HomeMy WebLinkAboutSR_HEX_Solera_Master_Plan_181127.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Solera_Master_Plan_181127
A. REPORT TO THE HEARING EXAMINER
Hearing Date: November 27, 2018
Project File Number: PR18-000333
Project Name: Solera Master Plan
Land Use File Number: LUA18-000490, SA-M, PP, CU-H, MOD
Project Manager: Matt Herrera, Senior Planner
Owner: Greater Hilands LLC C/O JSH Properties, 20415 72nd Ave S Suite 180, Kent, WA
98032 / Renton Housing Authority, 2900 NE 10th St, Renton, WA 98056
Applicant: Corey Watson, Quadrant Homes, 15900 SE Eastgate Way, Suite 300, Bellevue, WA
98008
Contact: Jeremy Febus, KPFF, 1601 5th Ave, Suite 1600, Seattle, WA 98101
Project Location: 2902 NE Sunset Blvd, Renton, WA 98056
Project Summary: The applicant is requesting Master Site Plan Review, Preliminary Plat Approval,
Conditional Use Permit, and Street Modification Approval for a proposed mixed use
development that would provide approximately 673 multi-family residential units
and 39,000 square feet of commercial space located on a 10.8 acres site at 2902 NE
Sunset Blvd. The subject property would contain two mixed-use buildings along the
NE Sunset Blvd frontage with six stories above grade and up to 85 feet in maximum
height. The two mixed-use buildings would contain approximately 521 multi-family
units with ground floor commercial space. The subject property would also contain
approximately 152 fee-simple townhomes under the unit lot subdivision provisions.
Net residential density on the subject property would result in approximately 70
dwelling units per acre. The site would contain a total of 906 parking spaces located
within the mixed use buildings, townhome units, and a six-space surface lot. The
existing Greater Hi-Lands Shopping Center would be demolished with the exception
of the US Bank building. A new public street alignment would be constructed
providing access through the site with alleys for vehicle access to residences. Street
frontage improvements would be constructed along the site’s periphery.
Site Area: 10.8 acres
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 2 of 60
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B. EXHIBITS:
Exhibits 1-24: As shown in the Environmental Review Committee (ERC) Memo
Exhibit 25: Staff Report to the Hearing Examiner
Exhibit 26: Neighborhood Meeting Materials
Exhibit 27: Critical Areas Assessment
Exhibit 28: Sunset Master Site Plan
Exhibit 29: Sunset Area Planned Action Ordinance
Exhibit 30: Sunset Area Planned Action EIS
Exhibit 31: Ground Floor Building A
Exhibit 32: Ground Floor Building B
Exhibit 33: Subdivision Plan
Exhibit 34: Architectural Site Plan
Exhibit 35: Code Interpretation #134
Exhibit 36: Conceptual Landscape Plan (Black & White)
Exhibit 37: Architectural Project Summary Sheet
Exhibit 38: Floor Plans Building A
Exhibit 39: Floor Plans Building B
Exhibit 40: Unit Mix Summary
Exhibit 41: Site Section Building A
Exhibit 42: Site Section Building B
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 3 of 60
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C. GENERAL INFORMATION:
1. Owner(s) of Record: Greater Hilands LLC C/O JSH Properties, 20415 72nd
Ave S Suite 180, Kent, WA 98032 / Renton Housing
Authority, 2900 NE 10th St, Renton, WA 98056
2. Zoning Classification: Center Village (CV)
Urban Design District ‘D’ and Residential Design and
Open Space Standards
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Shopping Center
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Multifamily Residential and Fire Station / CV zone
b. East: Commercial Retail / CV zone
c. South: Commercial Retail, Public Library, and Public Park / CV zone
d. West: Multifamily Residential / CV zone
7. Site Area: 10.8 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Epstein Annexation N/A 1246 04/16/1946
Sunset Area Planned Action
EIS
LUA10-052 N/A 06/06/2011
Renton Sunset Terrace
Redevelopment Master Site
Plan
LUA14-001475 N/A 01/14/2015
Sunset Area Planned Action
Ordinance (Revised)
N/A 5813 08/08/2016
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. There are existing water mains in the
following locations:
There is an existing (low-pressure) 8-inch City water main located in Sunset Lane NE with a
capacity of 1,000 gallons per minute (gpm).
There is an existing 12-inch City water main located in NE 10th Street.
There is an existing 8-inch City water main located in NE 12th Street with a maximum capacity of
2,000 gpm.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 4 of 60
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There is an existing 10-inch City water main located in Kirkland Ave NE with a maximum capacity
of 3,300 gpm.
There is an existing 12-inch City water main located in NE Sunset Blvd with a maximum capacity
of 4,000 gpm.
There is an existing 12-inch City water main stub located within a public easement in the parking
lot of the neighboring Sunset Court Apartments.
b. Sewer: Sewer service is provided by the City of Renton. There are existing sewer main in the following
locations:
There is an existing 8-inch wastewater main located in Sunset Lane NE
There is an existing 8-inch wastewater main located in the vacated right-of-way of Harrington
Place NE
There is an existing 8-inch wastewater main located in NE 10th Street.
