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Solera Mixed Use Master Plan
Planned Action Concurrence Review
Introduction ........................................................................................................................................... 2
Proposal .................................................................................................................................................................. 2
Solora Proposal and Sunset Area Planned Action .......................................................................................... 2
Solara Planned Action Concurrence Review .................................................................................................... 4
Piha Site and Assumptions ................................................................................................................................... 4
Planned Action Concurrence Review .................................................................................................... 5
Ordinance 5813 Section II.D: Planned Action Qualifications ........................................................................ 5
(1) Land Use ....................................................................................................................................................... 5
(2) Development Thresholds ............................................................................................................................ 5
(3) Transportation - Trip Ranges and Thresholds ........................................................................................ 6
(4) Changed Conditions ................................................................................................................................... 7
Ordinance 5813 Section II.E: Planned Action Review Criteria ..................................................................... 7
Ordinance 5813 Attachment A: Planned Action Area ................................................................................... 9
Ordinance 5813 Attachment B: Planned Action EIS Mitigation Measures.................................................. 9
Earth .................................................................................................................................................................... 9
Air Quality ....................................................................................................................................................... 10
Water Resources ............................................................................................................................................. 14
Plants and Animals .......................................................................................................................................... 15
Energy ............................................................................................................................................................... 15
Noise ................................................................................................................................................................. 17
Environmental Health ...................................................................................................................................... 18
Land Use ........................................................................................................................................................... 20
Socioeconomics ................................................................................................................................................ 21
Housing ............................................................................................................................................................. 21
Environmental Justice ...................................................................................................................................... 22
Aesthetics .......................................................................................................................................................... 22
Historic/Cultural .............................................................................................................................................. 24
Transportation ................................................................................................................................................. 25
Parks and Recreation ..................................................................................................................................... 27
Public Services ................................................................................................................................................. 29
Utilities .............................................................................................................................................................. 32
Ordinance 5813 Attachment C: Sunset Terrace Master Site Plan ............................................................. 35
Height and Conditional Use Permit Criteria ......................................................................................... 35
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 2
Introduction
Proposal
The Solera Mixed Use Master Plan would provide approximately 672 multi-family residential units and
39,000 square feet of commercial space located on a 10.8 acres site at 2902 NE Sunset Blvd.
Requested permits include: Master Site Plan Review, Preliminary Plat Approval, Conditional Use Permit,
Street Modification Approval, and Concurrence with the Sunset Area Planned Action EIS.
The subject property would contain two mixed use buildings along the NE Sunset Blvd frontage with six
stories above grade and up to 85-feet in maximum height; this height exceeds the maximum zone height
and requires approval of a Conditional Use Permit. The two mixed use buildings would contain
approximately 521 multi-family units with ground floor commercial space. The subject property would
also contain approximately 151 fee-simple townhomes under the unit lot subdivision provisions. Net
residential density on the subject property would result in approximately 70 dwelling units per acre. The
site would contain a total of 906 parking spaces located within the mixed-use buildings, townhome units,
and a six-space surface lot.
Exhibit 1. Solera Conceptual Landscape Plan
Source: KPFF, WeismanDesignGroup, 2018
Solora Proposal and Sunset Area Planned Action
The proposal is within the Sunset Area Planned Action Boundary.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 3
Exhibit 2. Renton Sunset Planned Action Area
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 4
Solara Planned Action Concurrence Review
This document presents a review of the Solara proposal’s consistency with the Planned Action Ordinance
5813 (“concurrence review”). The purpose of the Planned Action Ordinance is to streamline environmental
permitting under the State Environmental Policy Act (SEPA) for development that is consistent with the
growth already evaluated in the 2011 Sunset Area Planned Action Environmental Impact Statement (EIS)
and subsequent reevaluations in 2014 and 2016. Mitigation that is required to be considered a Planned
Action is part of Exhibit B.
We have structured our concurrence review by major sections of Planned Action Ordinance 5813, and
the list of mitigation measures. We have also provided a review of the Conditional Use Permit criteria
and whether there is sufficient information to evaluate the proposal’s consistency with the Conditional Use
Permit criteria and by association the Planned Action Ordinance aesthetics mitigation measures.
Piha Site and Assumptions
A portion of the property (known as the Piha site, #11) is within the Sunset Terrace Master Site Plan
Area, a subset of the Planned Action area. To ensure there is no conflict between the prior approvals for
the Piha site under the Sunset Terrace Master Site Plan and the proposed Solora Mixed Use Master Plan,
we assume amendment of the Renton Sunset Master Site Plan would be a condition of approval to be
executed prior development authorization.
Exhibit 3. Renton Sunset Terrace Master Site Plan including 2016 Sunset Court Amendment Area
Source: Mithun 2014: City of Renton 2016
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This Sunset Terrace Master Site Plan Area was evaluated under the National Environmental Policy Act
(NEPA) in coordination with the Planned Action SEPA review in the 2011 EIS and subsequent
revaluations/addenda in 2014 and 2016. The federal nexus was due to federal funding and permits
associated with Renton Housing Authority’s proposal to redevelop Sunset Terrace public housing.
The Piha site is owned by the Renton Housing Authority though it is a separate property from the original
Sunset Terrace development boundary. The Piha site was operated without federal funding and did not
obtain or need federal permits. (Personal communication Mark Gropper, RHA, to Matthew Herrera, City
of Renton, October 17, 2018) The Piha site was under consideration for replacement housing for public
housing units removed from Sunset Terrace along with several other possible replacement sites in the
Planned Action Area. There is capacity to include needed replacement housing on other sites. We assume
for the purposes of this concurrence review that NEPA analysis and reevaluation is not required (no
federal permit or federal funding is involved). In any case, the City should revise the 2016 Reevaluation
if the Sunset Terrace Master Site Plan is revised to remove the Piha site since the 2016 Reevaluation
includes a cumulative analysis of impervious area, density, parking, open space, and other topics
including that site.
Planned Action Concurrence Review
Ordinance 5813 Section II.D: Planned Action Qualifications
This section of the ordinance includes land use categories, development thresholds, and transportation
thresholds that provide parameters and ranges for a development to be considered a Planned Action.
(1) Land Use
(a) The following general categories/ types of land uses are considered Planned Actions: single
family and multi-family residential; schools; parks; community and public facilities; office and
conference; retail; entertainment and recreation; services; utilities; and mixed- use development
incorporating more than one use category where permitted.
Concurrence Review: The Solera proposal includes mixed use development with multifamily residential
and ground floor commercial spaces (e.g. retail, services, office as allowed by the zone), and complies
with this section of the ordinance.
(2) Development Thresholds
Section II.D(2) of the ordinance identifies the net growth studied in the 2011 EIS and subsequent
reevaluations in 2014 and 2016. See Exhibit 4.
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Exhibit 4. Development Thresholds Ordinance 5813
As planned actions are approved, the development would be subtracted from this “bank” of new
development. The City of Renton has prepared an analysis of permits 2011-2017. There is capacity
within the “bank” to add Solera as a planned action.
Exhibit 5. Planned Action Development Bank, Permits Approved, and Remaining Development Balance
Type Development
Permitted
2011-2017
Planned Action
Development Bank
(net 2011-2030)
Balance
2017
Solera
Proposal
New
Balance
Residential (dwelling units) 680 2,506 1,826 672 1,154
Schools (sq. ft.) 21,763 57,010 35,247 - 35,247
Parks (acres) 3.2 3.2 - - -
Office/Service (sq. ft.) 31,503 776,805 745,302 - 745,302*
Retail (sq. ft.) 56,779 476,299 419,520 (34,600) 454,120**
Notes:
*A 5,900 square feet bank building would remain on the site.
**The SEPA Checklist indicates there is approximately 67,700 square feet of retail space that would be removed as part of
the development. The proposed redevelopment includes about 33,100 square feet of ground-floor commercial space
(excluding the bank that remains). This means there is a net reduction in existing retail space that can be restored to the
Planned Action Development Bank.
Concurrence Review: There is capacity for the proposed Solera development’s dwelling units and retail
and service space.
(3) Transportation - Trip Ranges and Thresholds
This section of the ordinance includes a “bank” of new PM Peak Hour Weekday Vehicle Trips assumed
based on the Planned Action Development Bank.
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Exhibit 6. Transportation PM Peak Hour Trips 2006-2030 Ordinance 5813
The City has calculated the total number of PM Peak Hour trips from 2006-2017 at 501. The proposal’s
traffic study indicates total net new PM Peak Hour trips of 26 when the development is expected to open
in 2022. Intersection levels of service would be consistent with the City’s level of service D maximum (no
intersections above B or C). The City has tracked PM peak hour trips since approximately 2016 as part
of its citywide transportation concurrency program, having banked 3,399 trips city wide for 2016-2035.
This development would reduce the citywide trip bank slightly by 26 PM peak hour trips.
Concurrence Review: The traffic model employed for the 2011 EIS had a base year of 2006 and a
horizon year of 2030. The proposal’s traffic study indicates total net new PM Peak Hour trips of 26 when
the development is expected to open in 2022, bringing the cumulative bank to 3,473 minus 501
previously approved – 26 project trips = 2,946. In summary, 1) the planned action development bank
has not been depleted and has capacity for development beyond the Solera development, 2) the net
contribution of trips is low compared to current and expected peak hour trip volumes on studied roads,
and 3) traffic levels of service at intersections are met with the proposal added to expected 2022
volumes.
(4) Changed Conditions
Should environmental conditions change significantly from those analyzed in the Planned Action
EIS, the City' s SEPA Responsible Official may determine that the Planned Action designation is
no longer applicable until supplemental environmental review is conducted.
