,f''l>~ ~0 0c, Description <:i 00 <:1? ,::,''3 Grass over topsoil -- '.jswf: Brown SAND with gravel, fine to coarse-grained, moist, loose to medium-dense ~ i~~o ", i -becomes medium-dense and gray-brown ~· C ~,,, -' ... ""' • Test Hole terminated at 3 feet on September 14, 2015. 5 ,__ • No groundwater seepage was observed during excavation. • No caving observed during excavation. ~ ~ ~ - 10-- ' ,0 ~\~ TEST HOLE 2 ~· . s'-v .,_ ,.e' ,s. ~o' .,_0<:< ,f''li ~0 0c, ,/' 0 o<:< '\ ~ J3 Description ... Grass over topsoil -------·- ~ '.jswf Brown SAND with gravel, fine to coarse-grained, moist, loose to medium-dense }.::.p~"\ i -becomes medium-dense ~ ~~,,,,~ ~ i"c.".,,, ~ [:~ /Grav sil"' SAND with aravel fine to coarse-nrained moist dense ""' 5 ,__ • Test Hole terminated at 4 feet on September 14, 2015. • No groundwater seepage was observed during excavation. ""' • No caving observed during excavation. - - - 10-- ~t, TEST HOLE LOG GEOTECH 1144 -1158 Harrington Avenue Northeast CO'.'ISULTANTS, INC. Renton, Washington , ~ Job I Date: I Logged by: I Plate: 7 15342 Oct. 2015 TRC 8 GEOTECH CONSULTANTS, INC ... I.. ... - 5 - - ~ L... L... 10 '- ~t, TEST HOLE 3 Description One foot of shredded bark over geotextile over 3 inches of gravel over geotextile ---------------- ::[~~} Gray-brown SAND with gravel, fine to coarse-grained, moist, loose to medium-dense '',, ··' ~Grav siltv SAND with nravel fine to coarse-nrained moist medium-dense to dense * Test Hole terminated at 2.7 feet on September 14, 2015. * No groundwater seepage was observed during excavation. * No caving observed during excavation. TEST HOLE LOG GEOTECH CONSULTANTS, INC. ~1.,..,j•6,y _),-..,_ =-'""---- 1144 -1158 Harrington Avenue Northeast Renton, Washington Job I Date: I Logged by: I Plate: 15342 Oct 2015 TRC 9 GEOTECH CONSULTANTS, INC. Slope backfill away from foundation. Provide surface drains where necessary. Backfill (See text for requirements) Washed Rock (718" min. size) Nonwoven Geotextile Filter Fabric Tightline Roof Drain (Do not connect to footing drain) Vapor Retarder/Barrier and Capillary Break/Drainage Layer (Refer to Report text) NOTES: 4" Perforated Hard PVC Pipe (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage, waterproofing, and slab considerations. • $ GEOTECH CONSULTANTS, INC. FOOTING DRAIN DETAIL 1144 -1158 Harrington Avenue NE Renton, Washington ' Job No: 'Date: • 15342 Oct. 2015 GEOTECH CONSULTANTS, INC. 10 I DATE: TO: FROM: RE: Attachment A Cultural Resource Consultants, Inc. October 23, 2015 Kevin Gifford Berk Consulting Glenn Hartmann, Principal Investigator TECHNICAL MEMO 1507F-3 Cultural Resources Assessment for the Sunset Court Apartments Project, Renton, WA The attached short report form constitutes our amended final report for the above referenced project. The only change to the earlier version is the addition of four revised historic property inventory forms (Attachment C). Assessment did not identify archaeological resources that could be affected by this project. There are four structures built over 50 years ago located on the subject parcels; however, these do not meet minimum criteria for eligibility for state or national historic register eligibility. Historic inventory forms for the structures and an inadvertent discovery plan are attached. Please contact this office should you have any questions about our findings and/or recommendations. 197 PARrlTT WAY 'JW. SL'ITE 100 PO Box 10668, 8,\INBRIIJGE ISU\'JlJ, WA 981 ·10 PHONE 206 855-9020 info@crcwa.com CULTURAL RESOURCES REPORT COVER SHEET Author: James Schumacher Title of Report: Cultural Resources Assessment for the Sunset Court Apartments Project. Renton, w_A_ Date of Report: October 23L2015 County: King Section: ~ Township: 23 N Range: 5 E Quad: Mercer Island, WA Acres: < 2 PDF of report submitted (REQUIRED) [X] Yes Historic Property Inventory Forms to be Approved Online? [X] Yes D No Archaeological Site(s)/lsolate(s) Found or Amended? D Yes [X] No TCP(s) found? D Yes L8J No Replace a draft? D Yes [xJ No Satisfy a DAHP Archaeological Excavation Permit requirement? D Yes# Were Human Remains Found? D Yes DAHP Case# [xJ No DAHP Archaeological Site#: • Submission of PDFs is required [X] No • Please be sure that any PDF submitted to DAHP has its cover sheet. figures, graphics, appendices. attachments, correspondence. etc., compiled into one single PDF file. • Please check that the PDF displays correctly when opened. Management Summary This report describes a cultural resources assessment of six tax parcels for the proposed Sunset Court Apartments in Renton, King County, Washington. The project is to construct a new mixed-income apartment complex as part of a redevelopment effort for the Renton Housing Authority's Sunset Terrace housing project. This assessment was developed to identify any previously recorded archaeological or historic sites at the project location and evaluate the potential for the project to affect cultural resources. No previously recorded archaeological sites are located in or adjacent to the project boundary. Assessment did not identify significant potential for archaeological resources that could be affected by this project. Four structures built over 50 years ago are located on four of the subject parcels, and were inventoried for inclusion on the Washington State Historic Preservation Office database. These buildings do not appear to meet eligibility criteria for state or national historic register eligibility. 1. Administrative Data B-~JJortTitle: Cultural Resources Assessment for the Sunset Court Apartments Project, Seattle, Washington. Author: James Schumacher Report Date: October 23, 2015 Location: The project is located in a mixed urban residential/retail neighborhood in Renton, in Township 23 North, Range 5 East, Section 9, Willamette Meridian (Figure I). The subject property includes King County Tax Parcel numbers (and situs addresses) are: 722780-1660 ( I 144 Harrington Avenue NE); 722780-1665 ( 1156 Glenn wood Avenue NE); 722780-1780 (vacant lot on Harrington Place NE); and, 722780-1781 (City park on Harrington Place NE). Two adjacent "node" parcels included in this project are 722780-1315 (I 062 Glennwood Avenue NE) and 722780-1290 (1081 Harrington Avenue NE). USGS 7.5' Top9grnphic Map (s): Mercer Island, WA Total Area Involved: Less than two acres. Objective (Research Design): This assessment was developed as a component of preconstruction environmental review with the goal of ensuring that no cultural resources are disturbed during construction of the proposed project by determining the potential for any as-yet unrecorded archaeological or historic sites within the project area. This project requires oversight from the U.S. Department of Housing and Urban Development. CRC's work was intended, in part, to assist in addressing federal agency responsibilities regarding the identification of potential impacts to archaeological and historic sites in compliance with Section 106 of the National Historic Preservation Act (NHPA), as well as state laws and regulations protecting cultural resources (e.g., RCW 27.44, RCW 27.53). Under Section 106, agencies involved in a federal undertaking must take into account the undertaking's potential effects to historic properties (36 CFR 800.16(1)( I)). The Washington State Archaeological Sites and Resources Act CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 1 (RCW 27.53) prohibits knowingly disturbing archaeological sites without a permit from the Washington Department of Archaeology and Historic Preservation (DAHP), and the Indian Graves and Records Act (RCW 27.44) prohibits knowingly disturbing Native American or historic graves. Assessment methods consisted of review of available project information, local environmental, cultural, and historical information, and records on file at DAHP, as well as field investigations. CRC also contacted cultural resources specialists with the Duwamish Tribe, the Muckleshoot Tribe, and the Snoqualmie Nation to inquire about project-related cultural information or concerns (Attachment B). This assessment utilized a research design that considered previous studies, the magnitude and nature of the project, the nature and extent of potential effects on historic properties, and the likely nature and location of historic properties within the project area, as well as other applicable laws, standards, and guidelines (per 36CFR800.4 (b)(l)). National Register of Historic Places (NRHP) assessment criteria were developed by the National Park Service (NPS 1991). Cultural resources may qualify forNRHP listing if they: A. Are associated with events that have made a significant contribution to the broad patterns of our history; or B. Are associated with the lives of persons significant in our past; or C. Embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. Have yielded, or may be likely to yield, information important in prehistory or history. Upon meeting eligibility criteria, a cultural resource will be termed a "historic property" under the NHPA. According to the NRHP guidelines, the "essential physical features" ofa historic property must be intact for it to convey its significance, and the resource must retain its integrity, or "the ability of a property to convey its significance." The seven aspects of integrity are: • • • • • • • Location (the place where the historic property was constructed or the place where the historic event occurred); Design (the combination of elements that create the form, plan, space, structure, and style of a property); Setting (the physical environment of a historic property); Materials (the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property); Workmanship (the physical evidence of the crafts of a particular culture or people during any given period of history or prehistory); Feeling (a property's expression of the aesthetic or historic sense of a particular period of time), and; Association (the direct link between an important historic event or person and a historic property). CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 2 Criteria used for assessment of potential eligibility for the Washington Heritage Register are similar to NRHP criteria (OAHP n.d.). Criteria to qualify include: • • • Age of at least 50 years. If newer, the resource should have documented exceptional significance. The resource should have a high to medium level of integrity . The resource should have documented historical significance at the local or state level. In order to be recommended under Criterion A of the NRHP, properties must have an important association with historical themes in the region in the late nineteenth and early twentieth century. Such themes might include the development of timber, mining, hydroelectric or other industry; historic Native American, European-American, or other ethnic group settlement, homesteading, or farrnstcading; transportation infrastructure; and recreation or tourism. Eligibility under Criterion B requires that the property have a documented association with a prominent individual important to local, regional, state or national history. The property must be associated with the individual's productive life; ownership alone is not sufficient for a recommendation. In order to be recommended eligible under Criterion C, a structure must embody the distinctive characteristics of a type, period, or method of construction and have documented historic association. The distinctive physical characteristics of the construction method must be present and reflect their historic significance. Interiors should be considered in assessing the property's ability to convey its historic character. Individual buildings within a complex of associated structures may retain integrity and be individually eligible. Eligibility under Criterion D requires a documented historic association and integrity of location, in order to have the potential to yield important information pertaining to historic themes. Properties