There is an existing 18-inch wastewater main located in NE Sunset Blvd
There is an existing 8-inch wastewater main located in NE 12th Street
There is an existing private 8-inch wastewater main located in parcel number -1405 and the
northwest portion of parcel -1205 which connects into a catch basin in NE 12th Street
c. Surface/Storm Water: There are existing stormwater mains in the following locations:
There is an existing 36-inch stormwater main located in NE 12th Street.
There is an existing 12-inch stormwater main located in Harrington Place NE.
There is an existing 18-inch stormwater main located in NE Sunset Blvd.
There is an existing 12-inch stormwater main located in NE 10th Street.
The proposed project is within the City of Renton’s Sunset Lane NE Improvement Plan, which includes
the following drainage improvements recently completed by the City:
Installation of a new 12-inch City storm main located in NE 10th Street.
Installation of a new bioretention filtration unit located in the planter strip along NE 10th
Street.
The Sunset Regional Stormwater Facility, which consists of bioretention cells to infiltrate stormwater,
is located in the northeast corner of Sunset Neighborhood Park. A portion of the tributary area
directed to the regional facility includes approximately 0.77 acres of the Greater Hi-Land Shopping
Center north of NE 10th Street.
2. Streets: The proposed development contains frontage along the following public streets:
Sunset Lane NE along the west property line(s) (internal to the site) of parcel number
7227801205. Sunset Lane NE is classified as a Residential Access Road. Existing right-of-way
(ROW) width is approximately 50 feet. No frontage improvements currently exist along Sunset
Lane NE.
NE 10th Street along the south property line(s). NE 10th Street is classified as a Residential Access
Road. Existing right-of-way (ROW) width is approximately 60 feet. Existing frontage along NE 10th
Street includes a new 8-ft sidewalk, landscape strip (width varies from 8-ft to 14-ft based on
roadway alignment), 6-foot parking lane with pedestrian bulb-outs on both the north and south
sides, 0.5-ft curb and gutter.
NE 12th Street along the north property line(s). NE 12th Street is classified as a Collector Arterial
Road. Existing right-of-way (ROW) width is approximately 50 feet. Existing frontage along NE 12th
Street includes a 5-ft sidewalk and 0.5-ft curb and gutter.
Kirkland Ave NE along the northeast property line(s). Kirkland Ave NE is classified as a Residential
Access Road. Existing right-of-way (ROW) width is approximately 60 feet. Existing frontage along
Kirkland Ave NE includes a 6-ft sidewalk, 6-ft landscape strip, and 0.5-ft curb and gutter.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 5 of 60
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NE Sunset Blvd (SR 900) along the east property line(s). NE Sunset Blvd is classified as a Principal
Arterial Road. Existing right-of-way (ROW) width is approximately 100 feet. Existing frontage
along NE Sunset Blvd includes a 5-ft sidewalk and 0.5-ft curb and gutter.
Harrington Place NE along the west property line(s). Harrington Place NE is classified as a
Residential Access Road. Existing right-of-way (ROW) width is approximately 50 feet. Existing
frontage along Harrington Place NE includes a 6-ft sidewalk and 0.5-ft curb and gutter.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-115: Residential Design and Open Space Standards
d. Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN, CV, and CA)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulation
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-030: Drainage (Surface Water) Standards
b. Section 4-6-040: Sanitary Sewer Standards
c. Section 4-6-060: Street Standards
d. Section 4-6-080: Water Service Standards
5. Chapter 7 Subdivision Regulations
6. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
3. Housing and Human Services Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July 12,
2018 and determined the application complete on August 7, 2018. The project was placed on-hold on
September 24, 2018 to request additional information and was subsequently taken off-hold on October
17 following the submittal of requested items. The project complies with the 120-day review period.
2. A neighborhood meeting facilitated by the applicant was held on February 20, 2018 at the Renton
Highlands Library. Approximately 17 members of the public not associated with the project attended the
meeing and provided comments and questions regarding the following issues: land uses; parking; traffic;
size, bulk, and massing; existing business leases; crime; noise; and population increase to area. See Exhibit
26.
3. The project site is located 2902 NE Sunset Blvd, Renton, WA 98056.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 6 of 60
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4. The project site is currently developed with strip retail (Hi-Lands Shopping Center) and a vacant parcel
(Piha Site)
5. Access to the site would be provided via NE 10th Street, NE Sunset Blvd, NE 12th St, and Harrington Place
NE. A new internal street alignment would extend from NE 10th St and align with Jefferson Ave NE and
extend from Harrington Place NE and connect to NE Sunset Blvd.
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Center Village (CV) zoning classification and within Design District ‘D’.
8. There are approximately 31 trees located on-site. The applicant proposes to retain approximately six (6)
trees on the subject property.
9. The site is mapped with isolated regulated slopes up to 25-percent grade however those grades are due
to retaining walls and paved slopes abutting buildings. The geotechnical report (Exhibit 22) found no
steep slopes on the site and the Critical Areas Assessment (Exhibit 27) found no critical areas on or within
300-feet of the subject property.
10. Approximately 30,000 cubic yards of material would be cut on-site and approximately 15,000 cubic yards
of structural fill is proposed to be brought into the site.
11. The applicant is proposing to begin construction in the second quarter of 2019 and end in the fourth
quarter of 2022.
12. Staff received no public comment letters on the application. One (1) agency letter was submitted by
King County Metro Transit (Exhibit 23) regarding bus stop improvements and the upgrade to RapidRide
service to the area.