Concurrence Review: The proposal is similar to the type of development studied in the EIS. There are no
conditions that appear to have changed substantively compared to conditions reviewed in the EIS or
assumptions made at that time.
Ordinance 5813 Section II.E: Planned Action Review Criteria
This section of the ordinance contains review criteria that the City should consider when determining a
proposal is a planned action and does not require a SEPA threshold determination.
(1) The City' s Environmental Review Committee may designate as " planned actions", pursuant
to RCW 43. 21C.030, Guidelines for stare agencies, local governments -- Statements --
Reports -- Advice — Information, applications that meet all of the following conditions:
(a) The proposal is located within the Planned Action area identified in Attachment A of this
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ordinance;
(b) The proposed uses and activities are consistent with those described in the Planned Action
EIS and subsection II. D of this ordinance;
(c) The proposal is within the Planned Action thresholds and other criteria of subsection II. D of
this ordinance;
(d) The proposal is consistent with the City of Renton Comprehensive Plan and applicable
zoning regulations;
(e) The proposal' s probable significant adverse environmental impacts have been identified in
the Planned Action EIS;
(f) The proposal' s probable significant adverse environmental impacts have been mitigated by
application of the measures identified in Attachment B, and other applicable City regulations,
together with any modifications or variances or special permits that may be required;
(g) 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;
and
(2) The City shall base its decision on review of a SEPA checklist, or an alternative form
approved by the Department of Ecology, and review of the application and supporting
documentation.
(3) A proposal that meets the criteria of this section shall be considered to qualify and be
designated as a planned action, consistent with the requirements of RCW 43. 21C.030,
Guidelines for state agencies, local governments-- Statements -- Reports -- Advice–
Information, WAC 197- 11- 164, Planned actions—Definition and criteria, and this ordinance.
Concurrence Review: The site is in the Planned Action Area per criterion (1)(a).
Consistent with criterion (1)(b) the proposed mixed uses with residential and commercial space are
consistent with the Planned Action Ordinance proposed uses. Development levels are within the Planned
Action Development Bank as illustrated in Exhibit 5 supporting criterion (1)(c); accordingly, it is presumed
that traffic trips are within the trip bank.
The City will determine consistency with the City’s plan and zoning regulations including a height increase
under a conditional use permit as part of criterion (1)(d) and will confirm compliance with other City rules
and regulations per criterion (1)(g). The type of mixed use development proposed is addressed in the
Planned Action EIS, per criterion (1)(e); additional shade/shadow analysis confirms consistency with the
EIS conclusions. Mitigation measures required submittal of information on some selected topics prior to
development authorization such as air quality, energy, and others; upon review of the supplemental
application materials, the proposal includes appropriate mitigating features related to air quality,
energy, and other topics. Thus, the proposal can qualify as a planned action per criterion (1)(f).
A SEPA checklist was submitted with the application per criterion (2). Based on the application as
supplemented, the City has sufficient information to determine that the proposal qualifies as a Planned
Action per criterion (3).
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 9
Ordinance 5813 Attachment A: Planned Action Area
Attachment A of the Ordinance is shown in Exhibit 2 above, and the site is included in the Planned Action
Area.
Concurrence Review: The Solera development is within the Planned Action Area boundary and is eligible
to be considered a Planned Action.
Ordinance 5813 Attachment B: Planned Action EIS Mitigation Measures
The Planned Action Ordinance Attachment B contains mitigation measures designed for inclusion in
proposed projects to mitigate related impacts and to qualify as Planned Action projects. Additional
project conditions may be imposed on planned action projects based upon the analysis of the proposal in
relationship to independent requirements of the City, state or federal requirements or review criteria.
Any applicant for a project within the Planned Action area may propose alternative mitigation measures,
if appropriate and/ or as a result of changed circumstances, in order to allow equivalent substitute
mitigation for identified impacts. Such modifications shall be evaluated by the City' s SEPA Responsible
Official prior to any project approvals by the City.
Earth
Based on a review of the applicant’s revised checklist, the proposal is consistent with the following
mitigation measure. The SEPA Checklist indicates no fill will be brought onsite. Additionally, the applicant
has stated since the site is nearly entirely paved it lacks the potential for reuse of topsoil. However, any
material suitable for compaction will be utilized. Based on this information, the City does not intend to
condition the application regarding earth material reuse.
Planned Action applicants shall identify in their applications the source of earth material to be used
in construction and shall consider earth material reuse and provide information to the City regarding
why earth material reuse is not feasible if it is not proposed. The City may condition the planned
action application to provide for earth material reuse where feasible.
Exhibit 7. Earth Mitigation Measures
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
The following mitigation measures shall
apply to development throughout the
Planned Action Study Area.
Apply erosion-control best
management practices (BMPs), as
described in Appendix D of the City
of Renton Amendments to the King
Mitigation measures shall be the same as
the Planned Action Study Area, except
that there are no geologic hazard areas
to avoid.
There are no mapped geologic
hazards. The SEPA Checklist
indicates there is a steep slope of
“40% for a rise of up to 6-ft for a
portion of the frontage on NE
Sunset Blvd.” The geotechnical
report indicates this slope is the
result of prior construction and is
not a natural occurrence and no
buffer applies.
The proposal is subject to Renton
surface water design standards.
The revised SEPA Checklist indicates
no fill will be brought onsite.
Additionally, the applicant has
stated since the site is nearly
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 10
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
County Surface Water Design
Manual1.
Limit development in geologic
hazard areas and their buffers, or
require rigorous engineered design
to reduce the hazard, as currently
codified.
Planned Action applicants shall identify
in their applications the source of earth
material to be used in construction and
shall consider earth material reuse and
provide information to the City
regarding why earth material reuse is
not feasible if it is not proposed. The
City may condition the planned action
application to provide for earth material
reuse where feasible.
entirely paved it lacks the potential
for reuse of topsoil. However, any
material suitable for compaction
will be utilized.
Air Quality
Based on the Air Quality mitigation measures the following apply, some of which require information and
some of which are conditions of approval as a planned action.
Construction contractors will be required to implement air quality control plans and BMPs listed in the
left-hand column.
The air quality control, dust control and other measures apply per the left column of the table
below and should be conditions of approval.
The Piha property is part of the Sunset Terrace Redevelopment Subarea at this time, and the
following applies: Planned Action applicants for residential developments shall provide information
regarding the feasibility and applicability of indoor air quality measures. The City may condition
Planned Action applications to incorporate feasible indoor air quality measures.
Since the Piha site will be privately developed it is not subject to indoor air quality measures,
though it is recommended. Regarding indoor air quality, the applicant commits that the
development will meet all City of Renton code requirements. For example, ventilation systems,
exterior combustion air supply, and radon resistance will be required.
Regarding Greenhouse Gas (GHG) Reduction Measures, the following applies to the entire property:
The City shall require development applicants to consider the reduction measures shown in Exhibit B,
1 City of Renton. 2010. City of Renton Amendments to the King County Surface Water Design Manual. February. Appendix D, Erosion
and Sedimentation Control Standards.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 11
Section 2, Table 62 for their projects, and as part of their application explain what reduction
measures are included and why other measures found in the table are not included or are not
applicable. The City may condition Planned Action applications to incorporate feasible GHG
reduction measures.
The applicant has submitted a detailed list of GHG reduction measures including measures addressing
landscaping, energy conservation, water conservation, and others. These sufficiently address the GHG
reduction mitigation measure.
Exhibit 8. Air Quality Mitigation Measures
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
Construction Emission Control
The City shall require all construction
contractors to implement air quality
control plans for construction activities in
the study area. The air quality control
plans shall include BMPs to control
fugitive dust and odors emitted by diesel
construction equipment.
The following BMPs shall be used to
control fugitive dust.
Use water sprays or other non-toxic
dust control methods on unpaved
roadways.
Minimize vehicle speed while
traveling on unpaved surfaces.
Prevent trackout of mud onto public
streets.
Cover soil piles when practical.
Minimize work during periods of high
winds when practical.
The following mitigation measures shall
be used to minimize air quality and odor
issues caused by tailpipe emissions.
Maintain the engines of construction
equipment according to
manufacturers’ specifications.
Minimize idling of equipment while
the equipment is not in use.
In addition to the mitigation measures for
air quality described under the Planned
Action Study Area, the following
mitigation measures apply:
Should the phases of the Potential
Sunset Terrace Redevelopment
Subarea occur concurrently rather than
in a phased and sequential manner,
the City and RHA will consider adding
the Northeast Diesel Collaborative
Diesel Emission Controls in Construction
Projects – Model Contract
Specifications or an equivalent
approach3 as additional mitigation
measures.
The City and RHA and other public or
private applicants within the subarea
should explore measures to improve
indoor air quality beyond what is
normally achieved by simply
complying with building codes. For
example, grant programs such as the
Breath Easy Homes program could
provide funding to foster construction
methods that reduce dust, mold, and
air toxics concentrations in the homes,
such as the following:
use of low-VOC [volatile organic
compounds] building materials and
coatings,
enhanced building ventilation and
room air filtration, and
Construction contractors will be
required to implement air quality
control plans and BMPs listed in
the left-hand column.
The Piha property is part of the
Sunset Terrace Redevelopment
Subarea currently, and the
following applies (however, if
privately developed and removed
from the Sunset Terrace Master
Plan would not be subject):
Planned Action applicants for
residential developments shall
provide information regarding
the feasibility and applicability
of indoor air quality measures.
The City may condition Planned
Action applications to
incorporate feasible indoor air
quality measures.