must demonstrate the likelihood that they contain unique archaeological data important in answering one or more developed research questions. Recorded Cultural Resources Present: Yes [ x] No [ ] No archaeological sites have been previously recorded in the project location. Three of the subject parcels each has a building that was inventoried with DAHP in 20 I I, but which was not evaluated. Project Background: Berk Consulting, on behalf of the City of Renton, requested Cultural Resource Consultants, Inc. (CRC) to conduct a cultural resources assessment prior to development of the Sunset Court Apartments in Renton, King County, Washington. The City of Renton is redeveloping the Sunset Terrace public housing community in northeast Renton. In 2011, the City completed an Environmental Impact Statement (EIS) and a Record of Decision in accordance with the National Environmental Policy Act (NEPA) and adopted a Planned Action Ordinance in accordance with the State Environmental Policy Act (SEPA) for redevelopment. The NEPA/SEPA Final Environmental Impact Statement supporting both milestones was issued that year. Since the original FEIS analysis, additional planning has occurred and changes are now proposed. As a result of potential changes, the City is preparing a revised Master Site Plan. CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project. Renton, King County. WA Page 3 The proposed Sunset Court Apartment project will construct a new mixed-income apartment complex as part of the redevelopment effort. In 20 I I, the Sunset Court Apartment concept was considered as a '"swap site" within this larger project, whereby an existing park and parcels would be consolidated for a larger park, to allow construction of affordable replacement housing. RHA has since acquired additional lots adjacent to the park to make the overall design more conducive to their plans. Two "node" lots located across the street would likely receive a share of housing units. The recently acquired lots are now included to expand a previously defined Area of Potential Effect (APE) for the Sunset Terrace housing project. This CRC report is to be included in the City of Renton Sunset Court NEPA Re-Evaluation and SEPA Addendum, which is currently being prepared. The City of Renton and Renton Housing Authority (RHA) considered the larger area around the current proposed Sunset Court Apartments in the 2011 Renton Sunset Area Environmental Impact Statement. Cultural resources were evaluated on the Master Plan Sites and swap sites in 20 IO and 20 I 1 (Elder et al. 20 IO; Stevenson et al. 201 I), which included archaeological assessment and historic property inventory on numerous parcels surrounding the six parcels discussed in this report (Figure 2). The proposed Sunset Court Apartments will be a 50 unit multi-family housing project situated on four tax parcels (Figure 3). Tax parcel numbers (and situs addresses) are: 722780-1660 (1144 Harrington Avenue NE); 722780-1665 ( 1156 Glennwood Avenue NE); 722780-1780 (vacant lot on Harrington Place NE); and, 722780-1781 (City park on Harrington Place NE). Two adjacent "node" parcels included in this project are 722780-1315 (I 062 Glenn wood Avenue NE) and 722780-1290 (1081 Harrington Avenue NE), located across Harrington Avenue NE from the other parcels. Eight townhomes are planned on the two node parcels, part of a coordinated development that would have another eight townhomes on two abutting sites in the original 20 I 0 APE, for a total of 16 townhomes. Four of the parcels contain one-story duplex residences that would be demolished. For purposes of this assessment, the area of potential effects (APE) for this project is understood to be the parcels described above and depicted on attached maps. 2. Background Research Background research was conducted in August-September 2015. Archival Sources Checked: DAHP WISAARD Web Soil Survey Library General Land Office Map [ x J Three buildings over 50 years old have been inventoried within the project boundary. [ x] Soils mapped in the project location consist of Arents, Aldcrwood material, 6-15 percent slopes, and Ragnar-Indianola association, sloping (USDA NRCS 2015). [x] Various historical, archaeological, and ethnographic references. [x] 1865 Context Overview: Environmental and cultural context information for this project is derived from relevant published reports, articles, and books; historical maps and documents; geological and soils surveys; ethnographic accounts; and local archaeological survey reports. CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page4 Elder et al. (2010) produced a detailed cultural resources and historical context statement for the RHA Sunset Terrace redevelopment project that included and expanded on inforrnation summarized in this report. Environme11tal Context: An understanding of environmental and geological processes is important to assess archaeological expectations and model the potential for unidentified cultural resources in any location. Local topography in the project area was formed by Late Pleistocene glaciers that advanced through the area approximately 15,000 years ago, during the Vashon Stade of the Fraser Glaciation, scouring troughs or channels in the older glacial till that was deposited and compacted during previous glacial advances. Since the last glacial retreat (ca. 12,000-13,000 years ago), little, if any, sedimentary deposition has occurred in the vicinity of the project area. The surface geologic unit mapped in the project location is Qgd: Pleistocene glacial drift, which is composed of unsorted till and out wash clay, silt, sand, gravel, and cobbles deposited by glacial ice (WA DNR 2015). Soils mapped in the project area are mostly AmC: Arents, Alderwood material, 6-15 percent slopes, and RdC: Ragnar-Indianola association, sloping, in the southwestern-most part of the APE (USDA NRCS 2015). Arents developed from glacial till; the typical vertical profile consists of gravelly sandy loam, with the gravel fraction increasing with depth. Ragnar-Indianola soil was formed from glacial till; the typical profile consists of ashy fine sandy loam to 27 inches depth, over loamy sand. Evidence ofpostglacial cultural activity would typically be expected to be present near the modern ground surface. If archaeological deposits were present within the project area, they would have been on the surface or very shallowly buried. Due to minimal post-glacial soil development, any present deposits would likely have been obscured or destroyed by natural erosional forces and historic development. Thus, this type of depositional environment is considered to have a low potential to contain intact archaeological deposits. Archaeological Context: Approximately I 1,500 years of human occupation in the Puget Sound region have been summarized in many archaeological, ethnographic, and historic investigations conducted over the past several decades. Sites dated between roughly 5,000-2,500 years ago show evidence of increased human use of open prairie land, the saltwater littoral, and riverine environments and floodplains. Seasonal camps in both upland and lowland environments indicate specialized resource utilization that complimented long-terrn lowland villages (e.g., I .arson and Lewarch I 995). By the mind-l 91h century and the period of intensive Euroamerican contact, the archaeological record shows evidence of changes in social and cultural traditions. Several previous cultural resource studies and overviews provide general background information applicable to the project area ( e.g., Elder et al. 20 IO; Nelson 1990). Archaeological evidence dated to between 3000-200 B.P. illustrates the beginning of the elaboration of seasonal logistical mobility and patterns of seasonal residence that characterized the ethnographic pattern in the Puget Sound region. Sites dating to this period represent seasonal specialized spring and summer fishing and root gathering campsites, and village locations. Beginning approximately two hundred years ago, relatively rapid social changes occurred under the pressures of acculturation (Marino 1990; Suttles and Lane 1990). CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 5 Ethnographic Context: This region is within the traditional territory of the Duwamish Tribe ofSouthem Lushootseed speakers; historically, ancestors of members of the Snoqualmie Nation and Muckleshoot Tribe and other tribal groups may have utilized this general area (Suttles and Lane 1990; Waterman 2001). Local Indian people shared many broadly defined traditions with their inland Puget Sound neighbors, including littoral, lacustrine, or riverine settlement patterns, subsistence emphasis on salmon and other fish, land game, and a wide variety of abundant vegetable foods, and household and village communities linked by family and exchange relations (Suttles and Lane 1990). From the early twentieth century, ethnographers ( e.g., Waterman 200 I) recorded many traditional place names in the general area, as told to them by Native American informants; most of these place names are near the lake and river shorelines. One name is recorded as within the general upland vicinity or the project (Waterman's map is not exacting): Tuqwi'tLus, which is translated as "'red face,' for a high bluff east of Renton" (Waterman 2001: 148-149). Historic Context: Euro-American settlement began in the Renton area around 1850. By the mid-1850s, increased Euro-American settlement had drastically impacted Indian people and their traditions through disease, violence, and the disruption of settlements and subsistence economies. ln 1855, the Duwamish and other Puget Sound tribes signed the Point Elliot Treaty, which forced local Indian people onto reservations. Coal deposits in the Renton area attracted prospectors to the area. By the 1870s, investors expanded the industry; these included William Renton of the Port Blakely Mill Company, who was cofounder of the Renton Coal Company (Kirk and Alexander 1990). To support the increase in demand for coal, railroads were built from Elliot Bay to Renton, and from Elliott Bay, coal was shipped to west coast markets. By the 1880s in the project area, the logging industry also figured prominently in economic activity in the greater Renton area (Slauson 1976). The project area was a small part of a vast territory that the United States deeded to the Northern Pacific Railroad Company in 1894-1895 (BLM 2015). The Renton coal mines began to close by the 1890s; however, the city's location on a transportation corridor continued to stimulate industrial, commercial, and residential development (Kirk and Alexander 1990). Sunset Highway was developed south of the project APE by 1910, and until 1940 was the main road between Seattle and Snoqualmie Pass (Buerge 1989). In I 940, establishment of the Boeing Company aircraft manufacturing plant brought greater industrial prosperity. By 1942 and the entry of the United States into the Second World War, Boeing employed over 40,000 people. Until about this time, when demand for worker housing skyrocketed, the project APE retained its rural character. Many Renton neighborhoods were established during the war years. Following the end of the war, the federal government aided Renton's construction of housing projects and residential infrastructure, which included the Highlands north and south of Sunset Highway (Buerge 1989). Historical Maps: The General Land Office (GLO) cadastral survey plat for the project area is blank; it does not show any natural or cultural features, such as streams, forests, structures, trails, or clearings at the project location or within at least 0.5-mile of the project APE (USSG I 865). The nearest feature illustrated on that map is a trail that ran from the southwest to the CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 6 northwest over 0.5-mile southeast of the APE. A late 19th-century King County township map depicts no natural or