13. The proposal is a master site plan review with five (5) proposed phases (Exhibit 12) encompassing
approximately 10.8 of the subject property. Individual administrative site plan review applications
would be submitted with each phase of the proposal prior to submitting civil construction and building
permit applications.
14. Portions of Sunset Lane NE within the existing development would require a street vacation based on
the proposed improvements on the master site plan. The street vacation process requires separate
approval from City Council. The street vacation would be required to occur prior to civil construction
permit issuance.
15. The master site plan application includes a preliminary plat with a unit lot subdivision component for
the townhome portion of the development. The two (2) mixed use buildings and the existing US Bank
building are proposed on two (2) separate lots.
16. The Piha Site, also known as Site ‘G’ of the Renton Sunset Redevelopment Master Site Plan (Exhibit 28),
was planned to provide 64 units of housing within the master plan following a minor modification to
the plan issued June 20, 2016.
17. The subject property is located within the Sunset Planned Action Area where a Planned Action Ordinance
(Ord. 5813) (Exhibit 29) was adopted in accordance with the State Environmental Policy Act (SEPA) for
redevelopment of the Sunset Highlands Area. The Final EIS document was issued April 1, 2011 (Exhibit
30).
18. The Environmental Review Committee (ERC) reviewed the Solera Master Plan application and issued a
Concurrence Memo designating the proposal a planned action (Exhibit 1) and therefore the project would
not require a SEPA threshold determination, preparation of an EIS, or be subject to further environmental
review pursuant to SEPA.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 7 of 60
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19. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
20. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following development
standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-J: Develop well-balanced, attractive, convenient Centers serving the City and
the region that create investment opportunities in urban scale development, promote
housing close to employment and commercial areas, reduce dependency on
automobiles, maximize public investment in infrastructure and services, and promote
healthy communities.
Goal L-L: Transform concentrations of linear form commercial areas into multi-use
neighborhood centers characterized by enhanced site planning, efficient parking
design, coordinated access for all modes of transportation, pedestrian linkages from
adjacent uses and nearby neighborhoods, and boulevard treatment.
Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 8 of 60
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Goal L-EE: Build neighborhoods that promote community resiliency through healthy
lifestyles, active transportation, proximity to goods and services, access to local fresh
food, environmental sustainability, and a feeling of community.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-47: Accommodate change in a way that maintains Renton’s livability and
natural beauty.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Policy L-57: Provide complete arranged as an interconnecting network or grid. Locate
planter strips between the curb and the sidewalk in order to provide separation
between cars and pedestrians. Discourage dead-end streets and cul-de-sacs.
Policy T-1: Develop a connected network of transportation facilities where public
streets are planned, designed, constructed, and maintained for safe convenient travel
of all users – motor vehicle drivers as well as, pedestrians, bicyclists, and transit riders
of all ages and abilities.
Policy T-26: Ensure provision of safe and convenient storage and parking facilities for
bicyclists.
Policy T-45: Ensure that new development contributes its fair share of the cost of
transportation facilities, programs and services needed to mitigate growth related
transportation impacts.
Policy HHS-9: Foster and locate new housing in proximity to Employment Centers and
streets that have public transportation systems in place, and complements existing
housing.
Policy HHS-23: Support the link between land development and physical activity by
increasing options for transit use, walking, and bicycling, such as providing physical
connections between residential areas and schools and/or commercial development.
21. Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) is to encourage
redevelopment of existing suburban patterns of commercial and residential development into compact
urban development with a pedestrian-oriented, mixed-use center, and community focal point. The zone
is intended to revitalize an area, creating a vibrant, urban center where surface parking is discouraged.
The proposal is compliant with the following development standards, as outlined in RMC 4-2-120.A, if all
conditions of approval are met:
Compliance CV Zone Development Standards and Analysis
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 9 of 60
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Compliant if
condition of
approval is
met
Use: The applicant has proposed to construct attached dwelling units on the subject
property in the form of mixed use style apartments on the NE Sunset Blvd frontage and
fee simple townhomes west of the proposed apartments.
Staff Comment: Pursuant to RMC 4-2-060C, the CV zone allows attached dwelling units
subject to special condition 73 which states: Garden style apartments are prohibited.
Within the Center Village Zone, ground floor commercial development at a minimum of
seventy-five percent (75%) of the frontage of the building is required for all residential
projects on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE.
The applicant does not propose garden style apartments. The subject property abuts NE
Sunset Blvd east of Harrington Ave NE, therefore ground floor commercial at a
minimum of 75-percent of the frontage of the building is required for the two (2)
buildings identified as Block A and Block B on the site plan (Exhibit 4).
The proposed Block A building as shown on sheet A-16 (Exhibit 31) identifies 9,800
square feet of commercial space that is 36-feet in depth along 100-percent of the
building’s frontage.
The proposed Block B building as shown on sheet A-25 (Exhibit 32) identifies 5,900
square feet designated as a child care facility, a 5,263 square foot area with 40-foot
depth identified as commercial/residential amenities, and a 6,435 square foot area with
approximately 53-foot depth identified as commercial/residential amenities space.
After subtracting the mechanical room, lobby, and stairway, the frontage of Block B
consists of commercial and residential amenity space along approximately 80-percent
of the building’s frontage.