In any case City of Renton
requirements would apply, such as:
ventilation systems, exterior
combustion air supply, and radon
resistance will be required
Regarding Greenhouse Gas
Reduction Measures, the following
applies to the entire property and
to the applicant has documented
feasible GHG measures in its
application:
2 Exhibit B has been amended in 2014 and 2016 with additional tables in the Land Capacity section and description of alternativ es,
but subsequent tables were not properly renumbered. Table 6 is referenced in Exhibit B Section 2 applicable to Air Quality.
3 Northeast Diesel Collaborative. December 2010. Diesel Emission Controls in Construction Projects, Model Contract Specificatio n.
Available: <http://www.northeastdiesel.org/pdf/NEDC -Construction-Contract-Spec.pdf.> Accessed: March 14, 2011.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 12
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
Where feasible, Applicants shall schedule
haul traffic during off-peak times (e.g.,
between 9:00 a.m. and 4:00 p.m.) to
have the least effect on traffic and to
minimize indirect increases in traffic
related emissions. This shall be
determined as part of traffic control
plans required in Section 14 of this
mitigation document.
Burning of slash or demolition debris shall
not be permitted without express
approval from Puget Sound Clean Air
Agency (PSCAA). No slash burning is
anticipated for any construction projects
in the Planned Action Study Area.
Greenhouse Gas Reduction Measures
Please see text and Table 11 below.
installation of dust-free floor
materials and low-pile carpeting to
reduce dust buildup.
Planned Action applicants for
residential developments shall provide
information regarding the feasibility
and applicability of indoor air quality
measures. The City may condition
Planned Action applications to
incorporate feasible indoor air quality
measures.
The City shall require
development applicants to
consider the reduction measures
shown in Table 6 for their
projects, and as part of their
application explain what
reduction measures are
included and why other
measures found in the table are
not included or are not
applicable. The City may
condition Planned Action
applications to incorporate
feasible GHG reduction
measures.
The City shall require development applicants to consider the reduction measures shown in Exhibit B,
Section 2, Table 6 for their projects, and as part of their application explain what reduction measures
are included and why other measures found in the table are not included or are not applicable. The City
may condition Planned Action applications to incorporate feasible GHG reduction measures.
Exhibit 9. Potential Greenhouse Gas Reduction Measures (Ordinance 5813 Exhibit B, Section 2, Table 6)
Reduction Measures Comments
Site Design
Plant trees and vegetation near structures to shade buildings. Reduces on-site fuel combustion emissions and purchased
electricity, and enhances carbon sinks.
Minimize building footprint. Reduces on-site fuel combustion emissions and purchased
electricity consumption, materials used, maintenance, land
disturbance, and direct construction emissions.
Design water efficient landscaping. Minimizes water consumption, purchased energy, and
upstream emissions from water management.
Minimize energy use through building orientation. Reduces on-site fuel combustion emissions and purchased
electricity consumption.
Building Design and Operations
Construct buildings according to City of Seattle energy code. The City of Seattle code is more stringent than the current
City of Renton building code.
Apply Leadership in Energy and Environmental Design (LEED)
standards (or equivalent) for design and operations.
Reduces on-site fuel combustion emissions and off-
site/indirect purchased electricity, water use, waste
disposal.
Purchase Energy Star equipment and appliances for public
agency use.
Reduces on-site fuel combustion emissions and purchased
electricity consumption.
Incorporate on-site renewable energy production, including
installation of photovoltaic cells or other solar options.
Reduces on-site fuel combustion emissions and purchased
electricity consumption.
Design street lights to use energy-efficient bulbs and fixtures. Reduces purchased electricity.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 13
Reduction Measures Comments
Construct “green roofs” and use high-albedo roofing
materials.
Reduces on-site fuel combustion emissions and purchased
electricity consumption.
Install high-efficiency heating, ventilation, and air-conditioning
(HVAC) systems.
Minimizes fuel combustion and purchased electricity
consumption.
Eliminate or reduce use of refrigerants in HVAC systems. Reduces fugitive emissions. Compare refrigerant usage
before/after to determine GHG reduction.
Maximize interior day lighting through floor plates, increased
building perimeter and use of skylights, celestories, and light
wells.
Increases natural/day lighting initiatives and reduces
purchased electrical energy consumption.
Incorporate energy efficiency technology such as super
insulation motion sensors for lighting and climate-control-
efficient, directed exterior lighting.
Reduces fuel combustion and purchased electricity
consumption.
Use water-conserving fixtures that surpass building code
requirements.
Reduces water consumption.
Reuse gray water and/or collect and reuse rainwater. Reduces water consumption with its indirect upstream
electricity requirements.
Use recycled building materials and products. Reduces extraction of purchased materials, possibly
reduces transportation of materials, encourages recycling
and reduction of solid waste disposal.
Use building materials that are extracted and/or
manufactured within the region.
Reduces transportation of purchased materials.
Use rapidly renewable building materials. Reduces emissions from extraction of purchased materials.
Conduct third-party building commissioning to ensure energy
performance.
Reduces fuel combustion and purchased electricity
consumption.
Track energy performance of building and develop strategy
to maintain efficiency.
Reduces fuel combustion and purchased electricity
consumption.
Transportation
Size parking capacity to not exceed local parking
requirements and, where possible, seek reductions in parking
supply through special permits or waivers.
Reduced parking discourages auto-dependent travel,
encouraging alternative modes such as transit, walking,
and biking. Reduces direct and indirect VMT.
Develop and implement a marketing/information program
that includes posting and distribution of ridesharing/transit
information.
Reduces direct and indirect VMT.
Subsidize transit passes. Reduce employee trips during peak
periods through alternative work schedules, telecommuting,
and/or flex time. Provide a guaranteed-ride-home program.
Reduces employee VMT.
Provide bicycle storage and showers/changing rooms. Reduces employee VMT.
Use traffic signalization and coordination to improve traffic
flow and support pedestrian and bicycle safety.
Reduces transportation emissions and VMT.
Apply advanced technology systems and management
strategies to improve operational efficiency of local streets.
Reduces emissions from transportation by minimizing idling
and maximizing transportation routes/systems for fuel
efficiency.
Develop shuttle systems around business district parking
garages to reduce congestion and create shorter commutes.
Reduces idling fuel emissions and direct and indirect VMT.
Source: Washington State Department of Ecology 2008b
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 14
Reduction Measures Comments
VMT = vehicle miles travelled.
Water Resources
Water resources was a key topic in the EIS; an accounting of effective impervious area was tracked
particularly for the NEPA analysis, applicable to the Piha site, and the impervious surface accounting
should be adjusted at the time the Sunset Terrace Master Site Plan is amended. The primary mitigation
measure is to comply with the City’s surface water standards and planned action area specific
stormwater plan.
All of the alternatives would involve redevelopment and reduction of existing pollution-
generating impervious surfaces in the Planned Action Study Area. In addition, per the
requirements of the stormwater code, the redeveloped properties would be required to provide
water quality treatment for all remaining pollution-generating impervious surfaces. The net
reduction in untreated pollution-generating impervious surfaces throughout the study area is,
therefore, considered to result in a net benefit to surface water quality. Each of the alternatives
would result in a slight increase in the effective impervious area of the Planned Action Study
Area.
Self-mitigating features of the Planned Action Alternatives are listed below:
Under Alternative 3, mitigation would be provided in advance or incrementally through
the public stormwater infrastructure features including a combination of green
connections, regional stormwater flow control, and possible public-private partnership
opportunities for retrofits. Conceptual design and planning of the public stormwater
infrastructure would be developed under a drainage master plan for the Study Area. It
could be developed in advance of (likely through grants or city funds) or incrementally
as development occurs depending on opportunity costs of constructing the
improvements. The extent and form of the public infrastructure projects would be refined
through the drainage master plan development and further design. The goal under
Alternative 3 would be to provide sufficient advance public infrastructure improvements
to balance the anticipated increase in effective impervious area. This strategy would
only require that future developments implement flow-control BMPs, but could eliminate
on-site flow control through a development fee or similar funding structure to
compensate for the off-site mitigation provided by the public infrastructure investment.
The Preferred Alternative mitigation would be similar to Alternative 3. Harrington
Avenue NE, including portions of NE 16th and NE 9th streets, has been identified as a
high priority Green Connection project. This corridor would be enhanced by narrowing
through-traffic lanes to calm traffic, create wide planter areas to accommodate large
trees and rain gardens to mitigate stormwater runoff, and create wider sidewalks. This
project would be implemented as a public infrastructure retrofit project pending
available funds. The remaining green connections projects would likely be implemented
as revised roadway standards to require incremental redevelopment of the frontage as
redevelopment occurs (constructed either by future developers or the City, depending on
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 15
availability of funds). In addition to the Green Connections projects, the City will
implement regional detention/retention improvements to provide advance mitigation for
future increases in impervious area that could result from redevelopment. Locations of
the regional facilities would include the western margin of the newly created park at
Sunset Terrace and/or the northern corner of Highlands Park (beyond the outfield of
the existing baseball/softball field). A drainage master plan will be developed for the
Preferred Alternative.
The Reevaluation Alternative is similar to and in the range of impervious results for the
Preferred Alternative and Alternative 3 and will be subject to the Sunset Area Surface
Water Master Plan, and associated street frontage improvements, and will be consistent
with the City stormwater regulations.
Exhibit 10. Water Resources Mitigation Measures
Mitigation Measures Solera Mixed Use Master Plan
Planned Actions shall implement the City’s adopted Sunset
Area Surface Water Master Plan, and associated street
frontage improvements, and be consistent with the City
stormwater regulations in effect at the time of application.