cultural features in the vicinity of the project APE (Anderson 1889). Maps produced by the Kroll Map Company (Kroll 1912, 1926, 1930) were reviewed; these show no mapped roads or features within the vicinity of the project APE, and indicate ownership of lands surrounding the APE as "Alex B. Stewart." A later (post-World War 2) edition of the map depicts platted roads that exist today (Kroll 1946). Recorded Cultural Resources: Single structures on three of the subject parcels were indexed with a historic property inventory form (HP!), based on Assessor computer records imported by the DAHP into that office's electronic WISAARD database in 201 I. There are no archaeological sites in the vicinity of the project APE recorded with DAHP or with the King County Historic Preservation oflice (personal communication with Phil LcToumcau, King County Historic Preservation Program, September I, 2015). The nearest recorded archaeological site (45KI786) consists of early 20th century human remains and coffin hardware found in a construction trench about one mile north of the current project APE (Rooke 2008). Multiple pre-contact and historic archaeological sites arc recorded on the Cedar River floodplain, over one mile southwest of the APE. Literature review did not identify traditional cultural properties (TCPs) in or near the project. The nearest previous cultural resources assessments were conducted adjacent to the current project APE, both for the Sunset Terrace housing redevelopment (Elder et al. 20 IO; Stevenson et al.2011 ). The first of these resulted in inventory of historic buildings, and "very low potential" for the presence of undisturbed archaeological deposits across nearly all of the study area (Elder et al. 2010:7-1). Forty-eight properties identified as 45 years of age or older were evaluated for NRHP-eligibility. Based on NRHP criteria, only one of these was recommended eligible, located at 2825 NE Sunset Boulevard and used at that time as a St. Vincent de Paul Superstore. The other 47 properties were recommended not eligible for the NRHP. due mostly to structural modifications and upgrades completed by RHA that compromised their historical integrity (Elder et al. 2010:2-6, 2-7). The DAHP concurred with these recommendations (Holter 2010). The second study adjacent to the current project parcels, which included excavation of shovel probes on one ofthesc parcels, the City park (Figure 4), concluded the study area contained ·'mixed or imported sediments or soils that would not have the potential to contain archaeological resources. The potential for the discovery of archaeological deposits with in the APE is considered very low" (Stevenson et al.2011 :7-1 ). All probes were negative for identification of archaeological resources. Survey for a cell antenna upgrade within one-half mile east of the APE inventoried historic buildings, but did not result in identification of archaeological sites (Buehner 2013 ). Survey for a fiber-optic installation along the 1-405 corridor, about 0.80-mile west of the project APE. did not identify unrecorded cultural resources (Juell 2001). Survey for public housing improvements about 0.5-milc north of the APE resulted in inventory of two historic buildings; no archaeology was found (Hetzel and Elder 20 I 0). CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 7 Archaeological Expectations: The DAHP statewide predictive model uses environmental data about the locations of known archaeological sites to identify where previously unknown archaeological sites are more likely to be found. The model correlates locations of known archaeological to environmental data "to determine the probability that, under a particular set of environmental conditions, another location would he expected to contain an archaeological site (Kauhi and Markert 2009:2-3). Environmental data categories included in the computer-based model are elevation, slope, aspect, distance to water, geology, soils, and landforms. The model classifies different parts of the project area as low, moderate, and high potential, likely based on slope and distance to water (i.e., streams) variables. Based on native environmental factors, the DAHP model designates the project area as high probability for the presence of archaeological sites; however, based upon the results of background research and the evidence of historic and modem development, the specific project location is considered to have a low potential to contain intact archaeological deposits. Local geomorphology, the shallow depositional environment, and significant historic and modern urban ground disturbances make it unlikely that the project could encounter intact, significant archaeological deposits. 3. Fieldwork Field investigations were conducted by the author; notes and photographs are on file at CRC. Total Area Examined: Areas not examined: Date(s) of Survey: The entire project area. None. September 3, 2015 Weatheiand SurfaceYisibility: Weather conditions were warm and dry. Surface visibility of mineral soils was obscured by buildings, sidewalks, and grass. 4. Results The author surveyed the project area in clear and dry weather (Figure 5). Various data sets suggested a very low potential for the presence of buried archaeology. These included geological data that indicated any post-Pleistocene archaeology would be buried at a very shallow depth and the history of significant ground disturbance due to mid-20'h century development across the project area. Two shovel probes were dug and sediments screened through 0.25-inch mesh (Table I). Soils appeared to be glacial till and fill. No artifacts or indication of buried surfaces or pre-modern anthropogenic sediments was found. The exteriors of the four duplex houses in the APE were accessible for inventory. County assessor information indicated these had all been built in 1943, during expansion of Renton's residential neighborhoods. These buildings were similar in appearance. Each was a one-story wood-frame residential duplex with a rectangular plan and medium-pitch side gable roof. CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 8 b Table I. Shove pro e data. SP Description, depths in centimeters (with UTM coordinates: Zone-Easting- No. Northini,; WGS84 datum) 1 Z-1 OT, E-56161 I, N-5261244 Lawn/sod. 0-22: sandy loam, likely graded fill. 26-45: gravelly sandy loam. Probe abandoned at comoacted o:ravellv sediment. No cultural material. 2 Z-1 OT, E-561642, N-5261290 Sod. 0-26: gravelly sandy loam. 26-45: gravelly sandy loam. Probe stopped at comnacted l!:ravellv sediment. No cultural material. These cxtriors had been modified from their original construction, and appeared in generally fair to poor condition (Figure 6). Other than the association with Renton's wartime growth, no evidence was identified that would support eligibility of these buildings for state or federal historic registers. The historic physical character of the buildings was likely compromised by structural modifications one or more times, including changes to windows and roofs observed in the site reconnaissance. Cultural Resources Identified: Assessment of the project APE identified four buildings older than 50 years; excavation of shovel probes suggested a very low potential for buried archaeology (Figure 7). The four structures were photographed and inventoried on W ADAHP I listoric Property Inventory forms. These forms are amended to this report and uploaded electronically to the DAHP Historic Property Inventory database. No pre-contact or potentially significant historic sites were identified in the project area. Conclusions, Findings and Recommendations: Pedestrian survey, shovel probes, and background research did not identify evidence of precontact or potentially significant historic sites within the project APE. The four duplex residences appeared to have exterior window and roof modifications similar to those that RHJ\ implemented to nearby buildings inventoried in 2010 (e.g., I 052 Glennwood Avenue NE) that were determined not eligible for the NRIIP (Elder 20 IO; Holter 20 I 0). The four duplex residences are recommended not eligible for the NRHP. Under NRHP eligibility Criterion A, they arc related to an event that made a significant contribution to the broad patterns of our history: the gro"'th of Renton during the Second World War and its connection to Boeing's military aircraft production. However. this relationship is tangential and supported only by the construction year of 1943. As to Criterion B, no evidence was identified for association with significant persons. The duplexes do not embody distinctive physical characteristics, and, as the surrounding neighborhood has undergone rebuilding and redevelopment since their construction, these do not represent a distinguishable entity whose components may lack individual distinction, as required by Criterion C. Under Criterion D, the duplexes are not likely to yield information important in history. Eligibility for the Washington Heritage Register is supported by the buildings' age of at least 50 years, but they each have a compromised level of integrity and do not have documented historical significance al the local or state level. The depositional environment and modern land use conditions suggest a very lo" potential for intact buried cultural deposits. An archaeological inadvertent discovery protocol is attached (Attachment A). CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project. Renton, King County, WA Page 9 In the event that ground disturbing or other activities do result in the inadvertent discovery of archaeological deposits, work should be halted in the immediate area and contact made with the DAHP in Olympia. Work should be halted until such time as further investigation and appropriate consultation is concluded. In the unlikely event of the inadvertent discovery of human remains, work should be immediately halted in the area, the discovery covered and secured against further disturbance, and contact effected with law enforcement personnel and the DAHP. No historic properties affected [ x J Historic properties affected [ J No adverse effect to historic properties [ J Adverse effect to historic properties [ ] Attachments: [x] [x] Figures Photographs Other [x] Proposed inadvertent discovery plan; project related correspondence; Historic Property Inventory forms. 5. Limitations of this Assessment No cultural resources study can wholly eliminate uncertainty regarding the potential for prehistoric sites, historic properties or traditional cultural properties to be associated with a project. The information presented in this report is based on professional opinions derived from our analysis and interpretation of available documents, records, literature, and information identified in this report, and on our field investigation and observations as described herein. Conclusions and recommendations presented apply to project conditions existing at the time of our study and those reasonably foreseeable. The data, conclusions, and interpretations in this report should not be construed as a warranty of subsurface conditions described in this report. They cannot necessarily apply to site changes of which CRC is not aware and has not had the opportunity to evaluate. 6. References Anderson, 0. P. 1889 Township Plats of King County, Washington Territory. 