Residential amenity space is not a commercial development and therefore would not
meet the special condition requirements for the ground floor. However, the City does
acknowledge that ground floor spaces remain underutilized when searching for a
commercial tenant and vacant storefront spaces do not contribute to a vibrant
pedestrian experience along the building’s frontage. Therefore staff recommends as a
condition of approval, the applicant submit revised plans with the administrative site
plan review application for Block B that ensures the amenity space shall be temporary
in nature and not credited to the open space requirement under Urban Design
Regulations District D. The applicant shall construct the space to commercial standards
identified in FOF 26 Conditional Use Analysis. The revised plans shall be reviewed and
approved by the Current Planning Project Manager prior to Administrative Site Plan
issuance.
Compliant if
condition of
approval is
met
Density: The density range required in the CV zone is a minimum of 20.0 dwelling units
per net acre to a maximum 80 dwelling units per net acre. Assisted living bonus: 1.5
times the maximum density may be allowed subject to conditions of RMC 4-9-065. Net
density is calculated after the deduction of sensitive areas, areas intended for public
right-of-way, and private access easements from the gross site area.
Staff Comment: The density calculation is based on the entire master plan site of
470,595 square feet or approximately 10.8 acres. Approximately 54,448 square feet or
approximately 1.25 acres would be dedicated as right-of-way or subdivided into tracts
(vehicle alleys) resulting in 416,147 square feet or 9.55 net acres. The proposed 673
dwelling units would result in a net density of approximately 70 dwelling units per acre
thereby meeting the density requirements of the master plan site. To ensure any future
redevelopment or changes to unit count on the master plan site is with the required
density range of the zone, staff recommends as a condition of approval, the applicant
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 10 of 60
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record a covenant on the underlying properties within the plat requiring that any future
division of the lots or increases to density must be consistent with the maximum density
requirements as measured within the master site plan as a whole. The applicant shall
submit a draft of the covenant with the final plat application for review and approval
by the Current Planning Project Manager prior to recording with the King County
Recorder’s Office.
Compliant if
condition of
approval is
met
Lot Dimensions: The minimum lot size required in the CV zone is 25,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The proposed master plan includes a preliminary plat with a unit lot
subdivision component for the townhome portion of the site. Unit lot subdivision
requirements (RMC 4-7-090F.3) requires the parent site to meet the minimum lot size
requirement. As provided on the subdivision plan sheet C1.2 (Exhibit 33), the proposed
parent site contain the following lot sizes: R1-20,340 square feet; R2-116,213 square
feet; R3-59,328 square feet; and R4-31,376 square feet. Parent site R1 does not contain
the minimum lot size for the CV zone therefore staff recommends as a condition of
approval the applicant submit a revised master site plan for parent site R1 that contains
a minimum lot size of 25,000 square feet. The revised parent site plans shall be reviewed
and approved by the Current Planning Project Manager prior to Administrative Site Plan
issuance or construction permit issuance whichever occurs first.
The remaining lots identified as MU1 and MU2 contain 65,354 square feet and 619
square feet, respectively and therefore meet minimum lot size standards.
Partial
compliance if
conditions of
approval are
met
and
Partial
compliance
to be
demonstrated
at site plan
review
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front setback is 15 ft. The minimum setback may be reduced
to 0 ft. through the site plan review process, provided blank walls are not located within
the reduced setback. The maximum secondary front yard setback is 20 feet. There are
no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a
lot zoned residential.
Staff Comment: As shown on the architectural site plan sheet A-2 (Exhibit 34), a majority
of the site complies with the 15-foot minimum and 20-foot maximum front yard and
secondary front yard setbacks. The subject property does not abut or is adjacent to a
residential zoned lot therefore not minimum side or year setbacks would apply. Those
areas that encroach into the 15-foot minimum setback include the following areas that
also contain staff recommendations for moving forward:
Mixed Use Buildings A and B along NE Sunset Blvd – The applicant has proposed to
construct these two (2) buildings approximately two (2) feet behind the 12-foot wide
sidewalk. Staff supports this encroachment based on the following. In order to construct
the modified frontage road and parallel parking lane along NE Sunset Blvd, the
applicant would dedicate additional ROW frontage along NE Sunset Blvd to provide the
space needed to construct these improvements. The frontage road and parking lane
provides a benefit for the ground floor commercial as it provides an on-street parking
feature that is important to the viability of retail tenants. Additionally the structures
would be setback considerably from the vehicle lanes of NE Sunset Blvd by the parking
strip, frontage road, and 12-foot wide sidewalks. The effects of the bulk and scale of the
buildings directly behind the sidewalk along NE Sunset Blvd would be mitigated by
recommended conditions of approval in FOF 22 Design District D Regulations and FOF
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 11 of 60
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26 Conditional Use Analysis that would require additional modulation, materials, and
articulation features beyond what is typically required and increased floor to ceiling
heights for the ground floor retail spaces. Staff support of the setback reduction for the
buildings is contingent upon these key features and compliance with the recommended
conditions of approval.
Mixed Use Building A and B along NE 11th St –The applicant has proposed
encroachments for these two (2) buildings along this secondary front yard resulting in
a six (6) foot setbacks along NE 11th St. As the Master Site Plan application contain
building elevations that are preliminary in nature along this frontage staff does not yet
support this modified setback as part of the master plan. Any considerations for
minimum setback modifications for this frontage would occur with the Administrative
Site Plan for each respective phase and would be based on, in part, on an increased level
of detail of the building elevations.