Planned Action applicants shall also demonstrate compliance
with RMC 4-1-180 Charges for Equitable Share of Public
Works Facilities.
The applicant’s drainage plan indicates:
This project is within the Sunset Area Surface Water
Master Plan (CH2M HILL, 2011) which requires the
developer to install an 8 ft wide bioretention facility
along the south side of NE 12th St.
The LID Performance standard is being achieved through
the use of bioretention facilities dispersed throughout the
development.
The Sunset Area Surface Water Master Plan, April 2011
indicates:
Jefferson Avenue NE is a residential access street, like
Harrington Avenue NE. The typical 2-lane street section
used on Harrington Avenue NE will be used on Jefferson
Avenue NE as well. It will have two 10-foot travel lanes
in the center, with the rain gardens either on alternating
sides or both sides of the street.
Plants and Animals
Exhibit 11. Plants and Animals
With implementation of proposed stormwater features or standards, no mitigation is required.
Energy
Energy conditions require consideration of trip-reduction measures and energy conservation measures,
similar to and related to Air Quality mitigation measures. Supplemental information developed for Air
Quality also addresses energy topics. No further analysis is required. The applicant has satisfied the
mitigation measure.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 16
Exhibit 12. Energy Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
Although the growth and development
would result in increased energy
demand in the Planned Action Study
Area under all of the alternatives,
expanding the beneficial transit-
oriented development and high-
density housing development within
the study area would reduce regional
energy usage. Therefore, all
alternatives would provide a net
benefit rather than adverse impact
with regards to energy usage.
However, to further reduce energy
consumption, the City shall encourage
future developers to implement
additional trip-reduction measures
and energy conservation measures.
For example, energy and GHG
reductions can be achieved through
implementation of the following
energy conservation techniques or
equivalent approaches.
An energy reduction of 12% can
be achieved by implementing
sufficient strategies established
by the Northwest Energy Star
Homes program for multifamily
residential buildings. The
Northwest ENERGY STAR Homes
program (U.S. Environmental
Protection Agency 2010) is
designed to help builders
construct energy-efficient homes
in Washington, Oregon, Idaho,
and Montana to meet energy-
efficiency guidelines set forth by
the EPA.
An energy reduction of 10%
would comply with Seattle Energy
Code for non-residential
buildings.
See also Air Quality mitigation
measures. The City shall require
development applicants to consider
trip-reduction measures and energy
conservation, and as part of their
application explain what reduction
measures are included and which ones
are not included (based on that are
part of Table 6 or Table 10). The City
may condition Planned Action
applications to incorporate feasible
trip reduction and energy
conservation measures.
In addition to the mitigation measures
described for the Planned Action Study
Area, according to the King County
proposed GHG reduction regulation,
energy reductions can be provided with
the implementation of the following basic
requirements of the American Society of
Heating, Refrigerating and Air-Conditioning
Engineers Advanced Buildings Core
Performance Guide for residential and non-
residential building in the subarea:
30% energy reduction for residential
dwelling that are 50% of average
size; and 15% energy reduction for
residential dwelling that are 75% of
average size; and
12% energy reduction for office,
school, retail, and public assembly
buildings that are smaller than
100,000 square feet in floor area.
The whole development is subject to
this measure, which has been
documented in applicant materials:
The City shall require
development applicants to
consider trip-reduction measures
and energy conservation, and as
part of their application explain
what reduction measures are
included and which ones are not
included (based on Exhibit B
Tables 6 or Table 10). The City
may condition Planned Action
applications to incorporate
feasible trip reduction and
energy conservation measures.
See columns at left for sources of
energy conservation measures.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 17
Noise
Construction noise requirements apply to the whole development and can be made conditions of
approval per Column 1.
All commercial development is required to use low-noise mechanical equipment per Column 1and can be
made conditions of approval.
The EIS mitigation gives the City authority to condition use of double-paned windows or other treatments
per the Energy Code to reduce traffic noise. This could be appropriate for buildings along SR 900:
Although traffic noise is exempt from City noise ordinance, based on site-specific considerations, the
City may at its discretion require the new development to install double-pane glass windows or other
building insulation measures using its authority under the Washington State Energy Code (RMC 4 5-
040).
Exhibit 13. Noise Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
Construction Noise
To reduce construction noise at nearby
receivers, the following mitigation
measures shall be incorporated by
Planned Action applicants into
construction plans and contractor
specifications.
Locate stationary equipment away
from receiving properties.
Erect portable noise barriers around
loud stationary equipment located
near sensitive receivers.
Limit construction activities to
between 7:00 a.m. and 10:00 p.m.
to avoid sensitive nighttime hours.
Turn off idling construction
equipment.
Require contractors to rigorously
maintain all equipment.
Train construction crews to avoid
unnecessarily loud actions (e.g.,
dropping bundles of rebar onto the
ground or dragging steel plates
across pavement) near noise-
sensitive areas.
New Commercial Operation Noise
The City shall require all prospective
future developers to use low-noise
mechanical equipment adequate to
ensure compliance with the City’s daytime
and nighttime noise ordinance limits
where commercial uses are abutting
residential uses and where there is a
potential to exceed noise ordinance
limits. Depending on the nature of the
Mitigation measures described in the
Planned Action Study Area would also
apply to this subarea.
Site design approaches shall be
incorporated to reduce potential noise
impacts including the following.
Concentrating park and open space
uses away from NE Sunset
Boulevard.
Where park and open space uses
must be located near NE Sunset
Boulevard, avoiding activities that
require easily understood
conversation (e.g., instructional
classes), or other uses where quiet
conditions are required for the
primary function of the activity.
Allowing for balconies on exterior
facing units only if they do not open
to a bedroom.
According to HUD noise guidebook, noise
attenuation from various building
materials are calculated using sound
transmission class (STC) rating. Although
the standard construction approaches can
normally achieve the STC rating of more
than 24 dBA as demonstrated in Final EIS
Appendix E, the City shall require a STC
rating of 30 dBA reduction for these first
row residential dwellings because the
HUD noise guidebook shows that the
Construction noise requirements
apply to the whole development
per Column 1.
All commercial development is
required to use low-noise
mechanical equipment per Column
1.
The Piha site is part of the Renton
Sunset Master Site Plan and was
evaluated in relation to HUD Noise
criteria in the 2011 EIS. In the
2014 Reevaluation, the analysis
found that units on the Piha site
were located away from SR 900,
a current and future source of
noise.
If the prior site plan were
amended and a new site plan
approved with market rate units,
the units on the Piha site would not
be subject to HUD noise limits. In
any case, that site was not found
to have potential unacceptable
noise levels.
Elsewhere on the Solera site, the
development would be market
rate and not subject to HUD noise
limits but located along SR 900
where high noise levels are found.
The EIS mitigation gives the City
authority to condition to install
double-paned windows and use its
authority under the energy code to
help reduce noise:
Although traffic noise is exempt
from City noise ordinance,
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 18
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
proposed development, the City may
require the developer to conduct a noise
impact study to forecast future noise
levels and to specify appropriate noise
control measures. Compliance with the
noise ordinance would ensure this
potential impact would not be significant.
Traffic Noise Mitigation
Although traffic noise is exempt from City
noise ordinance, based on site-specific
considerations, the City may at its
discretion require the new development
to install double-pane glass windows or
other building insulation measures using
its authority under the Washington State
Energy Code (RMC 4-5-040).
sound reduction achieved by different
techniques may be a little optimistic4.
based on site-specific
considerations, the City may at
its discretion require the new
development to install double-
pane glass windows or other
building insulation measures
using its authority under the
Washington State Energy Code
(RMC 4 5-040).
The onsite open space would be
shielded from SR 900 by
buildings.
Environmental Health
The site is required to meet state hazardous waste regulations; it appears the proposal has committed to
acquiring necessary approvals from the Washington State Department of Ecology. The proposal is
required to provide hazardous materials awareness training, implement a contingency plan, implement
stormwater pollution prevention plan, meet laws regarding asbestos removal, removal of underground
tanks (if applicable), and ensure due diligence regarding soil or groundwater contamination per
measures in Column 1.
Exhibit 14. Environmental Health Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
Since encountering unreported spills
or unreported underground fuel
tanks is a risk when performing
construction, contractors shall be
required to provide hazardous
materials awareness training to all
grading and excavation crews on
how to identify any suspected
contaminated soil or groundwater,
and how to alert supervisors in the
event of suspected contaminated
material. Signs of potential
contaminated soil include stained
soil, odors, oily sheen, or the
presence of debris.
The construction and operation mitigation
measures identified for the Planned
Action Study Area are applicable to the
subarea.
The proposal is required to provide
hazardous materials awareness
training, implement a contingency
plan to meet state laws, implement
stormwater pollution prevention
plan, meet laws regarding asbestos
removal, removal of underground
tanks, and ensure due diligence
regarding soil or groundwater
contamination per measures in
Column 1.
The SEPA Checklist for the proposal
indicates:
“An area of soil contamination has
been identified in the SE-central
portion of the site as a result of a
4 HUD noise guidebook, Chapter 4, page 33”… use the STC ratings with a bit of caution and remain aware of the possible 2 -3 dB
overstating that you may get with the STC rating system.”
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 19
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
Contractors shall be required to
implement a contingency plan to
identify, segregate, and dispose of
hazardous waste in full accordance
with the Model Toxics Control Act
(MTCA)(WAC 173-340) and the
Dangerous Waste (WAC 173-303)
regulations.