0. P. Anderson, Seattle. Buehner, Chanel 2013 May Valley #SE03XC382 Survey. Historic Preservation Northwest, Albany, Oregon. Buerge, David M. 1989 Renton, Where the Water Took Wing: An Illustrated History. Windsor Publications, Inc., Chatsworth, California. CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 10 Bureau of Land Management (BLM) 2015 Land Patent Search -BLM GLO Records. Electronic resource, http://www.glorecords.blm.gov/search/default.aspx. Elder, J. Tait, Melissa Cascella, and Christopher Hetzel 20 IO Cultural Resources Survey Report: Potential Sunset Terrace Redevelopment Subarea and NE Sunset Boulevard. Prepared for City of Renton and Renton Housing Authority. !CF International, Seattle. Google Inc. 2015 Google Earth (Version 7.1.2.2041) [Software] Available from http://www.google.com/earth/index.html. Hetzel, Christopher and J. Tait Elder 20 IO Cultural Resources Survey Report: Hillcrest Terrace Community Building. Prepared for City of Renton and Renton Housing Authority. !CF International, Seattle. Holter, Russel 2010 l .etter to Ericka Conkling, City of Renton, regarding Sunset Terrace Redevelopment Subarea, DAIIP Log: 091010-31-HUD-CDBG, November 18. On file at DAHP, Olympia. Juell, Kenneth E. 2001 Cultural Resources Inventory of the Proposed Washington Light Lanes Project. Prepared for Universal Communication Networks -Washington Inc., and David Evans & Associates, Inc. NW AA Project W AO 1-6. Northwest Archaeological Associates, Inc., Seattle. Kirk, Ruth, and Carrnela Alexander 1990 Exploring Washington's Past: A road guide to history. University of Washington Press, Seattle. Kroll Map Company 1912 Kroll 's Atlas ofKinf!, County, WashinR,ton. Kroll Map Company, Seattle. 1926 Kro/1 's Atlas of Kinf!, County, WashinR,lon. Kroll Map Company, Seattle. 1930 Kro/l 's Atlas of King County, Washington. Kroll Map Company, Seattle. 1946 Kro/l 's Atlas of King County, Washington. Kroll Map Company, Seattle. Larson, L. L., and D. E. Lewarch, eds. 1995 The Archaeology of West Point. Seattle. Washington: 4,000 Years ofHunter-Fisher- Gatherer land Use in Southern Pugel Sound. Report prepared for King County Metropolitan Services. Larson Anthropological/Archaeological Services, Seattle. CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 11 Marino, Cesare 1990 History of Western Washington Since 1846. In Handbook of North American Indians, Vol. 7: Northwest Coast, edited by Wayne Suttles, pp. 169-179. Smithsonian Institution Press, Washington D.C. National Park Service (NPS) 1991 How to Apply the National Register Criteria for Evaluation. National Register Bulletin No. 15. U.S. Department of the Interior, National Park Service, Washington, D.C. Nelson, C. M. 1990 Prehistory of the Puget Sound Region. In Handbook of North American Indians, Volume 7: Northwest Coast, pp. 481-484. Smithsonian Institution Press, Washington, DC. Office of Archaeology and Historic Preservation (OAHP) n.d. Washington Heritage Register. Publication on file at Washington State Department of Archaeology and Historic Preservation, Olympia. Rooke, Lara 2008 Washington State Archaeological Site Form 45KI786. On file at DAHP, Olympia. Slauson, Morda C. 1976 Renton -From Coal lo Jets. Renton Historical Society, Renton, Washington. Stevenson, Alexander E., J. Tait Elder, Melissa Cascella, and Christopher Hetzel 2011 Cultural Resources Survey Report: Development of Three Project Sites in the Renton Sunset Terrace Neighborhood. Prepared for City of Renton and Renton Housing Authority. !CF International, Seattle. Suttles, W. and B. Lane 1990 Southern Coast Salish. In Handbook of North American Indians, Volume 7: Northwest Coast, pp. 485-502. Smithsonian Institution Press, Washington, DC. United States Department of Agriculture Natural Resources Conservation Service (USDA NRCS) 2015 Web Soil Survey. Electronic resource, http:/ /websoi I survey .nrcs.usda.gov /app/WebSoilSurvey .aspx. United States Surveyor General (USSG) 1865 General Land Office Map, Township 23 North, Range 5 East, Willamette Meridian. Electronic resource, http://www.blm.gov/or/landrecords/survey. Washington State Department of Natural Resources (WA DNR) 2015 Washington Interactive Geologic Map. Division of Geology and Earth Resources- Washington's Geological Survey. Electronic resource, https ://fortress. wa. gov/ dn r/ geo Io gy I. CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 12 Waterman , T. T. 200 I sda?da? g"'el dibel lesucid ?acaciltalbix"' Puget Sound Geography. Yi Hilbert, Jay Miller, and Zalmai Zahir, contributing editors. Lushootseed Press , Fed eral Way, Washington. CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton , King County, WA Page 13 7. Figures Area of Potential Effect & Survey Area feet F ig ure I . USGS Mercer Island, WA 7.5-minute quad marked with project boundary. CRC Te chnical Memorandum 1507F-3 Sunset Court Apartments Project, Renton , King County , WA Page 14 [-:! Ot y lim its Pa rcels c::J Area of Potentia l Effects N A I 0 Figure 2. 20 IO cultural reso urces study area annotated with current project APE (image source: Elder et al. 20 I 0:5-3). CRC Technical Memorandum 150 7F-3 Sunset Court Apartments Project, Renton , King County, WA Page 15 I ___ _J • I Figure 3. Plan of proposed development. ..... ., .. _.,. ". """'""' ........,.,., - (~ sc hemata wo ricshop ~ ... "t#l,:,f"9"ftl-.:' ~--""-" -.. Sunset Cou rt Apartments ~-~~~'!,... .... ',( SIIE P.AN A002 Figure 4. Air photo showing shovel probes (ST) dug in current project area in 2011 (image source: Stevenson et al. 20 I l :5-5). CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton , King County, WA Page 16 Figure 5. Overv iew of the project location ; view is to the southeast. Figure 6. Representative view of 1943 duplexes ; view is of 1156 Glenwood Avenue NE. CRC Technica l Memorandum 1507F-3 Sunset Court Apartments Pro ject, Rento n, King County , WA Page 17 Figure 7. View of eastern portion of the project APE ; view is to the north. Figure 8. Air photo annotated with project area, study parcels, and 2015 shovel probes (SP) (image source: Google, Inc. 2015). CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton. King County, WA Page 18 Attachment A. Protocols for Discovery of Archaeological Resources and Human Remains Protocols for Discovery of Archaeological Resources In the event that archaeological resources are encountered during project implementation. the following actions will be taken: In work areas. all ground disturbing activity at the location will stop, and the work supervisor will be notified immediately. The work site will be secured from any additional impacts and the supervisor will be informed. The project proponent will immediately contact the agencies with jurisdiction over the lands where the discovery is located, if appropriate. The appropriate agency archaeologist or the proponent's contracting archaeologist will determine the size of the work stoppage zone or discovery location in order to sutliciently protect the resource until further decisions can be made regarding the work site. The project proponent will consult with Washington State Department of Archaeology and Historic Preservation (W ADAHP) regarding the evaluation of the discovery and the appropriate protection measures, if applicable. Once the consultation has been completed, and if the site is determined to be NRHP-eligible, the project proponent will request written concurrence from the agency or tribe(s) that the protection and mitigation measures have been fulfilled. Upon notification of concurrence from the appropriate parties, the project proponent will proceed with the project. Within six months after completion of the above steps, the project proponent will prepare a final written report of the discovery. The report will include a description of the contents of the discovery, a summary of consultation, and a description of the treatment or mitigation measures. Protocols for Discovery of Human Remains If human remains are found within the project area, the project proponent. its contractors or permit-holders, the following actions will be taken, consistent with Washington State RCWs 68.50.645, 27.44.055, and 68.60.055: If ground-disturbing activities encounter human skeletal remains during the course of construction then all activity will cease that may cause further disturbance to those remains. The area of the find will be secured and protected from further disturbance. The project proponent will prepare a plan for securing and protecting exposed human remains and retain consultants to perform these services. The finding of human skeletal remains will be reported to the county medical examiner/coroner and local law enforcement in the most expeditious manner possible. The remains will not be touched, moved, or further disturbed. The county medical examiner/coroner will assume jurisdiction over the human skeletal remains and make a determination of whether those remains are forensic or non-forensic. If the county medical examiner/coroner determines the remains are non-forensic. then they will report that finding to W ADAHP, which will then take jurisdiction over the remains. WADA HP will notify any appropriate cemeteries and all affected tribes of the find. The State Physical Anthropologist will make a determination of whether the remains are Indian or N,rn-lndian and report that finding to CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 19 any appropriate cemeteries and the affected tribes. W ADAHP will then handle all consultation with the affected parties as to the future preservation, excavation, and disposition of the remains. Le~d Representative and Primarv Contact Duwamish Tribe Cecile Hansen, Chairwoman, (206) 431-1582 4705 W Marginal Way SW Seattle, WA 98106-1514 Muckleshoot Tribe Virginia Cross, Chair (253) 939-3311, ext. 3194 39015 172nd Ave SE Auburn, WA 98092 Laura Murphy, Cultural Resources, (253) 876-3272 Snoqualmie Nation Carolyn Lubenau, Chair, (425) 888-6551 PO Box 969 Snoqualmie, WA 98065 Steve Mullen-Moses, Cultural Resources (425) 888-6551 Washington Department of Archaeology and Historic Preservation PO Box 48343 Olympia, WA 98504-8343 Lead Representative: Allyson Brooks, State Historic Preservation Officer, 360-586-3066 Primary Contact: Rob Whitlam, State Archaeologist, 360-586-3080 Primary Contact for Human Remains: Guy Tasa, State Physical Anthropologist, 360-586-3534 King County Medical Examiner 206-731-3232 King County Sheriff (206) 296-4155 Renton Police Department (425) 430-7500 (non-emergency) CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 20 Attachment B. Project related correspondence with tribal cultural resources offices. CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 21 Cultural Resource Consultants, Inc. August 28. 2015 Duwamish Tribe Cecile Hansen, Chaim'oman 4705 W Marginal Way SW Seattle, WA 98106-1514 Re: Cultural Resources Assessment for Lhc Sunset Court Apartments Project, Renton. WA Dear Cecile: I am writing to inform you of a cultural resources assessment for the above referenced project and to seek additional information about the project area the Trihe may have Lhat is not readily available through other written sources. The project is located in Section 9. Township 23 r-.iorth, Range 5 Willamette Meridian at Harrington Avenue NE and Harrington Place NE in Renton, King County, Washington. Berk Consulting. on behalf of the City of Renton, is requesting this assessment prior to development of the Sunset Court Apartments to be located at I l44 Harrington Avenue NE in Renton. The project is to construct a new mixed-income apartment complex as part of a redevelopment effort for the Renton Housing Authority's Sunset Terrace housing project. The project area for this 50 unit multi~farnily housing project is situated on four parcels: 722780· 1660. 722780-1665, 722780-1780 and 722780-1781. We are in the pnx.-ess of rcvicvving available infonnation. Background research will include a site files search at the Washington State Department of Archaeology and Historic Preservation, review of previously recorded cultural resource reports, and review of pertinent published literature and ethnogmphies. Results of our investigations will be presented in a technical memo. We <1re aware that not all infonnation is contained within published sources. Should the Tribe have additional information to support our assessment, we would very much like to include it in our study. Please contact me should you wish to provide any comments. I appreciate your assistance in this maller and look forward to hearing from you. Sincerely. Glenn D. Hartmann President/Principal Tnvestigat11r rn I:!