Mixed Use Building A along Jefferson Ave NE – The applicant has proposed ground level
two story townhomes along this frontage that would be setback approximately 12.5-
feet from Jefferson Ave NE. One intent of the front yard setback for ground floor
dwelling units is to provide privacy and a comfortable separation for the residents from
the public realm. Therefore staff recommends as a condition of approval, the applicant
raise the ground floor of the townhome units on Mixed Use Building A a minimum of
three (3) feet above the grade of the Jefferson Ave NE sidewalk and provide an elevated
stoop entrance for each unit. These ground level features shall be shown on the
elevation plans submitted with the Administrative Site Plan Review application to be
reviewed and approved by the Current Planning Project Manager prior to site plan
issuance. To reduce the bulk and scale of the building along this reduced setback,
additional conditions of approval are included in the Conditional Use Analysis (FOF 26)
that would step back the upper floors of the building above the townhomes. A key
feature to this reduced setback is the townhome style units that provide a transition to
the townhomes located across Jefferson Ave NE and the stoops adding privacy to these
units.
Townhomes along Harrington Pl NE (Block R3 on Subdivision Plan (Exhibit 33)) – The
applicant has proposed three (3) townhome clusters to be setback from 3.75 feet at the
radius of Harrington Pl NE and NE 11th St and between eight (8) and 10 feet along
Harrington Pl NE. Similar to the analysis for Mixed Use Building A, the setback is
intended to provide a separation and a transition resulting in privacy for the residents.
Additionally, two (2) of these unit cluster would have a decreased setback along the side
elevation of the townhome, which is typically an exterior that does not contain the level
of articulation and detail that a front elevation would contain. Therefore staff
recommends as a condition of approval, the applicant raise the ground floor of the units
in the three (3) townhome unit cluster buildings in Block R3 a minimum of three (3) feet
above the grade of the NE 11th St and Harrington Pl NE sidewalk and provide an elevated
stoop entrance for each unit. Additionally, the applicant shall provide articulation,
materials, and glazing along the side elevations of the townhomes facing the street that
is similar to a front elevation. These ground level features and additional exterior side
wall articulation shall be shown on the elevation plans submitted with the
Administrative Site Plan Review application to be reviewed and approved by the Current
Planning Project Manager.
Compliant if
condition of
Building Standards: The CV zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
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approval is
met
garage. The maximum building height permitted is 50 ft., except 60 ft. if the ground
floor of the building is in commercial use.
Staff Comment: The proposed master plan indicates all parking would be provided
within a building, structured parking for the two mixed use buildings and individual
parking garages for the townhomes. Building coverage would be calculated for each
parent site (R1 through R4) for the townhome unit lot subdivision portion of the site.
Building coverage for the two (2) mixed use blocks (MU1 and MU2) would each have
their own calculation. The applicant has not provided how each parent site and mixed
use lot meets the building coverage limitation of 75-percent. Therefore staff
recommends as a condition of approval the applicant submit building coverage
calculations with exhibit graphic that identifies compliance with the 75-percent lot
coverage limitation for each parent site and mixed use lot with each Administrative Site
Plan Review application. The building coverage calculations shall be reviewed and
approved by the Current Planning Project Manager prior to Administrative Site Plan
issuance.
The applicant is requesting a conditional use permit to exceed the 60-foot height
limitation for Mixed Use Buildings A and B, see Conditional Use Analysis FOF 26. The
townhomes are residential only and therefore would be limited to 50-feet in height. The
proposed townhome elevations (Exhibit 10) indicate three-story structures that would
be approximately 40-feet in height.
Compliance
to be
demonstrated
at site plan
review
Building Orientation: See urban design regulations in RMC 4-3-100. Commercial and
civic uses shall provide entry features on all sides of a building facing a public right-of-
way or parking lot. The front entry of residential only uses shall be oriented to a public
or private street developed to the required standards in RMC 4-6-060.
Staff Comment: The proposed commercial uses on the ground floor of Mixed Use
Building A and B are shown with entries along NE Sunset Blvd on site plan sheet A-2
(Exhibit 34). As this is a Master Plan Review application, the building elevations are
preliminary in nature. Further review of the specific entry features would occur with
refined elevation plans submitted with the Administrative Site Plan Review and
associated building permit application.
The townhome component of the master site plan (residential only uses) identifies front
entries both oriented to public streets and also those that orient toward a pedestrian
court such as those townhomes on the west side of parent site R2 and R3 or pedestrian
only areas such as those townhomes on the north side of parent site R1 and south side
of parent site R4. The land use application is subject to Code Interpretation #134
effective March 1, 2018 (Exhibit 35) that provides an exception to the residential only
use public street orientation standards of the CV zone as the townhomes are a unit lot
subdivision.
Compliance
to be
demonstrated
at site plan
review
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
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All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family,
commercial, and industrial uses at an average minimum rate of one tree per thirty
(30) lineal feet of street frontage.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area.
Up to fifty percent (50%) of shrubs may be deciduous.
Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have a minimum width of 5 feet.