Contractors shall be required to
develop and implement the
Stormwater Pollution Prevention
Plan, BMPs, and other permit
conditions to minimize the potential
for a release of hazardous
materials to soil, groundwater, or
surface water during construction.
Contractors shall be required to
follow careful construction practices
to protect against hazardous
materials spills from routine
equipment operation during
construction; prepare and maintain
a current spill prevention, control,
and countermeasure plan, and
have an individual on site
designated as an emergency
coordinator; and understand and
use proper hazardous materials
storage and handling procedures
and emergency procedures,
including proper spill notification
and response requirements.
All asbestos-containing materials
(ACM) and lead-based paint will
be identified in structures prior to
demolition activities in accordance
with 24 CFR Part 35. If ACM or
lead-based paint is identified,
appropriately trained and licensed
personnel will contain, remove, and
properly dispose of the ACM
and/or lead-based paint material
according to federal and state
regulations prior to demolition of
the affected area.
If warranted, contractors shall
conduct additional studies to locate
undocumented underground
storage tank (USTs) and fuel lines
before construction of specific
development projects (areas of
concern include current and former
commercial and residential
structures) and will permanently
decommission and properly remove
USTs from project sites before
former dry cleaning operation on
the site. Existing buildings may
contain hazardous substances such
as lead or asbestos.”
The site is required to meet state
hazardous waste regulations. The
SEPA Checklist indicates:
“Contaminated soil will be removed
and disposed of off-site at an
approved disposal location as part
of the overall site grading
operation. An NFA will be obtained
from Ecology.”
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 20
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
commencing general construction
activities.
Prior to acquisition of known or
potentially contaminated property,
the City shall require appropriate
due diligence be performed to
identify the presence and extent of
soil or groundwater contamination.
This can help to prevent or manage
liabilities for any long-term clean-
up activities that might be ongoing
during project operations. If
contamination is discovered, the
project proponent will comply with
all state and federal regulations
for contaminated sites.
Land Use
The proposal includes a transition of density from south to north. Dust control and construction traffic
management will be required and could be applied as conditions of approval.
Exhibit 15. Land Use Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
Under all alternatives, the City shall
require planned action applicants to
implement appropriate construction
mitigation measures, including but not
limited to dust control and construction
traffic management.
The City should make efforts to minimize
property acquisition that affects
buildings as part of its refinement of
study area streetscape designs while
balancing Complete Streets principles.
As part of the Planned Action Ordinance
adoption process, the City should amend
its Comprehensive Plan’s Transportation
and Capital Facilities elements to ensure
that planned public investments and their
funding sources are accounted for and
programmed.
Construction mitigation would be the
same as described under the Planned
Action Study Area.
The City and RHA should coordinate on
future Sunset Terrace redevelopment and
Planned Action Study Area streetscape
improvements to ensure that property
acquisition that affects buildings is
minimized.
The City shall require construction plans
to:
Locate the majority of the most
intensive non-residential
development along or near
NE Sunset Boulevard, where possible.
Implement proposed open space
and landscape features to offset the
proposed intensification of land uses
on the site.
Provide new opportunities for public
open space area.
As part of site design, emphasize
transitions in density, with less intense
densities where abutting lower-
intensity zones.
Regarding the entire development,
dust control and construction traffic
management will be required.
The proposal includes transition in
density with denser mixed-use
commercial/residential uses along
SR 900 and townhomes to the north
including on the Piha site, current
part of the Renton Sunset Master
Site Plan.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 21
Socioeconomics
No measures apply.
Exhibit 16. Socioeconomics Mitigation Measures
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
Mitigation measures to minimize dust,
noise, aesthetics, and transportation
impacts during construction are identified
in Sections 2, 6, 12, and 14, respectively,
of this Mitigation Document. These
measures would address many of the
construction-related impacts that could
negatively affect the study area
businesses.
In addition, with the reconstruction of NE
Sunset Boulevard, or with any new
development, if access to businesses is
affected, the following measures should
be addressed by the City or WSDOT:
Provide detour, open for business,
and other signage, as appropriate.
Provide business cleaning services on
a case-by-case basis, as needed.
Establish promotions or marketing
measures to help affected businesses
maintain their customer base during
construction.
Maintain access, as much as possible,
to each business and, if access needs
to be limited, coordinate with the
affected businesses.
Mitigation measures to address indirect
impacts on housing affordability are
addressed in Section 10 of this Mitigation
Document.
In addition to mitigation measures
described for the Planned Action Study
Area, the following mitigation measures
apply:
Public housing tenants shall be
provided relocation assistance under
the Uniform Relocation Act.
RHA should consider phased
demolition and reconstruction to
minimize the need to relocate all the
residents at the same time, or the new
affordable housing development could
be constructed prior to demolition to
provide opportunities to relocate
tenants within the subarea.
The proposal does not involve
changes to SR 900 by WSDOT.
The proposal does not involve
public housing tenant relocation;
the Piha site is vacant. No measures
apply.
Housing
No measures apply.
Exhibit 17. Housing Mitigation Measures
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
Renton Municipal Code (RMC) 4-4-
030(C) identifies construction hours
intended to address noise in sensitive time
periods. See Section 6, Noise, of this
Mitigation Document regarding other
noise mitigation measures for construction
periods.
Construction mitigation would be as
described for the Planned Action Study
Area.
RHA has committed to replacement
housing for the Sunset Terrace public
housing units at a 1:1 ratio, consistent
with the existing proportion of units by
number of bedrooms. Such replacement
See Noise analysis above.
Relocation assistance is not needed
for the Piha site; it is vacant.
Federal funds.
While the Piha site is part of the
Renton Sunset Master Site Plan and
was a potential housing
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 22
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
When federal funds are being used for a
proposal, displaced tenants shall be
offered relocation assistance in
compliance with the Uniform Relocation
Assistance and Real Property Acquisitions
Policies Act of 1970, as amended.
The City and RHA should apply for
federal, state, and local funding
programs described in Draft EIS Section
3.10, Housing, to promote new housing
opportunities for low and very low-
income housing.
RHA should establish a local preference
for rental assistance. For example, RHA
could establish a priority list for Section 8
vouchers for displaced low-income
tenants in the Planned Action Study Area
(in addition to the relocation assistance to
be provided by RHA to the Sunset
Terrace residents).
Unit replacement and relocation
assistance for the family village would be
the same as described for the Potential
Sunset Terrace Redevelopment Subarea.
housing could occur on site and/or off
site. During the time replacement housing
is under construction, Section 8 vouchers,
or equivalent measures, shall be used to
relocate tenants.
replacement site for Sunset
Terrace, other sites were also
considered potential replacement
sites and have capacity to address
the replacement at 1:1.
Environmental Justice
No measures apply.
Exhibit 18. Environmental Justice Mitigation Measures
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
There are no specific mitigation
measures related to environmental
justice during construction or operation.
During construction, mitigation measures
related to noise, dust, traffic congestion,
and visual quality shall be applicable to
all populations. These measures are
described in Sections 2, 6, 12, and 14,
respectively, of this Mitigation
Document.
Mitigation measures during construction
include the need for replacement housing
for the residents of Sunset Terrace. It is
likely that the tenants would be relocated
under a potential Section 8 voucher
strategy during construction. See Section
9, Socioeconomics, of this Mitigation
Document.
See other related topics for
construction related mitigation.
Aesthetics
The application provides detailed architectural plans and renderings of the proposed project, illustrating
the character, height, and scale of development throughout the study area. A supplemental
shade/shadow analysis was provided. Based on the analysis:
The study shows early morning, mid-morning, early afternoon, and late afternoon shading conditions
for summer and winter solstices and the spring equinox.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 23
The most pronounced shading effects are along the west side of Sunset Blvd and along Jefferson Ave
NE in the interior of the site. These are most pronounced in winter, but there is some moderate
shading in spring/fall, as well.
The only substantial off-site shading in the northeast corner – late in the day in winter, the Block A
building will shade the gas station site across Kirkland Ave and portions of the commercial sites north
and east of the gas station.
Even in winter, most of the areas experiencing shading will only be in shadow for a relatively brief
duration (a few hours early in the day, a few hours late in the day, or a transitory period during the
day). The shading study does not indicate that any locations will be in shadow for large portions of
the day, except for interior alleys and the portion of the Jefferson Ave right-of-way north of NE 11th
Street.
The shading does not impact any public parks or public gathering spaces, and the effect on the
pedestrian environment would be transitory and consistent with other urban mixed-use projects.
Additional conditions are not proposed beyond consistency with applicable design standards.
The shade/shadow analysis and conclusions would be appropriate to include in an addendum to the EIS.
Addenda preparation and circulation procedures are addressed in WAC 197-11-625.
See Exhibit 25 later in this document regarding conditional use permit criteria. The City will determine
consistency with Conditional Use criteria.
Exhibit 19. Aesthetic Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
In both the Planned Action Study Area
and Potential Sunset Terrace
Redevelopment Subarea, mitigation
measures will be necessary to minimize
impacts associated with increased height,
bulk, and shading. Future development
occurring under any of the alternatives
shall conform to the Renton Municipal
Code design standards, including but not
limited to the following:
Urban design standards contained in
RMC 4-3-100,
Residential Design and Open Space
Standards contained in RMC 4-2-115,
and
Lighting Standards contained in RMC 4-
4-075.
As described in RMC 4-3-100B3, portions
of the Planned Action Study Area do not
currently lie within an established Urban
Design District, most notably those
properties north of NE 16th Street and
west of Kirkland Avenue NE, where the
family village proposed under the
Planned Action Alternatives would be
located. To ensure that future
redevelopment exhibits quality urban
See Planned Action Study Area.