( IX I U668, 8,W,llil.ll)(;f hi \Nil. WA 98110 f-'11r1s;1 206.853.90).0 111to!I'crc1,J.com CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project. Renton. King County. WA Page 22 Cultural Resource Consultants, Inc. August 28, 2015 Muckleshoot Indian Tribe I .aurn Murphy, Archaeologist/Cultural Resources 39015 172ndAvcSE Auburn, WA 98092 Re: Cultural Resources Assessment for the Sunset CoUJ1 Apartments Project. Renton, WA Dear I .aura: I am writing to inform you of a cultural resources assessment for the above referenced project and to seek additional information about the project area the Tribe may have that is not readily available through other written sources. The project is located in Section 9, Township 21 '.\/orth. Range 5 Willamette Meridian at Harrington Avenue NE and Harrington Place NE in Renton, King County. Washington. Berk Consulting, on behalf of" the City of Renton. is requesting this assessment prior tu de\elopmcnt of the Sunset Court Apartments to he lrn.:ated at 1144 Harrington Avenue NE in Renton. The project is to construct a new mi\ed-income apartment complex as part of a rede\ elopment effort for the Renton Housing Authority's Sunset T crracc housing project. The project area for this 50 unit multi .family housing project is situated on four parcels: 722780-1660, 722780-1665, 722780-1780 and 722780-1781. We are in the process of re, ie\\ ing available information. Background research will ind ude a site files search at the Washington State Oepartrnent of Archaeology and Historic Presen ation, rcvie,v of previously recorded cultural resource reports, and review of pertinent published literature and ethnogmphies. Results of our investigations will he presented in a technical memo. We arc aware that not all infonnation is contained within published sources. Should the Tribe have additional infonnation to support our assessment. we would very much like to include it in our study. Please contact me should ytm wish to prO\ ide any comments. I appreciate your assistance in this matter and look forward to hearing from you. Sincerely. A 1,__,,_ __ },:/;,,,_±_~~---- " Glenn D. l lartrnann President/Principal Investigator l'Q B, J~ 10668, B\INIIKllli ,I l~I \,1 J, WA Yil 11 :J Pt 1< ,,, 206.8'.>5 .9020 n,lu@cn w~ corn CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 23 Cultural Resource Consultants, Inc. August 28, 2015 Snoqualmie Indian Tri he Steve Multen-\1oses 8130 Railroad Ave, Suite 103 PO Box 969 Snoqualmie, WA 98065 Re: Cultural Resources Assessment for the Sunset Court Apartments Project, Renton, WA Dear Steve: [ am \\Ti ting to inform you of a culturnl resources assessment for the above referenced project and to seek additional information about the project area the Tribe may have that is not readily available through other written sources. The project is located in Section 9, Township 23 North, Range 5 Willamette Meridian at Harrington Avenue :"JE and Harrington Place NE in Renton, King County, Washington. Berk Consulting, on behalf of the City of Renton, is requesting this assessment prior to development of the Sunset Court Apartmenls to be located at 1144 Harrington Avenue NE in Renton. The project is to construct a new mixed-income apartment complex as part of a redevelopment effort for the Renton Hou!:.ing Authority's Sunset Terrace housing project. The project area for this 50 unit multi-family housing project is situated on four paccelsc 722780-1660, 722780-1665, 722780-1780 and 722780-178 I_ We arc in the process of reviewing available information. Background research will include a site files search at the Washington State Department of Archaeology and Historic Preservation, review of previously recorded cultural resource reports, and review of pertinent published literature and ethnographies. Results of our investigations will he presented in a technical memo. We are a<vvare that nol all information is contained within published sources. Should the Tri he have additional information to support our assessment, we would very much like to include it in our study. Please contact me should you wish to provide any comments. I appreciate your assistance in this matter and look forward Lo hearing from you. Sincerely, AL----J~- G1enn D. Hartmann President/Principal Investigator 1'0 6( JX l 0668. 8 \INllRIIJ\lf l<;i ,\'<I\ W.", 98110 PltOM 20(i.ll',',.90/0 CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton. King County, WA Page 24 Attachment C. \VADAJ-IP Historic Property Inventory forms. CRC Technical Memorandum 1507F-3 Sunset Court Apartments Project, Renton, King County, WA Page 25 Historic Inventory Report Location Field Site No. Historic Name: 1062 Glennwood Avenue NE, Renton Common Name: DAHPNo. Property Address: 1062 Glennwood Ave NE, Renton, WA 98056 Comments: Tax No./Parcel No. 7227801315 Plat/Block/Lot Acreage Supplemental Map(s) Township/Range/EW Section 1/4 Sec 1/4 1/4 Sec T23R05E 09 Coordinate Reference Easting: 1224301 Northing: 794975 Projection: Washington State Plane South Datum: HARN (feet) Identification County King Quadrangle MERCER ISLAND Survey Name: Cultural Resources Assessment for the Sunset Date Recorded: 09/03/2015 Court Apartments Project, Renton Field Recorder: James Schumacher Owner's Name: Renton Housing Authority Owner Address: 2900 NE 10th Street City: Renton Classification: Building Resource Status: Survey/Inventory Within a District? Not Identified Contributing? National Register: Local District: State: WA Comments: National Register District/Thematic Nomination Name: Eligibility Status: Determined Not Eligible -SHPO Determination Date: 9/22/2015 Determination Comments: 091010-31-HUD-CDBG determined on 9/22/2015 Wednesday, October 21, 2015 Page 1 of 5 Zip: 98056 Historic Inventory Report Description Historic Use: Domestic -Multiple Family House Plan: Rectangle Changes to Plan: Intact Stories: 1 Changes to Original Cladding: Slight Changes to Other: Unknown Other (specify): Style: Modern -Minimal Traditional Foundation: Concrete -Poured Narrative Study Unit Cladding: Wood -Clapboard Form/Type: Multi-Family -Duplex Architecture/Landscape Architecture Date of Construction: 1943 Built Date Current Use: Domestic -Multiple Family House Structural System: Platform Frame Changes to Interior: Unknown Changes to Windows: Extensive Roof Type: Roof Material: Gable -Side Gable Other Builder: Engineer: Architect: Asphalt/ Composition - Shingle Property appears to meet criteria for the National Register of Historic Places:No Property is located in a potential historic district (National and/or local): unknown Property potentially contributes to a historic district (National and/or local): Wednesday, October 21, 2015 Page 2 ofs Statement of Significance: Description of Physical Appearance: Historic Inventory Report In 1940, establishment of the Boeing Company aircraft manufacturing plant brought greater industrial prosperity to Renton. By 1942 and the entry of the United States into the Second World War, Boeing employed over 40,000 people (Buerge 1989). The exterior of the house was accessible for inventory (Schumacher 2015). County assessor information indicated it was built in 1943, during the wartime expansion of Renton's residential neighborhoods. "Highlands and North Highlands Much of the existing development in the Highlands is single family and duplex housing, with newer multiple family complexes near Sunset Boulevard N.E. to the north and N.E. 4th Street to the south. The single family and duplex homes were originally built by the federal government as temporary housing for Boeing employees during World War II. As the time, the neighborhood was in King County. After the war, in 1946, the neighborhood was annexed to the City of Renton. The majority of these homes have endured and become Renton's main source of low income housing. [ ... ] The housing to the north is dominated by small, duplex and single family structures. like many of the homes in the Highlands neighborhood, most of the single family and duplex structures in the North Highlands originated as temporary housing far Boeing employees (City of Renton 1989:34-35)." Other than the association with Renton's wartime growth, no evidence was identified that would support eligibility of these buildings for state or federal historic registers. The building has been renovated: windows have been replaced and roofing modified. The duplex has Modern characteristics, but does not embody elements that exemplify a noteworthy example of this style. The property was evaluated at a reconnaissance level as part of a cultural resources assessment for the Sunset Court Apartments project, completed for the Sunset Terrace Redevelopment Subarea in Renton {Schumacher 2015). This building is a one-story residential duplex built in 1943, according to the King County Assessor. The architect and builder are unknown. The exterior appeared in generally fair to poor condition. The building is a one-story wood-frame residential duplex with a rectangular plan and medium- pitch side gable roof. It has non-original windows and roof. The historic physical character of the buildings was likely compromised in recent decades. Structural upgrades could potentially have been similar to those implemented nearby: [Renton Housing Authority] completed a comprehensive rehabilitation of Sunset Terrace in the 1970s, which resulted in the removal and replacement of many[ ... ] features. The original windows were replaced with new metal windows, unit doors were replaced[ ... ] and the original cedar wall claddings were replaced with vinyl siding. Subsequent changes occurred in the 1990s, when the single-level, ground- related units in the complex were upgraded for ADA accessibility. Kitchens and bathrooms in the individual housing units were also substantially renovated at this time (Elder et al. 2010:2-6, 2-7). Wednesday, October 21, 2015 Page 3 of S DEPARTMENT OF ARCHAEOLOGY & Historic Inventory Report ""'°"?. "~ERV~:'°" Major Bibliographic References: Buerge, David M. 1989 Renton, Where the Water Took Wing: An Illustrated History. Windsor Publications, Inc., Chatsworth, California. City of Renton 1989 Community Profile. Renton Department of Community Development, Renton, Washington. Elder, J. Tait, Melissa Cascella, and Christopher Hetzel 2010 Cultural Resources Survey Report: Potential Sunset Terrace Redevelopment Subarea and NE Sunset Boulevard. Prepared for City of Renton and Renton Housing Authority. ICF International, Seattle. Schumacher, James 2015 Cultural Resources Assessment for the Sunset Court Apartments Project, Renton, Washington. Prepared for Berk Consulting. (RC Technical Memo 1507F-l. Cultural Resource Consultants, Inc., Bainbridge Island. Wednesday, October 21, 2015 Page 4 of s Photos Southwest elevation 2015 West elevation 2015 Wednesday, October 21, 2015 Historic Inventory Report Source: http://www.rentonhousing.org/history .html Neighborhood 1943 PageSofS Historic Inventory Report Location Field Site No. Historic Name: 1081 Harrington Avenue NE, Renton Common Name: DAHP No. Property Address: 1081 Harrington Ave NE. Renton. WA 98056 Comments: Tax No./Parcel No. 7227801290 Plat/Block/Lot Acreage Supplemental Map(s) Township/Range/EW Section 1/4 Sec 1/4 1/4 Sec T23R05E 09 Coordinate Reference Easting: 1224466 Northing: 794958 Projection: Washington State Plane South Datum: HARN (feet) Identification County King Quadrangle MERCER ISLAND Survey Name: Cultural Resources Assessment for the Sunset Date Recorded: 09/03/2015 Court Apartments Project, Renton Field Recorder: James Schumacher Owner's Name: Renton Housing Authority Owner Address: 2900 NE 10th Street City: Renton Classification: Building Resource Status: Survey/Inventory Within a District? Not Identified Contributing? National Register: Local District: State: WA Comments: National Register District/Thematic Nomination Name: Eligibility Status: Determined Not Eligible -SHPO