Staff Comment: The conceptual landscape plan (Exhibit 36) generally provides the 10-
foot wide landscape strip along public street frontages with the exception of those
areas shown with setback encroachments. Street trees are shown in planter strips along
each right of way including the separated planter along NE Sunset Blvd. The site does
not contain a surface parking lot and therefore no parking related landscaping would
be necessary. Compliance with the street frontage landscaping and street tree
species/spacing would occur as a component of each individual Administrative Site Plan
Review application and/or civil construction permit application.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent of trees in commercial developments.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant’s arborist report prepared by Creative Landscape
Solutions, dated March 3, 2018 (Exhibit 13) and Tree Retention Plan (Exhibit 14) was
submitted with the land use application. The 31 onsite trees are located in and around
the US Bank building located on proposed lot MU2. The remaining trees are located in
future right of ways and are not considered significant trees. Of the 31 trees, the report
identifies 13 as being viable and mentions that no trees would be retained but instead
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replaced at the rate of 12 caliper inches per protected tree removed. As the site would
be required to retain one (1) tree or 10-percent of the 13 significant trees a total of 12
caliper inches was identified as replacement in the arborist report.
The Tree Retention Plan differs from the arborist report as it identifies the retention of
six (6) significant trees near the US Bank building. It appears there was no consideration
of attempting to retain trees 856-859 although they are located outside of a proposed
building and within a future open space. Additionally, existing street trees 862 and 863
are proposed to be removed which appear they may be able to remain as the planter
strip will increase in size. The general landscaping standards (RMC 4-4-070G.3) require
the redevelopment of properties to retain existing trees when possible and minimize
the impact of tree loss during development. Therefore staff recommends as a condition
of approval, the applicant submit a revised arborist report and tree retention plan with
the civil construction permit application that considers the retention of trees 856-859
and 862-863. The arborist report shall identify best practices for working in and around
drip lines of the retained trees. The revised arborist report and tree retention plan shall
be reviewed and approved by the Current Planning Project Manager prior the permit
issuance.
N/A
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: Not applicable. The subject property does not contain any surface
parking lots or aisles ways to connect offsite.
Compliance
to be
demonstrated
at site plan
review
Parking: Residential Uses: Required parking shall be located underground or under
building (on the first floor of the structure), or in an attached or detached structure.
Any additional parking may not be located between the building and public street
unless located within a structured parking garage.
Commercial Uses: Parking may not be located between the building and the public
street unless located within a structured parking garage.
Mixed Use: Joint use of parking facilities may be authorized for those uses that have
dissimilar peak-hour demands or when it can be demonstrated that the parking
facilities to be shared are underutilized per RMC 4-4-080.E.3
Parking regulations require that a minimum of one (1) space and maximum of 1.75
spaces per dwelling unit be provided for attached dwelling units
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: For the Master Site Plan level of review the applicant has generally
provided the number of required parking spaces for the dwelling units and has
accounted for parking for future commercial uses. The applicant proposes a total of 906
vehicle parking spaces for the development. The parking requirements for each building
and townhome with regard to quantity and stall dimensions will be verified with each
Administrative Site Plan Review application. The applicant would be required to
demonstrate adequate parking is provided as each site development plan is more
refined in later stages of City review. The following is a summary of parking proposed
by the applicant for the Master Plan.
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The applicant proposes to provide all parking in structured parking within Mixed Use
Buildings A and B or in individual townhome unit garages. Surface loading spaces are
proposed off Alley Tract C to accommodate the daycare center in Mixed Use Building B.
No parking is proposed between a building and public street.
Proposed Mixed Use Building A would contain 296 dwelling units with approximately
9,800 square feet of gross ground floor commercial. The applicant has proposed to
provide a total of 378 parking spaces within Mixed Use Building A. The project summary
sheet (Exhibit 37) identifies 329 spaces allocated for the dwelling units and 49 spaces
allocated for the ground floor commercial.
Proposed Mixed Use Building B would contain 225 dwelling units, a 5,900 square foot
daycare, and 11,698 square feet of gross floor area of commercial space. The applicant
has proposed to provide a total of 284 spaces within Mixed Use Building B. The project
summary sheet identifies 229 spaces for the dwelling units, 30 spaces for the ground
floor commercial, and 25 spaces for the daycare.
The proposed unit lot subdivision would provide 152 fee simple townhomes. The
applicant has proposed 244 parking spaces within the garages of the townhomes.
Additional public parking would be provided via public on street parking along Jefferson
Ave NE, NE 11th St., and the new frontage road proposed off of NE Sunset Boulevard.
These public parking stalls would not be including in the minimum parking requirements
for each development, private off street parking would be required to be provided to
meet the codes minimum standards.
Compliance
to be
demonstrated
at site plan
review
Bicycle Parking: For commercial development, the number of bicycle parking spaces
shall be equal to ten percent (10%) of the number of required off-street vehicle parking
spaces. For the attached residential, bicycle parking is required at a rate of one-half
(0.5) bicycle parking space per one (1) dwelling unit.
Staff Comment: The applicant has stated on the project summary sheet (Exhibit 37) that
449 bicycle parking spaces would be provided for the Master Site Plan. Mixed Us e
Building A would provide 153 spaces, Mixed Use Building B would provide 144 spaces,
and each townhome would provide one (1) space per dwelling unit. The master plan
application does not provide the level of detail to verify compliance with the bicycle
parking standards of RMC 4-4-080F.11, however these requirements would be verified
with each Administrative Site Plan Review application.