Current city design standards address
building modulation and roofline variation
and are recommended for application in
the Reevaluation/Addendum.
The EIS mitigation measures
presume consistency with the
City’s design standards and
codes. The proposal exceeds
heights and would require
approval of a conditional use
permit.
The Renton Sunset Site Plan
similarly addressed a height
increase, and the Reevaluation in
2014 addressed shade and
shadow and other aesthetics to
support the evaluation of the
request.
The application provides
detailed architectural plans and
renderings of the proposed
project, illustrating the character,
height, and scale of development
throughout the study area. A
shade/shadow analysis has also
been conducted.
See the discussion following the
Planned Action Ordinance
evaluation regarding conditional
use permit criteria.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 24
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
design, the City should consider either
including this area in Design District D or
creating a new design district for this
purpose. Prior to the enactment of new
design standards, the City may condition
development north of NE 16th Street to
meet appropriate standards of Design
District D in RMC 4-3-100.
Historic/Cultural
Shovel tests were conducted on the Piha site and no cultural resources were found.
If there is significant excavation as described in Column 1, the City must require consultation with DAHP. It
is unclear in the SEPA checklist if shovel tests were conducted for the application area more recently.
The City must require compliance with inadvertent discovery per Planned Action Ordinance Attachment B,
page 62: Attachment 1: Draft EIS, Cultural Resources Appendix J, Plan and Procedures for Dealing with
the Unanticipated Discovery.
Exhibit 20. Historic/Cultural Mitigation Measures
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
In the event that a proposed
development site within the study area
contains a building at least 50-years
of age that is not listed in or
determined eligible for listing in the
National Register of Historic Places
(NRHP) or Washington Heritage
Register (WHR), the project shall be
required to undergo review to
determine if the property is considered
eligible for listing.
It is recommended that the City adopt
a historic preservation ordinance that
considers the identification and
treatment of historic resources listed in
or determined eligible for listing in the
NRHP or WHR, or locally designated.
Until such time an ordinance is
adopted, the City must enter into
consultation with DAHP regarding
potential impacts on historic resources
in the study area that are listed in or
determined eligible for listing in the
NRHP or WHR.
For future projects that involve
significant excavation in the study area
the City must enter into consultation
with Washington State Department of
Archaeology and Historic Preservation
(DAHP) to determine the likelihood of
and recommendations for addressing
Since no native “A” horizon was
identified at the Edmonds-Glenwood
site and throughout the Sunset Terrace
public housing complex, no further
archaeological investigations are
recommended for these areas. Although
a buried, native “A” horizon was
identified on RHA’s Piha site (east of
Harrington Avenue NE), the potential
for an archaeological discovery is very
low. The project should proceed with no
further archaeological investigations. If
archaeological materials are
discovered during ground disturbing
excavations, the contractor shall halt
excavations in the vicinity of the find
and contact DAHP.
If human skeletal remains are
discovered, or if during excavation
archaeological materials are
uncovered, the proponent will
immediately stop work and notify
agencies as outlined in the
Unanticipated Discovery Plan provided
in Draft EIS Appendix J and as
amended by Final EIS Chapter 4 (and
provided as Attachment 1 of this Exhibit
B). If the project would disturb an
archaeological resource, the City shall
impose any and all measures to avoid
or substantially lessen the impact. If
Most of the site was reviewed in
the 2011 EIS Cultural Resources
Report. The commercial shopping
center was found ineligible as a
historic site; this is confirmed by
the SEPA Checklist and supporting
documentation provided by the
Solera applicant.
Shovel tests were conducted on
the Piha site and no cultural
resources were found.
If there is significant excavation
the City must require consultation
with DAHP. This could include
properties not tested previously or
areas outside the area of
potential effect considered in
2011.
In any case, the City must require
compliance with inadvertent
discovery per Planned Action
Ordinance Attachment B, page
62:
Attachment 1: Draft EIS,
Cultural Resources Appendix J,
Plan and Procedures for
Dealing with the Unanticipated
Discovery
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 25
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
potential archaeological resources. It
may be necessary to complete
archaeological testing prior to
significant excavation in the study
area, such as digging for footings or
utilities. Archaeological project
monitoring may be recommended for
subsurface excavation and construction
in high probability areas.
In the event that a future development
project in the study area is proposed
on or immediately surrounding a site
containing an archaeological resource,
the potential impacts on the
archaeological resource must be
considered and, if needed, a study
conducted by a qualified
archaeologist to determine whether the
project would materially impact the
archaeological resource. If the project
would disturb an archaeological
resource, the City shall impose any and
all measures to avoid or substantially
lessen the impact. If avoidance of the
archaeological resource is not possible,
an appropriate research design must
be developed and implemented with
full data recovery of the
archaeological resource prior to the
development project. The avoidance of
archaeological resources through
selection of project alternatives and
changes in design of project features
in the specific area of the affected
resource(s) would eliminate the need
for measuring or mitigating impacts.
Non-site-specific mitigation could include
developing an educational program,
interpretive displays, and design
guidelines that focus on compatible
materials, and professional publications.
avoidance of the archaeological
resource is not possible, an appropriate
research design must be developed and
implemented with full data recovery of
the archaeological resource prior to the
development project. The avoidance of
archaeological resources through
selection of project alternatives and
changes in design of project features in
the specific area of the affected
resource(s) would eliminate the need for
measuring or mitigating impacts.
Transportation
The development would be required to pay its fair share of transportation impact fees to address system
improvements needed for its contribution to growth in trips.
Construction mitigation measures would apply.
See the prior discussion of Section II.D regarding transportation trips and levels of service.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 26
Exhibit 21. Transportation Mitigation Measures
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
Operational Mitigation
Planned Action applicants shall pay a
Transportation Impact Fee as determined by
the Renton Municipal Code at the time of
payment, payable to the City as specified in
the Renton Municipal Code.
Planned Action applicants shall provide a
traffic analysis estimating trips generated by
their proposed development and
demonstrate conformance with the Planned
Action Ordinance trip ranges and thresholds
in Section 3(d) (4) as well as demonstrate
conformance with the City’s concurrency
requirements in RMC 4-6-070. When
demonstrated by an applicant’s analysis that
operational LOS standards reviewed in the
EIS are exceeded at the following locations,
intersection improvements shall be made by
planned action applicants as appropriate to
meet LOS D and in conformance with the
City’s street standards in RMC 4-6-060:
Edmonds Avenue NE and NE 12th Street:
an additional southbound left-turn pocket
and westbound right-turn pocket would
improve operations to LOS E, while added
pedestrian- and bicycle-oriented paths or
multi-use trails to encourage mode shifts
would likely improve operations to LOS D.
At the Harrington Avenue NE and NE 12th
Street intersection: the eastbound and
westbound approaches could be restriped
to increase the number of lanes and,
therefore, the capacity of the intersection.
With implementation, this intersection
would improve to LOS D.
Construction Mitigation
Temporary mitigation during construction
may be necessary to ensure safe travel and
manage traffic delays. The following
mitigation measures shall be implemented
prior to or during construction within the
Planned Action Study Area.
Prior to construction:
o Assess pavement and subsurface
condition of roadways being
proposed for transport of
construction materials and
equipment. Ensure pavement can
support loads. Adequate pavement
quality would likely reduce the
occurrence of potholes and would
help maintain travel speeds.
No permanent mitigation measures are
recommended within Potential Sunset
Terrace Redevelopment Subarea. The
intersection operations under action
alternatives are expected to be within
the LOS D threshold.
During construction, mitigation
measures are those described for the
Planned Action Study Area. Flaggers,
advance warning signage to alert
motorists of detours or closures, and
reduced speed zones would likely
benefit traffic operations.
The transportation analysis
indicates that the development
would not cause city levels of
service to be exceeded.
The development would be
required to pay its fair share of
transportation impact fees to
address system improvements
needed for its contribution to
growth in trips.
Construction mitigation measures
would apply per Column 1.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 27
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
o Alert landowners and residents of
potential construction. Motorists may
be able to adjust schedules and
routes to avoid construction areas
and minimize disruptions.
o Develop traffic control plans for all
affected roadways. Outline
procedures for maintenance of
traffic, develop detour plans, and
identify potential reroutes.
o Place advance warning signage on
roadways surrounding construction
locations to minimize traffic
disturbances.
During construction:
o Place advance warning signage on
NE Sunset Boulevard and adjacent
arterials to warn motorists of
potential vehicles entering and
exiting the roadway. Signage could
include “Equipment on Road,” “Truck
Access,” or “Slow Vehicles Crossing.”
o Use pilot cars as dictated by the
Washington State Department of
Transportation (WSDOT).
o Encourage carpooling among
construction workers to reduce
traffic volume to and from the
construction site.
o Employ flaggers, as necessary, to
direct traffic when vehicles or large
equipment are entering or exiting
the public road system to minimize
risk of conflicts between trucks and
passenger vehicles.
o Maintain at least one travel lane at
all times, if possible. Use flaggers to
manage alternating directions of
traffic. If lane closures must occur,
adequate signage for potential
detours or possible delays should be
posted.
o Revisit traffic control plans as
construction occurs. Revise traffic
control plans to improve mobility or
address safety issues if necessary.
Parks and Recreation
The property proposes to meet onsite open space standards per City. City staff will confirm compliance
with City open space standards. The applicant will be required to pay a park impact fee for the park
system.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 28
Exhibit 22. Parks and Recreation Mitigation Measures
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
During construction, impacts adjacent to or
in parks within the Planned Action Study
Area, such as an increase in noise, dust,
and access limitations, shall be mitigated
as per a construction mitigation plan
developed by Planned Action applicants
and approved by the City.