Determination Date: 9/22/2015 Determination Comments: 091010-31-HUD-CDBG determined on 9/22/2015 Wednesday, October 21, 2015 Page 1 of S Zip: 98056 Historic Inventory Report Description Historic Use: Domestic~ Multiple Family House Plan: Rectangle Changes to Plan: Intact Stories: 1 Changes to Original Cladding: Intact Changes to Other: Unknown Other (specify): Style: Modern -Minimal Traditional Foundation: Concrete -Poured Narrative Study Unit Cladding: Wood -Clapboard Form/Type: Multi-Family -Duplex Architecture/Landscape Architecture Date of Construction: 1943 Built Date Current Use: Domestic -Multiple Family House Structural System: Platform Frame Changes to Interior: Unknown Changes to Windows: Extensive Roof Type: Roof Material: Gable -Side Gable Other Builder: Engineer: Architect: Asphalt/ Composition - Shingle Property appears to meet criteria for the National Register of Historic Places:No Property is located in a potential historic district (National and/or local): unknown Property potentially contributes to a historic district (National and/or local): Wednesday, October 21, 2015 Page 2 of 5 Statement of Significance: Description of Physical Appearance: Historic Inventory Report In 1940, establishment of the Boeing Company aircraft manufacturing plant brought greater industrial prosperity to Renton. By 1942 and the entry of the United States into the Second World War, Boeing employed over 40,000 people (Buerge 1989). The exterior of the house was accessible for inventory (Schumacher 2015). County assessor information indicated it was built in 1943, during the wartime expansion of Renton's residential neighborhoods. "Highlands and North Highlands Much of the existing development in the Highlands is single family and duplex housing, with newer multiple family complexes near Sunset Boulevard N.E. to the north and N.E. 4th Street to the south. The single family and duplex homes were originally built by the federal government as temporary housing for Boeing employees during World War II. As the time, the neighborhood was in King County. After the war, in 1946, the neighborhood was annexed to the City of Renton. The majority of these homes have endured and become Renton's main source of low income housing. [ ... ] The housing to the north is dominated by small, duplex and single family structures. Like many of the homes in the Highlands neighborhood, most of the single family and duplex structures in the North Highlands originated as temporary housing for Boeing employees (City of Renton 1989:34-35)." Other than the association with Renton's wartime growth, no evidence was identified that would support eligibility of these buildings for state or federal historic registers. The building has been renovated: windows have been replaced and roofing modified. The duplex has Modern characteristics, but does not embody elements that exemplify a noteworthy example of this style. The property was evaluated at a reconnaissance level as part of a cultural resources assessment for the Sunset Court Apartments project, completed for the Sunset Terrace Redevelopment Subarea in Renton (Schumacher 2015). This building is a one-story residential duplex built in 1943, according to the King County Assessor. The architect and builder are unknown. The exterior appeared in generally fair to poor condition. The building is a one-story wood-frame residential duplex with a rectangular plan and medium- pitch side gable roof. It has non-original windows and roof. The historic physical character of the buildings was likely compromised in recent decades. Structural upgrades could potentially have been similar to those implemented nearby: [Renton Housing Authority] completed a comprehensive rehabilitation of Sunset Terrace in the 1970s, which resulted in the removal and replacement of many[ ... ] features. The original windows were replaced with new metal windows, unit doors were replaced [ ... ] and the original cedar wall claddings were replaced with vinyl siding. Subsequent changes occurred in the 1990s, when the single-level, ground- related units in the complex were upgraded for ADA accessibility. Kitchens and bathrooms in the individual housing units were also substantially renovated at this time (Elder et al. 2010:2-6, 2-7). Wednesday, October 21, 2015 Page3of5 Major Bibliographic References: Historic Inventory Report Buerge, David M. 1989 Renton, Where the Water Took Wing: An Illustrated History. Windsor Publications, Inc., Chatsworth, California. City of Renton 1989 Community Profile. Renton Department of Community Development, Renton, Washington. Elder, J. Tait, Melissa Cascella, and Christopher Hetzel 2010 Cultural Resources Survey Report: Potential Sunset Terrace Redevelopment Subarea and NE Sunset Boulevard. Prepared for City of Renton and Renton Housing Authority. ICF International, Seattle. Schumacher, James 2015 Cultural Resources Assessment for the Sunset Court Apartments Project, Renton, Washington. Prepared for Berk Consulting. CRC Technical Memo 1507F-l. Cultural Resource Consultants, lnc., Bainbridge Island. Wednesday, October 21, 2015 Page4of5 Historic Inventory Report Photos !Renton Highlands Scenes! -.,...;.,,.:-~~~~~" ... :--::._ .. ' .- .. Source: http://www.rentonhousing.org/h istory.html Neighborhood 1943 Wednesday, October 21, 2015 East elevation 2015 PageSofS 'O!PARTMENT OF ARCHAEOLOGY & HISTORIC PRESERVATION Historic Inventory Report Location Field Site No. Historic Name: 1144 Harrington Avenue NE, Renton Common Name: DAHP No. Property Address: 1144 Harrington Ave NE. Renton. WA 98056 Comments: Tax No./Parcel No. 7227801660 Plat/Block/Lot Acreage Supplemental Map(s) Township/Range/EW Section 1/4 Sec 1/4 1/4 Sec T23R05E 09 Coordinate Reference Easting: 1224640 Northing: 795287 Projection: Washington State Plane South Datum: HARN (feet} Identification County King Quadrangle MERCER ISLAND Survey Name: Cultural Resources Assessment for the Sunset Date Recorded: 09/03/2015 Court Apartments Project, Renton Field Recorder: James Schumacher Owner's Name: Renton Housing Authority Owner Address: 2900 NE 10th Street City: Renton Classification: Building Resource Status: Survey/Inventory Within a District? Not Identified Contributing? National Register: Local District: State: WA Comments: National Register District/Thematic Nomination Name: Eligibility Status: Determined Not Eligible -SHPO Determination Date: 9/22/2015 Determination Comments: 091010-31-HUD-CDBG determined on 9/22/2015 Wednesday, October 21, 2015 Page 1 of 5 Zip: 98056 - DEPARTMENT OF ARCHAEOLOGY & HLSTOR_I<:: P~ES~;~noN Historic Inventory Report Description Historic Use: Domestic -Multiple Family House Plan: Rectangle Changes to Plan: Intact Stories: 1 Changes to Original Cladding: Slight Changes to Other: Unknown Other (specify): Style: Modern -Minimal Traditional Foundation: Concrete -Poured Narrative Study Unit Cladding: Wood -Clapboard Form/Type: Multi-Family -Duplex Architecture/Landscape Architecture Date of Construction: 1943 Built Date Current Use: Domestic -Multiple Family House Structural System: Platform Frame Changes to Interior: Unknown Changes to Windows: Moderate RoofType: Roof Material: Gable -Side Gable Other Builder: Engineer: Architect: Asphalt/ Composition - Shingle Property appears to meet criteria for the National Register of Historic Places:No Property is located in a potential historic district (National and/or local): Unable to Determine Property potentially contributes to a historic district (National and/or local): Wednesday, October 21, 2015 Page 2 of s Statement of Significance: Description of Physical Appearance: Historic Inventory Report In 1940, estab!ishment of the Boeing Company aircraft manufacturing plant brought greater industrial prosperity to Renton. By 1942 and the entry of the United States into the Second World War, Boeing employed over 40,000 people (Buerge 1989). The exterior of the house was accessible for inventory (Schumacher 2015). County assessor information indicated it was built in 1943, during the wartime expansion of Renton's residential neighborhoods. "Highlands and North Highlands Much of the existing development in the Highlands is single family and duplex housing, with newer multiple family complexes near Sunset Boulevard N.E. to the north and N.E. 4th Street to the south. The single family and duplex homes were originally built by the federal government as temporary housing far Boeing employees during World War II. As the time, the neighborhood was in King County. After the war, in 1946, the neighborhood was annexed to the City of Renton. The majority of these homes have endured and become Renton's main source of low income housing.[ ... ] The housing to the north is dominated by small, duplex and single family structures. like many of the homes in the Highlands neighborhood, most of the single family and duplex structures in the North Highlands originated as temporary housing for Boeing employees (City of Renton 1989:34-35)." Other than the association with Renton's wartime growth, no evidence was identified that would support eligibility of these buildings for state or federal historic registers. The building has been renovated: windows have been replaced and roofing modified. The duplex has Modern characteristics, but does not embody elements that exemplify a noteworthy example of this style. The property was evaluated at a reconnaissance level as part of a cultural resources assessment for the Sunset Court Apartments project, completed for the Sunset Terrace Redevelopment Su bare a in Renton (Schumacher 2015). This building is a one-story residential duplex built in 1943, according to the King County Assessor. The architect and builder are unknown. The exterior appeared in generally fair to poor condition. The building is a one-story wood-frame residential duplex with a rectangular plan and medium- pitch side gable roof. It has non-original windows and roof. The historic physical character of the buildings was likely compromised in recent decades. Structural upgrades could potentially have been similar to those implemented nearby: [Renton Housing Authority] completed a comprehensive rehabilitation of Sunset Terrace in the 1970s, which resulted in the removal and replacement of many[ ... ] features. The original windows were replaced with new metal windows, unit doors were replaced [ ... ] and the original cedar wall claddings were replaced with vinyl siding. Subsequent changes occurred in the 1990s, when the single-level, ground- related units in the complex were upgraded for ADA accessibility. Kitchens and bathrooms in the individual housing units were also substantially renovated at this time (Elder et al. 2010:2-6, 2-7). Wednesday, October 21, 2015 Page 3 of 5 ' DEPARTMENT Of ARCHAEOLOG'!' & HOT°".IC PRESERVATION Historic Inventory Report Major Bibliographic References: Buerge, David M, 1989 Renton, Where the Water Took Wing: An Illustrated History. Windsor Publications, Inc, Chatsworth, California. City of Renton 1989 Community Profile. Renton Department of Community Development, Renton, Washington. Elder, J. Tait, Melissa Cascella, and Christopher Hetzel 2010 Cultural Resources Survey Report: Potential Sunset Terrace Redevelopment Subarea and NE Sunset Boulevard. Prepared for City of Renton and Renton Housing Authority. ICF International, Seattle. Schumacher, James 2015 Cultural Resources Assessment for the Sunset Court Apartments Project, Renton, Washington. Prepared for Berk Consulting, CRC Technical Memo 1507F-1. Cultural Resource Consultants, Inc., Bainbridge Island. Wednesday, October 21, 2015 Page 4 of 5 Photos DEPA~MENT OF ARCHAEOLOGY!. HISTORIC PRESERVATION West elevation 2015 Wednesday, October 21, 2015 Historic Inventory Report iRenton Highlands Scenes\ Source: http://www.rentonhousing.org/history.html Neighborhood 1943 ?age 5 ofS Historic Inventory Report Location Field Site No. Historic Name: 1156 Glennwood Avenue NE, Renton Common Name: DAHP No. Property