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The master site plan’s proposed grading plan (Exhibit 18) and
landscape plan (Exhibit 36) does not identify any fences or retaining walls. The
Administrative Site Plan Review applications for each phase will confirm compliance
with fence and retaining wall standards should they be proposed in further refined
plans.
Compliance
to be
demonstrated
Refuses and Recycling: A minimum of one and one-half (1-1/2) square feet per
dwelling unit in multi-family residences shall be provided for recyclables deposit areas,
except where the development is participating in a City-sponsored program in which
City of Renton Department of Community & Economic Development
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at site plan
review
and
Compliant if
condition of
approval is
met
individual recycling bins are used for curbside collection. A minimum of three (3) square
feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area
of eighty (80) square feet shall be provided for refuse and recyclables deposit areas.
Multi-family residences using 35-gallon garbage carts or smaller, when allowed, shall
meet the storage space, screening, and location requirements of RMC 4-4-090D.2
In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables deposit
areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of
building gross floor area shall be provided for refuse deposit areas. A total minimum
area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas.
Staff Comment: Mixed Use Buildings ‘A’ and ‘B’ have proposed to provide refuse and
recycling space within their respective parking garages (Exhibits 31 and 32). The
required space allocation for refuse and recycling would be reviewed for compliance
with the Administrative Site Plan Review applications.
Refuse and recycling space allocation is unclear for unit lot townhome units. No exterior
garbage enclosures are shown on the site plan and therefore it is likely the applicant
would request these units to utilize individual carts for each unit per RMC 4-4-090D.2.
Therefore staff recommends as a condition of approval, the applicant submit a refuse
and recycling plan with the Administrative Site Plan applications for each unit lot
subdivision block that identifies the required refuse and recycling space for each
townhome unit and the exterior space allocated for pick-up day. Additionally, the
applicant shall provide written approval from the City’s refuse and recycling contracted
collector that adequate space for truck maneuvering is provided. The refuse and
recycling plans and refuse/recycling written approvals shall be reviewed and approved
by the Current Planning Manager prior site plan issuance.
Compliance
to be
demonstrated
at site plan
review
Screening: All onsite surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: As the master plan is preliminary in nature, the location of surface
mounted utility equipment is not clear and any potential utility equipment shown on
the utility plan (Exhibit 17) may change when final engineering of the site is being
prepared. Landscape plans with the civil construction permit would be reviewed to
ensure a visual barrier is provided when needed. Additionally, for those utility cabinets
in rights-of-way that cannot be screened with landscaping or solid fencing, can be
screened with artists wraps to soften their appearance and add a placemaking feature
to the development.
Similar to the ground surface mounted equipment, roof top equipment is not provided
on the building elevations. The building elevations are intended to convey scale and
massing and would be reviewed further for rooftop equipment screening at the time of
Administrative Site Plan Review.
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Solera Master Plan
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22. Design District Review: The project site is located within Design District ‘D’, however only the Mixed Use
Building Blocks A and B would be subject to District D review as the townhome unit lot subdivision is
subject to the R-10 and R-14 Design and Open Space Standards of RMC 4-2-115 per Code Interpretation
#134 (Exhibit 35). The following table contains project elements intended to comply with the standards
of the Design District ‘D’ Standards and guidelines, as outlined in RMC 4-3-100.E, however the building
elevations submitted with the master site plan application are preliminary in nature and intended to
convey massing and height. Detailed building elevations would be required with each individual
Administrative Site Plan Review application to confirm compliance with District ‘D’ requirements:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: As provided in the solar study (Exhibit 11), the mixed use buildings
would not shade neighboring civic spaces at the Sunset Neighborhood Park or
Highlands Library. The proposed townhome pedestrian courts would be outside of any
afternoon shading. Summer afternoon shading would occur on NE Sunset Blvd and on
the existing US Bank building. Shading would extend into the morning hours during
the Spring Equinox and Winter Solstice, however these months the sun is often
obscured by clouds.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The mixed use buildings are located on NE Sunset Blvd with glazing
and commercial uses along the frontage. Connections to the sidewalk are identified
on the architectural site plan (Exhibit 34).
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The commercial entries of the proposed buildings are oriented to NE
Sunset Blvd. The residential entry for Mixed Use Building ‘A’ is located on NE 11th St.
The residential entry for Mixed Use Building ‘B’ identifies a prominent entry on NE 11th
St and potential subordinate residential entries on NE Sunset Blvd. To ensure adequate
on street parking remains for the ground floor commercial along the frontage road
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and to ensure privacy for residents, ground floor entrances along NE Sunset Blvd shall
be reserved for the retail component of the building. Therefore staff recommends as a
condition of approval the applicant submit revised floor plans with the Administrative
Site Plan Review application for Building ‘B’ that limits residential entries to the NE
11th St frontage. The revised floor plans shall be reviewed and approved by the Current
Planning Project Manager prior to site plan issuance.
Compliant if
condition of
approval is
met
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Mixed Use Building ‘A’ proposes residential units along Jefferson Lane
NE that is setback approximately 11-feet from the sidewalk, which does not meet the
CV zone minimum secondary setback requirement of 15-feet. Staff recommended a
condition of approval in FOF 21 Zoning Development Standard Compliance: Setbacks
that the applicant raise the ground floor height a minimum of three feet above the
grade of the sidewalk and provide an elevated stoop entrance for those units.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliance
to be
demonstrated
at site plan
review
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The building elevations are preliminary for the master site plan
application and intended to convey massing and height. Detailed elevations would be
provided with the individual Administrative Site Plan Review application phase to
confirm compliance with the entrance requirements.