Planned Action Applicants shall pay a
Parks and Recreation Impact fee as
determined by the Renton Municipal Code
at the time of payment, payable to the
City as specified by the Renton Municipal
Code.
The following four mitigation measures
would help improve the availability or
access to parks and recreation facilities in
the Planned Action Study Area.
The City is initiating a parks,
recreation, open space and natural
resources plan for completion in
2011. That plan could identify
alternative LOS standards and parks
and recreation opportunities inside or
outside of the Planned Action Study
Area that could serve the local
population.
The City is considering amendments to
its development codes that would
provide for payment of a fee-in-lieu
for required common open space. As
proposed, the fee-in-lieu option could
be executed when development sites
are located within 0.25 mile of a
public park and when that park can
be safely accessed by pedestrians.
The City’s package of amendments
also includes park impact fees.
The City and Renton School District
could develop a joint-use agreement
for public use of school grounds for
parks and recreation purposes during
non-school hours. Joint-use
With the prevalence of public facilities
in the Planned Action Study Area as a
whole, and the addition of a central
park and a library in the Potential
Sunset Terrace Redevelopment Subarea,
there is opportunity to manage the
current facilities in a manner that
maximizes their beneficial parks and
recreation uses for future population
growth. The mitigation measures
proposed for the Planned Action Study
Area shall apply to the Potential Sunset
Terrace Redevelopment Subarea.
The development proposed along
NE 10th Street consists of 3-story
townhomes and are not
anticipated to impact the Sunset
Court Park.5
The property proposes to meet
onsite open space and will be
required to pay a park impact fee
for the park system.
5 The Piha site is part of the Renton Sunset Master Site Plan. The density was calculated as a whole including the park and
without it since the original Sunset Terrace property included a park. It was in part the greater size of the park that allow ed
consideration of the increased height and density on non-park sites.
The removal of the Piha property from the density calculation does not appear to change the conclusion that remaining sites
and the park that was once part of the property meet overall density calculations.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 29
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
agreements between the City and
Renton School District could also be
used to, at least partially, address
the LOS deficiencies in existing
recreation facilities.
The City could add parks and
recreation facilities such as:
o The City could convert current
public properties no longer
needed for their current uses to
parks and recreation uses, such
as the Highlands Library that is
intending to move and expand
off site. Draft EIS Figure 4.15-2
shows properties in public use.
o The City could purchase private
property for parks and
recreation use. An efficient means
would be to consider properties
in the vicinity of existing parks
and recreation facilities or where
additional population growth
would be greatest. Draft EIS
Figure 4.15-2 shows locations
where future demand could be
greater and where the City could
focus acquisition efforts.
Public Services
Police: The proposal is required to identify security measures in a construction mitigation plan prepared
by Planned Action Applicants and approved by the City. This could be a condition of approval. In
addition, the site plan should be reviewed by City police and public works staff to determine compliance
with the following requirement:
Planned Action applicants shall design street layouts, open space, and recreation areas to promote
visibility for residents and police.
Fire: The fire and emergency medical services mitigation will be met by compliance with International Fire
Code and City development regulations, as well as payment of a fire impact fee per city codes and the
service provider. These can be conditions of approval.
School: A school impact fee is required and can be a condition of approval.
Solid Waste: Solid waste mitigation is also required:
The City shall require development applicants to consider recycling and reuse of building materials
when redeveloping sites, and as part of their application explain what measures are included. The
City may condition Planned Action applications to incorporate feasible recycling and reuse measures.
The applicant has stated that a combination of age and condition of the existing buildings and hazardous
material abatement makes recycling and reuse impractical for the site. Given lack of feasibility the City
does not intend to condition the proposal to incorporate recycling and reuse of building materials.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 30
Exhibit 23. Public Services Mitigation Measures
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
Police
During construction, security measures
shall be implemented by developers to
reduce potential criminal activity,
including on-site security surveillance,
lighting, and fencing to prevent public
access. Such measures shall be detailed
in a construction mitigation plan
prepared by Planned Action Applicants
and approved by the City.
Planned Action applicants shall design
street layouts, open space, and
recreation areas to promote visibility for
residents and police. Street and
sidewalk lighting would discourage theft
and vandalism, and enhance security.
Fire and Emergency Medical Services
Developers will construct all new
buildings in compliance with the
International Fire Code and Renton
Development Regulations (RMC Title 4),
including provision of emergency egress
routes and installation of fire
extinguishing and smoke detection
systems. All new buildings will comply
with accessibility standard for people
with disabilities, per the requirements of
the Americans with Disabilities Act.
Planned Action applicants shall pay a
Fire Impact Fee as determined by the
Renton Municipal Code at the time of
payment, payable to the City as
specified in the Renton Municipal Code.
Education
During renovation of the Hillcrest Early
Childhood Center, the Renton School
District shall provide temporary
transportation or take other equivalent
measures to ensure accessibility of the
early education program to area
children who attend the program.
Since the school district typically plans
for a shorter-term horizon than the 20
years envisioned for the Planned Action,
the district will continue to monitor
student generation rates into the future
and adjust its facility planning
accordingly. The district will continue to
implement existing plans to expand
permanent student capacity at area
schools. In addition, the district may
utilize portable classrooms or shift
attendance boundaries to address
Police
Mitigation measures described for the
Planned Action Study Area also apply to
this Subarea.
Fire and Emergency Medical Services
Mitigation measures described for the
Planned Action Study Area also apply to
this Subarea.
Education
No mitigation measures are necessary or
proposed.
Health Care
No mitigation measures are necessary or
proposed.
Social Services
RHA’s provision of community space that
could be used for social services or
community meeting space for community
organizations would serve as mitigation.
See the discussion under the Planned
Action Study Area.
RHA should maintain a community
meeting space within or near the
subarea during construction phase of
Sunset Terrace redevelopment that
allows for on-site social service programs
to continue to meet within the subarea.
Solid Waste
Mitigation measures described for the
Planned Action Study Area also apply to
this Subarea.
Public Library
The King County Library System should
continue to monitor growth within its
geographic clusters, and adjust plans for
facility sizing and spacing according to
shifting trends in population growth.
The proposal is required to identify
security measures in a construction
mitigation plan prepared by
Planned Action Applicants and
approved by the City.
The site plan should be reviewed
by City police and public works
staff to determine compliance with
the following requirement:
Planned Action applicants shall
design street layouts, open
space, and recreation areas to
promote visibility for residents
and police.
The fire and emergency medical
services mitigation will be met by
compliance with international fire
code and City development
regulations, as well as payment of
a fire impact fee per city codes
and the service provider.
A school impact fee is required.
Solid waste mitigation is also
required to be considered –
however, due to lack of feasibility
demonstrated in the application, the
City does not intend to require
special building material recycling
or reuse:
The City shall require
development applicants to
consider recycling and reuse of
building materials when
redeveloping sites, and as part
of their application explain what
measures are included. The City
may condition Planned Action
applications to incorporate
feasible recycling and reuse
measures.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 31
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
student capacity issues that arise on a
shorter term basis.
The district will also continue monitoring
growth in the number of English
Language Learner students in the district,
and plan additional capacity in that
program to meet growing demands for
that service, particularly in schools with
high percentages of English Language
Learners, such as Highlands Elementary.
The school district imposes a school
impact fee for new residential
construction. This funding source can be
used to help provide expanded school
facilities needed to serve the growth
anticipated under all alternatives (RMC
4-1-160).
Health Care
There are no mitigation measures
needed or proposed for health care due
to the negligible change in the number
of beds.
Social Services
The City’s planned improvements to the
streetscape and transit facilities that
make walking, bicycling, and taking
transit more viable modes of
transportation would improve
accessibility of social services located
outside the Planned Action Study Area to
area residents.
RHA, Renton School District, and the City
should work together to relocate the
Friendly Kitchen community feeding
program when the Hillcrest Early
Childhood Center campus, the current
site of this program, is redeveloped as
part of a family village. Relocation
should occur at an accessible location
nearby to maintain service to the
existing community that relies upon the
Friendly Kitchen services. If possible,
Renton School District and RHA should
incorporate space for the continuation of
the Friendly Kitchen Program within the
family village.
RHA and the City should consider
developing a community center facility
as part of Sunset Terrace redevelopment
or the family village development or at
another location in the Planned Action
Study Area. The center would provide
an accessible on-site space for a
comprehensive range of social services
for residents in the Planned Action Study
Area, focused on alleviating poverty,
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 32
Planned Action Study Area Potential Sunset Terrace
Redevelopment Subarea
Solera Mixed Use Master Plan
and addressing the needs of some of the
more predominant demographic groups
found within the Planned Action Study
Area—seniors, individuals living with
disabilities, those speaking English as a
Second Language, and youth.
Solid Waste
The City shall require development
applicants to consider recycling and
reuse of building materials when
redeveloping sites, and as part of their
application explain what measures are
included. The City may condition Planned
Action applications to incorporate
feasible recycling and reuse measures.
Public Library
The King County Library System should
continue to monitor growth within its
geographic clusters, and adjust plans for
facility sizing and spacing according to
shifting trends in population growth.
Utilities
The development will be required to implement water system and sewer system improvements per City
plans, codes, and specifications. See Column 3 for more details.
Exhibit 24. Utilities Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
Water
To mitigate the current and projected
water storage deficit in the pressure
zones that serve the study area, the
City completed the construction of the
4.2-million-gallon Hazen Reservoir in
the Highlands 565 pressure zone in
March 2009. The City also completed
a water distribution storage feasibility
study to develop conceptual options
and planning level cost estimates for
expanding the storage capacity at
two existing City-owned sites: the
Highlands Reservoirs site and the Mt.