Address: 1156 Glennwood Ave NE, Renton, WA 98056 Comments: Tax No./Parcel No. 7227801665 Plat/Block/Lot Acreage Supplemental Map(s) Township/Range/EW Section 1/4 Sec 1/41/4 Sec T23R05E 09 Coordinate Reference Easting: 1224659 Northing: 795396 Projection: Washington State Plane South Datum: HARN {feet) Identification County King Quadrangle MERCER ISLAND Survey Name: Cultural Resources Assessment for the Sunset Date Recorded: 09/03/2015 Court Apartments Project, Renton Field Recorder: James Schumacher Owner's Name: Renton Housing Authority Owner Address: 2900 NE 10th Street City: Renton Classification: Building Resource Status: Survey/Inventory Within a District? Not Identified Contributing? National Register: Local District: State: WA Comments: National Register District/Thematic Nomination Name: Eligibility Status: Determined Not Eligible -SHPO Determination Date: 9/22/2015 Determination Comments: 091010-31-HUD-CDBG determined on 9/22/2015 Wednesday, October 21, 2015 PagelofS Zip: 98056 Historic Inventory Report Description Historic Use: Domestic -Multiple Family House Plan: Rectangle Changes to Plan: Intact Stories: 1 Changes to Original Cladding: Slight Changes to Other: Unknown Other (specify): Style: Modern -Minimal Traditional Foundation: Concrete -Poured Narrative Study Unit Cladding: Woad -Clapboard Form/Type: Multi-Family -Duplex Architecture/Landscape Architecture Date of Construction: 1943 Built Date Current Use: Domestic -Multiple Family House Structural System: Platform Frame Changes to Interior: Unknown Changes to Windows: Extensive RoofType: Roof Material: Gable -Side Gable Other Builder: Engineer: Architect: Asphalt/ Composition - Shingle Property appears to meet criteria for the National Register of Historic Places:No Property is located in a potential historic district (National and/or local): unknown Property potentially contributes to a historic district (National and/or local): Wednesday, October 21, 2015 Page 2 of 5 :A,RTMENT OF Ji.RcHAEOLOG'I' 3, HIST0511C PRESERVATION '<;;;,:<;•'/'le"m.~cl-~~.~ .... Historic Inventory Report Statement of Significance: Description of Physical Appearance: In 1940, establishment of the Boeing Company aircraft manufacturing plant brought greater industrial prosperity ta Renton. By 1942 and the entry of the United States into the Second World War, Boeing employed over 40,000 people (Buerge 1989). The exterior of the house was accessible for inventory (Schumacher 2015). County assessor information indicated it was built in 1943, during the wartime expansion of Renton's residential neighborhoods. "Highlands and North Highlands Much of the existing development in the Highlands is single family and duplex housing, with newer multiple family complexes near Sunset Boulevard N.E. ta the north and N.E. 4th Street to the south. The single family and duplex homes were originally built by the federal government as temporary housing for Boeing employees during World War II. As the time, the neighborhood was in King County. After the war, in 1946, the neighborhood was annexed to the City of Renton. The majority of these homes have endured and become Renton's main source of low income housing.[ ... ] The housing to the north is dominated by small, duplex and single fami!y structures. Like many of the homes in the Highlands neighborhood, most of the single family and duplex structures in the North Highlands originated as temporary housing for Boeing employees (City of Renton 1989:34-35)." Other than the association with Renton's wartime growth, no evidence was identified that would support eligibility of these buildings for state or federal historic registers. The building has been renovated: windows have been replaced and roofing modified. The duplex has Modern characteristics, but does not embody elements that exemplify a noteworthy example of this style. The property was evaluated at a reconnaissance level as part of a cultural resources assessment for the Sunset Court Apartments project, completed for the Sunset Terrace Redevelopment Subarea in Renton (Schumacher 2015). This building is a one-story residential duplex built in 1943, according to the King County Assessor. The architect and builder are unknown. The exterior had been moderately modified from the original construction, and appeared in generally fair to poor condition. The building is a one- story wood-frame residential duplex with a rectangular plan and medium-pitch side gable roof. It has non- original windows. The historic physical character of the building was likely compromised in recent decades. Structural upgrades could potentially have been similar to those implemented nearby: [Renton Housing Authority] completed a comprehensive rehabilitation of Sunset Terrace in the 1970s, which resulted in the removal and replacement of many [ ... J features. The original windows were replaced with new metal windows, unit doors were replaced[ ... ] and the original cedar wall claddings were replaced with vinyl siding. Subsequent changes occurred in the 1990s, when the single-level, ground- related units in the complex were upgraded for ADA accessibility. Kitchens and bathrooms in the individual housing units were also substantially renovated at this time (Elder et al. 2010:2-6, 2-7). Wednesday, October 21, 2015 Page 3 of S Major Bibliographic References: Historic Inventory Report Buerge, David M. 1989 Renton, Where the Water Took Wing: An Illustrated History. Windsor Publications, Inc., Chatsworth, California. City of Renton 1989 Community Profile. Renton Department of Community Development, Renton, Washington. Elder, J. Tait, Melissa Cascella, and Christopher Hetzel 2010 Cultural Resources Survey Report: Potential Sunset Terrace Redevelopment Subarea and NE Sunset Boulevard. Prepared for City of Renton and Renton Housing Authority. ICF International, Seattle. Schumacher, James 2015 Cultural Resources Assessment for the Sunset Court Apartments Project, Renton, Washington. Prepared for Berk Consulting. CRC Technical Memo 1507F-l. Cultural Resource Consultants, Inc., Bainbridge Island. Wednesday, October 21, 2015 Page 4 of 5 DEPARTMENT OF ARCHAEOLOGY & HOTO<IC PRESERV~TlON Historic Inventory Report Photos Renton Highlands Scenes ~~--~~~~:.,r~~.;-~ -' #~ ...... Source: http://www.rentonhousing.org/history .html Neighborhood 1943 South elevation 2015 Wednesday, October 21, 2015 North elevation 2015 Pages of s Form WA-5 (6/76) Commitment Face Page .\ ,\~l~;k1 '~ '-, (·.-, :~_J_£~1 - COMMITMENT FOR TITLE INSURANCE Issued by File No.: NCS-704323-WAl FIRST AMERICAN TITLE INSURANCE COMPANY First American Title Insurance Company, herein called the Company, for valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagor of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of the Commitment or by subsequent endorsement. This Commitment if preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent. IN WITNESS WHEREOF, the Company has caused this commitment to be signed, to become valid when countersigned by an authorized officer or agent of the Company, all in accordance with its By- laws. This Commitment is effective as of the date shown in Schedule A as "Effective Date." First American Tille Insurance Company Pr/4L O'!'lllilS J G1lm•.)f,J ~'r~ldt"nt Jet1re:~· S Rotm5on Seae:arv First American Title Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-704323-WAl Page No. 1 To: --.; ,\ ~1 f; k I '~ ~ {·., ~ -First American Title Insurance Company National Commercial Services 818 Stewart Street, Suite 800, Seattle, WA 98101 (206)728-0400 -(800)526-7544 FAX (206)448-6348 Lavonne Bowman (206)615-3269 lavbowman@firstam.com Ally Community Development 5220 25th Ave SW Seattle, WA 98106 Attn: Juanita McLaughlin FIFTH REPORT SCHEDULE A Tina Kotas (206)615-3053 tkotas@firstam.com File No.: NCS-704323-WAl Your Ref No.: RHA/Shelter Resources 1. Commitment Date: January 05, 2016 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT PREMIUM TAX Extended Mortgagee's Covereage $ To follow $ To follow $ To follow Proposed Insured: To follow 3. The estate or interest in the land described on Page 2 herein is Fee Simple, and title thereto is at the effective date hereof vested in: City of Renton, a municipal corporation as to Parcel A, The Housing Authority of the City of Renton, a public body corporate and politic as to Parcel B and Renton Housing Authority, a municipal corporation as to Parcels C and D 4. The land referred to in this Commitment is described as follows: The land referred to in this report is described in Exhibit "A" attached hereto. First American Title Insurance Company Form WA-5 (6/76) Commitment LEGAL DESCRIPTION: PARCEL A: File No.: NCS-704323-WA! Page No. 2 EXHIBIT 'A' THAT PORTION OF PUBLIC USE AREA ADJACENT TO TRACT 46B IN BLOCK 46 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDffiON TO THE CITY OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 57 OF PLATS, PAGES 92 TO 98, INCLUSIVE, RECORDS OF COUN1Y OF KING, WASHINGTON, LYING SOUTH OF A LINE DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF LOT 21, BLOCK 46 OF SAID PLAT; THENCE EAST TO THE SOUTHWEST CORNER OF TRACT 46A OF SAID PLAT; AND LYING NORTH OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE SOUTHWEST CORNER OF LOT 19, BLOCK 46 OF SAID PLAT; THENCE SOUTH 03°35'47" WEST 25.58 FEET FROM THE SOUTHWEST CORNER OF SAID LOT 19; THENCE SOUTH 86°34'36" EAST 200.80 FEET TO THE CENTERLINE OF VACATED HARRINGTON PLACE NORTHEAST AND THE TERMINUS OF SAID LINE; TOGETHER WITH A 10 FOOT WALKWAY LYING BETWEEN TRACTS 46A AND 46B OF SAID PLAT AND BETWEEN LOTS 20 AND 21 OF SAID BLOCK 46. PARCEL A-1: PORTION OF TRACT 46B OF BLOCK 46 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CI1Y OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 57 OF PLATS, PAGES 92 TO 98, INCLUSIVE, RECORDS OF COUN1Y OF KING, WASHINGTON, AND THAT PORTION OF VACATED HARRINGTON PLACE NORTHEAST (FORMERLY 12TH PLACE), DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF TRACT 46B AND THE NORTHERLY LINE OF A 50 FOOT STRIP OF LAND DEEDED IN AUDITOR'S FILE NO. 6471625; THENCE NORTH 32°15'58" EAST ALONG SAID WESTERLY LINE 216.08 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 57°44'02" EAST 110.00 FEET TO THE WESTERLY MARGIN OF SAID HARRINGTON PLACE NORTHEAST; THENCE SOUTH 32°15'58" WEST ALONG SAID MARGIN 187.69 FEET TO THE SOUTH LINE OF RENTON LOT LINE ADJUSTMENT NO. LLA 7-83, RECORDED UNDER RECORDING NO. 8304119003; THENCE SOUTH 86°34'36" EAST ALONG SAID SOUTH LINE 6.03 FEET; THENCE NORTH 31 °24'45" EAST 186.09 FEET; THENCE NORTH 58°24'13" WEST 110.21 FEET; THENCE NORTH 30°56'11" EAST 99.11 FEET TO THE NORTHWESTERLY CORNER OF SAID TRACT 46B; THENCE SOUTH 32°15'58" WEST ALONG THE WESTERLY LINE OF SAID TRACT 99.09 FEET TO THE POINT OF BEGINNING. PARCEL A-2: PORTION OF TRACT 46B OF BLOCK 46 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CI1Y OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 57 OF PLATS, PAGES 92 TO 98, Arst American Title Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-704323-WAl Page No. 3 INCLUSIVE, RECORDS OF COUNTY OF KING, WASHINGTON, LYING NORTHERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE SOUTHWEST CORNER OF LOT 19, BLOCK 46 OF SAID PLAT; THENCE SOUTH 03°35'47" WEST 25.58 FEET FROM THE SOUTHWEST CORNER OF SAID LOT 19; THENCE SOUTH 86°34'36" EAST 200.80 FEET TO THE CENTERLINE OF VACATED HARRINGTON PLACE NORTHEAST AND THE TERMINUS OF SAID LINE; AND LYING SOUTHERLY AND WESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF TRACT 468 AND THE NORTHERLY LINE OF A 50 FOOT STRIP OF LAND DEEDED IN AUDITOR'S FILE NO. 6471625; THENCE NORTH 32°15'58" EAST ALONG SAID WESTERLY LINE 216.08 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 57°44'02" EAST 110.00 FEET TO THE WESTERLY MARGIN OF SAID HARRINGTON PLACE NORTHEAST; THENCE SOUTH 32°15'58" WEST ALONG SAID MARGIN 187.69 FEET TO THE SOUTH LINE OF RENTON LOT LINE ADJUSTMENT NO. LLA 7-83, RECORDED UNDER RECORDING NO. 8304119003 AND THE TERMINUS OF SAID LINE. PARCEL B: THAT PORTION OF TRACT 466, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 57 OF PLATS, PAGE(S) 92 THROUGH 98, INCLUSIVE, IN KING COUNTY, WASHINGTON, LYING NORTHEASTERLY OF A LINE: COMMENCING AT THE INTERSECTION OF THE NORTHWESTERLY LINE OF SAID TRACT 46B WITH THE NORTHERLY MARGIN OF THAT CERTAIN 50.00 FOOT WIDE STRIP OF LAND CONVEYED TO THE CITY OF RENTON FOR STREET PURPOSES BY DEED RECORDED UNDER RECORDING NUMBER 6471525; THENCE NORTH 31 °59'53" EAST, ALONG SAID NORTHWESTERLY LINE OF TRACT 466, 216.08 FEET TO THE TRUE POINT OF BEGINNING OF THE HEREIN DESCRIBED LINE; THENCE SOUTH 58°00'07" EAST 135.00 FEET TO THE CENTERLINE OF SAID VACATED 12TH PLACE (HARRINGTON PLACE NORTHEAST) AND THE TERMINUS OF SAID DESCRIBED LINE; TOGETHER WITH THAT PORTION OF THE NORTHWESTERLY HALF OF VACATED HARRINGTON PLACE NORTHEAST (12TH PLACE) AS VACATED UNDER ORDINANCE NO. 2553 OF THE CITY OF RENTON, RECORDED UNDER RECORDING NUMBER 6647013 ADJOINING TRACT 466 IN SAID PLAT, LYING NORTH OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHWEST CORNER OF LOT 19 IN BLOCK 46 OF SAID PLAT; THENCE SOUTH 03°35'47" WEST ALONG THE EAST LINE OF HARRINGTON AVENUE NORTHEAST, 25.08 FEET TO THE INTERSECTION OF THE CENTERLINE OF A 50 FOOT STRIP OF LAND CONVEYED TO THE CITY OF RENTON BY DEED RECORDED UNDER RECORDING NUMBER 6471625; THENCE CONTINUING SOUTH 03°35'47" WEST 0.50 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 86°34'36" EAST 200.80 FEET TO THE CENTERLINE OF VACATED HARRINGTON PLACE NORTHEAST (12TH PLACE) AND THE TERMINUS OF SAID LINE; EXCEPT THOSE PORTIONS OF SAID TRACT 46B AND HARRINGTON PLACE NORTHEAST LYING WITHIN THE FOLLOWING DESCRIBED TRACT: COMMENCING AT THE INTERSECTION OF THE WESTERLY LINE OF SAID TRACT 466 WITH THE NORTHERLY LINE OF THAT 50 FOOT STRIP OF LAND DEEDED TO THE CITY OF RENTON AND FILED UNDER RECORDING NUMBER 6471625 IN VOLUME 5201 OF DEEDS, PAGE 617, IN KING COUNTY, WASHINGTON; THENCE NORTH 32°15'58" EAST ALONG SAID WESTERLY LINE 216.08 FEET TO THE TRUEPOINT OF First American Title Insurance Company Form WA-5 (6/76) Commitment BEGINNING; File No.: NCS-704323-WAl Page No. 4 THENCE SOUTH 57°44'02" EAST 110.00 FEET TO THE WESTERLY MARGIN OF SAID VACATED HARRINGTON PLACE N.E; THENCE SOUTH 32°15'58" WEST ALONG SAID MARGIN 187.69 FEET TO THE SOUTH LINE OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LLA 007-83 AND FILED UNDER RECORDING NUMBER 8304119003, IN KING COUNTY, WASHINGTON; THENCE SOUTH 86°34'36" EAST ALONG SAID SOUTH LINE 6.03 FEET; THENCE NORTH 31°24'45" EAST 186.09 FEET; THENCE NORTH 58°24'13" WEST 110.21 FEET; THENCE NORTH 30°56'11" EAST 99.11 FEET TO THE NORTHWESTERLY CORNER OF SAID TRACT 468; THENCE SOUTH 32°15'58" WEST ALONG THE WESTERLY LINE OF SAID TRACT 99.09 FEET TO THE TRUE POINT OF BEGINNING. PARCEL C: ·-11-1-1 "5 f -I v (, 0 LOT 19 IN BLOCK 46 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CITY OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 57 OF PLATS, PAGES 92 TO 98, INCLUSIVE, RECORDS OF COUNTY OF KING, WASHINGTON. PARCEL D: 1 'J'l--:J-E:,o ' I/, J..~7 LOT 20 IN BLOCK 46 OF CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CITY OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 57 OF PLATS, PAGES 92 TO 98, INCLUSIVE, RECORDS OF COUNTY OF KING, WASHINGTON. First American Title Insurance Company Form WA-5 (6/76) Commitment SCHEDULE B -SECTION 1 REQUIREMENTS The following are the Requirements to be complied with: File No.: NCS-704323-WAl Page No. 5 Item (A) Payment to or for the account of the Grantors or Mortgagors of the full consideration for the estate or interest to be insured. Item (Bl Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. Item (C) Pay us the premiums, fees and charges for the policy. Item (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions SCHEDULE B -SECTION 2 GENERAL EXCEPTIONS The Policy or Policies to be issued will contain Exceptions to the following unless the same are disposed of to the satisfaction of the Company. A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interest, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of person in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, confiicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. E. (1) Unpatented mining claims; (2) reservations or exceptions in patents or in acts authorizing the issuance thereof; (3) Water rights, claims or title to water; whether or not the matters excepted under (1), (2) or (3) are shown by the public records; (4) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor, materials or medical assistance theretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgages thereon covered by this Commitment. First American Title Insurance Company Form WA-5 (6/76) Commitment SCHEDULE B -SECTION 2 (continued) SPECIAL EXCEPTIONS File No.: NCS-704323-WAl Page No. 6 1. Liability, if any, for pro-rata portion of Real Property taxes which are carried on the King County Tax Rolls, as tax account no. 722780-1781-08, are exempt. We note Special Charges for the year 2015 in the amount of $12.70, of which $12.70 has been paid. Balance due: $0.00. (Affects Parcel A) 2. Delinquent General Taxes for the year 2015, plus penalty and interest. Said taxes are now classified as exempt. Tax Account No.: 722780-1780-09 Amount Billed: $ 1,366.77 Amount Paid: $ 1,361.29 Amount Due: $ 5.48 Assessed Land Value: $ 256,000.00 Assessed Improvement Value: $ 0.00 (Affects Parcel B) 3. Liability, if any, for pro-rata portion of Real Property taxes which are carried on the King County Tax Rolls, as tax account no. 722780-1660-04, are exempt. We note Special Charges for the year 2015 in the amount of $12.70, of which $12.70 has been paid. Balance due: $0.00. ( Affects Pa reel C) 4. General Taxes for the year 2016, in an amount not yet available, which cannot be paid until February 15, 2016. Tax Account No.: 722780-1665-09 Note: Taxes and charges for 2015 were paid in full in the amount of $1,166.24 and are now classified as exempt. 5. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County and Pierce County may be subject to the King County Sewage Treatment Capacity Charges. To verify charges contact: (206) 296-1450 or CapChargeEscrow@kingcounty.gov. 6. Restrictions, conditions, dedications, notes, easements and provisions, if any, as contained and/or delineated on the face of the Corrected Plat of Renton Highlands No. 2 recorded in Volume 57 of Plats at Pages 92-98, in King County, Washington. First American Title Insurance Company Form WA-5 (6/76) Commitment 7. Easement, including terms and provisions contained therein: Recording Information: 6471624 and 6647013 In Favor of: For: Affects: City of Renton Sewer Parcels A and B 8. Covenants, conditions, restrictions and/or easements: Recorded: February 17, 1969 Recording No.: 6471625 (Affects Parcels A and B) File No.: NCS-704323-WA! Page No. 7 9. Restrictions, conditions, dedications, notes, easements and provisions, if any, as contained and/or delineated on the face of the Lot Line Adjustment No. LLA-003-82 recorded under Recording No. 8204219003, in King County, Washington. (Affects Parcels A and B) 10. Restrictions, conditions, dedications, notes, easements and provisions, if any, as contained and/or delineated on the face of the Survey recorded under Recording No. 8304119003, in King County, Washington. (Affects Parcels A and B) 11. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. First American Title Insurance Company ' Form WA-5 (6/76) Commitment INFORMATIONAL NOTES File No.: NCS-704323-WA! Page No. 8 A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. Lots 19, 20 and 46B Block 46, Renton Highlands 2, V. 57, P. 92 APN: 722780-1781-08 APN: 722780-1780-09 APN: 722780-1660-04 APN: 722780-1665-09 Property Address: 1104 Harrington Avenue Northeast, 1144 Harrington Avenue Northeast, 1156 Harrington Avenue Northeast, Renton, WA 98056 D. A fee will be charged upon the cancellation of this Commitment pursuant to the Washington State Insurance Code and the filed Rate Schedule of the Company. END OF SCHEDULE B Arst American Title Insurance Company Form WA-5 (6/76) Commitment i "-'.'.! ~; k / ~ ':-, (• ' , ·~le~ia--First American Title Insurance Company National Commercial Services COMMITMENT Conditions and Stipulations File No.: NCS-704323-WAI Page No. 9 1. The term "mortgage" when used herein shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of a defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment, other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act or reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclosure such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option, may amend Schedule B of this Commitment accordingly, but such amendment shall_ not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of Policy or Policies committed for, and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the Policy or Policies committed for and such liability is subject to the Insuring provisions, exclusion from coverage, and the Conditions and Stipulations of the form of Policy or Policies committed for in favor of the proposed Insured which are hereby incorporated by references, and are made a part of this Commitment except as expressly modified herein. 4. Any claim of loss or damage, whether or not based on negligence, and which arises out of the status of the title to the estate or interest or the lien of the Insured mortgage covered hereby or any action asserting such claim, shall be restricted to the provisions and Conditions and Stipulations of this Commitment. First American Title Insurance Company ' Form WA·S (6/76) Commitment The First American Corpor-ation First American Title Insurance Company National Commercial Services PRIVACY POLICY We Are Committed to Safeguarding Customer Information File No.: NCS·704323·WA1 Page No. 10 In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use infonnation we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal infonnation regardless of its source. First American calls these guidelines its Fair Infonnation Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions wrth us, our affiliated companies, or others; and· • Information we receive from a consumer reportmg agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Po!icy will continue to apply to you. Confidentiality and Security We wi!! use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. Wr. will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. c 2001 Toe First American Corporation -All Rights Reserved First Amencan Title Insurance Company RECEIPT EG0004891: ---------Renton® BILLING CONTACT Mark Gropper Renton Housing Aulhority PO Box 2316 Renton, WA 98056 REFERENCE NUMBER FEE NAME LUA 16-000068 PLAN -Modification .. . ... UOll,QQOQ00.011.345.81'.00.000 PLAN -Site Plan Review -Admin ... OOO.OQ0000.007.345.81.14.000 PLAN -Variance ... '• .· ooo.6ooqoo.001.34S.a1.16.ooo Technology Fee ..... ... :o:•·,· §0~-.099900JJ04.322,1_0,QO,OQO Printed On: February 10, 2016 Prepared By: Rocale Timmons . .. 1()55~ Grn~Y,Y'fll):, Renton,.W/\ .. 980_57 .. TRANSACTION TYPE Fee Payment .. . .... $ 150.00 . .. Fee Payment . $ 1,500.00 Fee Payment $ 1,200.00 Fee Payment r= f85.00';t ·•·,:: ·.· . .,. Transaction Date: January 29, 2016 PAYMENT METHOD Check #003749 \ii .. ," .. Check #003749 . ·· ;:; .. ·· . • .. Check #003749 ...... .. ... ·.· ..... .. . ... Check #003749 .. ;;o, ... ·· ... ,if . SUB TOTAL TOTAL AMOUNT PAID $150.00 .. . ·:...::;: .. ,,.. . ... $1,500.00 . $1.200.00 . • • $85.00 1•• .;;,. .. · .... $2,935.00 $2,935.00 Page 1 of 1 RECEIPT EG0004891f BILLING CONTACT Mark Gropper Renton Housing Authority PO Box 2316 Renton, WA 98056 REFERENCE NUMBER FEE NAME LUA 16-000068 Technology Fee ----------Ren ton 1055S(3radyVVa}',~entori,WA 98057 Transaction Date: January 29, 2016 TRANSACTION TYPE Fee Payment PAYMENT METHOD Cash AMOUNT PAID $0.50 so3,0QQooo.004,;ii2.Jo,oo.ooo .$:o,w SUB TOTAL $0.50 TOTAL $0.50 Printed On: February 10, 2016 Prepared By: Rocale Timmons Page 1 of 1