Olivet Tank site (HDR, Inc. 2009).
Financial strategies for the planning,
design, and construction of the
storage-capacity expansion have not
been determined at this time.
To mitigate the fire-flow requirements
for the proposed level of development
and redevelopment within the Planned
Action Study Area, larger diameter
Water
The mitigation measures that are required
in the Potential Sunset Terrace
Redevelopment Subarea are similar to
those noted for the Planned Action Study
Area. The water storage deficit would be
met with an increase in storage at the
existing Highlands Reservoirs site, and
fire-flow requirements would require the
new 12-inch-diameter pipe loop
throughout this subarea and realignment
of the Highlands 435 and Highlands 565
pressure zones. As noted previously, the
City has recently installed a new 12-inch-
diameter main for development adjacent
to this subarea, and as development
occurs in the subarea, the pipe network
would need to be extended to serve the
development. A more detailed discussion
of needed system improvements is
provided in Attachment 2.
The development will be required to
implement water system and sewer
system improvements per City plans,
codes, and specifications.
Per the EIS mitigation measure, to
mitigate the fire-flow requirements
for the proposed level of
development and redevelopment
within the Planned Action Study
Area, larger diameter (12-inch)
piping is required throughout the
Planned Action Study Area to
convey the higher fire-flow
requirements. The new water mains
will be looped for reliability and
redundancy of service, as required
by City policies and water design
standards.
Local sewers may need to be
replaced with upsized pipe to
manage the increased wastewater
load from the subarea.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 33
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
(12-inch) piping is required throughout
the Planned Action Study Area to
convey the higher fire-flow
requirements. The new water mains will
be looped for reliability and
redundancy of service, as required by
City policies and water design
standards. The larger mains will be
installed within the dedicated right-of-
way in a north-to-south and east-to-
west grid-style water system.
Additional mains within the
development sites will also be
required to provide water to hydrants
and water meters, and should be
looped within the development site
around buildings. To provide the water
pressure requirements for multistory
buildings and to support the pressure
requirements for fire sprinkler systems,
the new water mains will be connected
to the higher-pressure Highlands 565
pressure zone. The options to address
fire flow within the Planned Action
Study Area are further described
below.
The Highlands 565 pressure zone
typically has enough pressure to meet
the pressure needs for fire-flow
requirements for the proposed
development and redevelopment in
the Planned Action Study Area, but is
limited in providing the fire-flow rate
due to the size of the existing water
mains that are generally smaller than
12 inches in diameter. The Highlands
435 pressure zone operates at lower
pressures and has smaller-diameter
pipes in this area of the pressure zone
and, therefore, cannot meet both the
pressure requirements and the fire -
flow capacity (flow) requirements. The
options developed to remedy fire -flow
and pressure inadequacies are shown
in Draft EIS Section 4.17, Figure 4.17-
1 and summarized below.
A 12-inch-diameter pipeline loop
shown in Draft EIS Section 4.17, Figure
4.17-1 was developed to extend the
Highlands 565 pressure zone into the
existing Highlands 435 pressure zone.
This 12-inch-diameter loop was also
extended north of NE 12th Street in
the existing Highlands 565 pressure
zone to improve the conveyance
capacity throughout the Planned Action
Study Area. This 12-inch-diameter
loop improvement builds on the City’s
recent extension of the Highlands 565
The NEPA Reevaluation/ SEPA Addendum
(2014) provides a description of water
system requirements for fire flow that are
similar to the FEIS conclusions and that
benefit from more specific master
planning review.
Wastewater Collection
The sewers within the Potential Sunset
Terrace Redevelopment Subarea are also
identified for replacement based on age
and condition in the City’s Long Range
Wastewater Management Plan. Based on
the increased wastewater load within the
Potential Sunset Terrace Redevelopment
Subarea, the local sewers may need to be
replaced with upsized pipe to manage
the increased wastewater load from the
subarea. A more detailed discussion of
needed sewer system improvements is
provided Attachment 2.
The NEPA Reevaluation / SEPA
Addendum (2014) provides a description
of sewer main considerations that are
similar to the FEIS conclusions and that
benefit from more specific master
planning review.
The proposal is also required to
comply with RMC 4-1-180 Charges
for Equitable Share of Public Works
Facilities.
The SEPA checklist indicates: Basic
municipal and franchise utilities will
be extended from the project
frontages, internal to the site.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 34
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
pressure zone into the Highlands 435
pressure zone to support fire-flow
requirements for the Harrington
Square Development.
In addition to the 12-inch-diameter
pipe loop shown in Draft EIS Section
4.17, Figure 4.17-1, additional piping
improvements for each development
served from the 12-inch-diameter loop
are expected to be required to
provide sufficient fire flow and
pressure throughout each
development. The sizing and layout of
this additional piping will depend on
the development layout, but will
require that the development piping
be looped around buildings and be
sufficient in size to maintain the fire-
flow requirements of the development.
Planned Action Applicants shall
implement improvements required for
water service and fire flow consistent
with City standards in RMC Title 4
Chapter 6 and RMC 4-5-070
International Fire Code and Fire
Prevention Regulations. Planned Action
applicants shall also demonstrate
compliance with RMC 4-1-180
Charges for Equitable Share of Public
Works Facilities.
Wastewater Collection
The local wastewater collection system
n the Planned Action Study Area is
scheduled for replacement based on
age and condition as noted in the City
of Renton Long Range Wastewater
Management Plan (City of Renton
2009b). The local sewers have
reached the end of their useful life
and have been identified as high
priority replacements due to leaks and
current surcharging. However, the
increased wastewater load with the
development in the Planned Action
Study Area could require that the local
sewers be replaced with larger
diameter pipe to provide sufficient
capacity to the wastewater
interceptors that serve the Planned
Action Study Area. The locations where
lines would be improved are identified
in Draft EIS Section 4.17.
Pursuant to RMC 4-6-040.B, any
facility improvements identified by the
current adopted long-range
wastewater management plan
(comprehensive sewer system plan)
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 35
Planned Action Study Area Potential Sunset Terrace Redevelopment
Subarea
Solera Mixed Use Master Plan
that are not installed or in the process
of being installed must be constructed
by the property owner(s) or
developer(s) desiring service. Planned
Action applicants shall also
demonstrate compliance with RMC 4-
1-180 Charges for Equitable Share of
Public Works Facilities.
Ordinance 5813 Attachment C: Sunset Terrace Master Site Plan
The Renton Sunset Area Master Site Plan is included in Attachment C and is to be used as a conceptual
guide to redevelopment in that portion of the Planned Action area, together with the land use studied in
the NEPA reevaluation/ SEPA addendum published on June 10, 2016, and the use allowances of the
Renton Municipal Code.
Height and Conditional Use Permit Criteria
The table below describes Conditional Use Permit review criteria in RMC 4-9-030 and application
information that will help the City’s compliance review.
Exhibit 25. Review of Aesthetic Information Needed to Support Review of Conditional Use Criteria
Criteria Information Needed for Evaluation
1. Consistency with Plans and Regulations
The proposed use shall be compatible with the general
goals, objectives, policies and standards of the
Comprehensive Plan, the zoning regulations and any other
plans, programs, maps or ordinances of the City of Renton.
The application includes a detailed breakdown of uses
proposed for the development. No additional information is
required.
2. Appropriate Location
The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or
within the immediate area of the proposed use. The
proposed location shall be suited for the proposed use.
a. Location Criteria: Proximity of arterial streets which have
sufficient capacity to accommodate traffic generated by the
development. Developments are encouraged to locate in
areas served by transit.
The application includes a detailed map showing the
location of proposed uses and a breakdown of
development square footages by use. Traffic and street
capacity is not within the scope of aesthetic review.
No additional information is required for aesthetic review.
3. Effect on Adjacent Properties
The proposed use at the proposed location shall not result in
substantial or undue adverse effects on adjacent property.
a. Effect on Adjacent or Abutting Properties: Building heights
shall not result in substantial or undue adverse effects on
adjacent and abutting property. When a building in e xcess
of the maximum height is proposed adjacent to or abutting
a lot designated R-1, R-4, R-8, R-10, R-14 or RM-F, then the
setbacks shall be equivalent to the requirements of the
adjacent residential zone if the setback standards exceed
The application provides detailed architectural plans and
renderings of the proposed project, illustrating the
character, height, and scale of development throughout the
study area. The Planned Action EIS identified the potential
for shading impacts as a possible adverse impact. The
applicant has provided this model and results have been
addressed in the Planned Action concurrence review above.
The City will review the application’s consistency with
Conditional Use Permit criteria.
Renton | Solera Mixed Use Master Plan Planned Action Concurrence Review 36
Criteria Information Needed for Evaluation
the requirements of the Commercial Zone.
4. Compatibility
The proposed use shall be compatible with the scale and
character of the neighborhood.
The application provides detailed architectural plans and
renderings of the proposed project, illustrating the
character, height, and scale of development throughout the
study area. No additional information is required for
aesthetic review.
5. Parking
Adequate parking is, or will be made, available. N/A
6. Traffic
The use shall ensure safe movement for vehicles and
pedestrians and shall mitigate potential effects on the
surrounding area.
N/A
7. Noise, Light and Glare
Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
N/A
8. Landscaping
Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping
may be required to buffer adjacent properties from
potentially adverse effects of the proposed use
The application provides detailed architectural plans,
including a landscape and tree retention plan. No
additional information is required for aesthetic review.