Compliance
to be
demonstrated
at site plan
review
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See discussion above.
Compliance
to be
demonstrated
at site plan
review
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: See discussion above.
City of Renton Department of Community & Economic Development
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N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Not applicable. Parking would be provided within the building’s
structured parking garage.
Compliance
to be
demonstrated
at site plan
review
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: See discussion above.
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Mixed Use Block A would contain two (2) buildings. Pedestrian
connections are provided as shown on the colored landscape plan (Exhibit 4) between
the existing bank and Mixed Use Building A.
Compliance
to be
demonstrated
at site plan
review
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: The ground floor units in Mixed Use Building A are accessed from a
landscaped setback of approximately 11-feet. Street frontage landscaping consisting of
trees, shrubs, and groundcover would be required. Compliance with this requirement
would be confirmed with the Administrative Site Plan Review application.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Compliant is
condition of
approval is
met
and
Compliance
to be
demonstrated
at site plan
review
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The building elevations are preliminary for the master site plan
application and intended to convey massing and height. Detailed elevations would be
provided with the individual Administrative Site Plan Review application phase to
confirm compliance with the transition requirements, however a recommended
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Report of November 27, 2018 Page 20 of 60
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condition of approval from FOF 26 Conditional Use Analysis would provide a step-back
above the ground floor townhome units in Mixed Use Building ‘A’ along the Jefferson
Ave NE elevation.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: Service elements are proposed to be located within the structured
parking levels inside of Mixed Use Buildings A and B (Exhibit 31 and 32).
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The refuse and recycling areas are located within the structured parking
levels of Mixed Use Buildings A and B.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: Not applicable. Enclosures are within the buildings.
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: Not applicable. See above.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable. The site is not located in a district gateway.
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N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable. See above.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Not applicable. See above.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: No surface parking is proposed with the project. A vehicle loading area
is located in Alley Tract C for the daycare, as required by RMC 4-4-080F.10.d, behind
Mixed Use Building B.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See comment above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 22 of 60
SR_HEX_Solera_Master_Plan_181127
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: The applicant would provide ground floor commercial space along NE
Sunset Blvd as required by the Zoning Use Table and recommended condition of
approval see FOF 21.
Compliance
to be
demonstrated
at site plan
review
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: The building elevations are preliminary for the master site plan
application and intended to convey massing and height. Detailed elevations would be
provided at the individual Administrative Site Plan Review application phase to confirm
compliance with facade requirements.
Compliance
to be
demonstrated
at site plan
review
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: See discussion above.
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: The entrance to Mixed Use Building A is proposed along NE 11th St and
Mixed Use Building B would provide a vehicle entrance via the alley behind the building.
Compliance
to be
demonstrated
at site plan
review
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: The conceptual elevations of Mixed Use Building ‘B’ identify
approximately 14-feet of landscape screen along the rear alley to screen the exposed
parking structure. The remaining portions of the parking structure would be screened
by the daycare, commercial space and residential amenities. Mixed Use Building ‘A’ as
currently designed identifies the structured parking would be completely screened
along Jefferson Lane NE by residential townhomes, along NE 11th St., by residential
lobby space, and along NE Sunset Blvd with commercial space. The only portion of
parking structure exposed would be located between the bank and the open space on
the northeast side of the building. Landscaping is proposed on this side of the building
on Block A in sufficient widths to screen the structures. The details of the parking lot
screening would be reviewed at site specific site plan review, however the key features
of this application shall be retained which includes parking structures screened with
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 23 of 60
SR_HEX_Solera_Master_Plan_181127
commercial and residential on 3 of the 4 sides and landscape screening between 14 and
15 feet on exposed sides.
Compliance
to be
demonstrated
at site plan
review
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: See discussion above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Access to the parking garage for Mixed Use Building A would be
provided from a side street (NE 11th St) as an alley is not available. Access to the parking
garage for Mixed Use Building B would be from Alley Tract C behind the building.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: A single curb cut would be provided Mixed Use Building A on NE 11th St
and Mixed Use Building B would not need a curb cut as access would be provided from
an abutting alley.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 24 of 60
SR_HEX_Solera_Master_Plan_181127
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Partial
compliance
demonstrated.
Additional
items to be
reviewed at
site plan
review
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: Both mixed use buildings would contain public sidewalks along each of
their respective street frontages. As shown on the colored landscape plan (Exhibit 4),
the north side of Mixed Use Building ‘A’ would have a series of pedestrians connections
from the building to the US Bank, open space area, and connection to the sidewalk
along Kirkland Ave NE. Surface material of the pedestrian pathways would be reviewed
with the Administrative Site Plan Review application.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable. No surface parking areas are proposed.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: The sidewalks along both mixed use buildings on the NE Sunset Blvd
frontage would be 12-feet wide. Sidewalks along NE 11th would be 5-feet wide and
pathways north of Mixed Use Building A are shown as 6-feet wide on the colored
landscape plan (Exhibit 4).
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 25 of 60
SR_HEX_Solera_Master_Plan_181127
Standard: Mid-block connections between buildings shall be provided.
Staff Comment: The proposed blocks MU1 and MU2 are relatively narrow
(approximately 240-feet) along NE 11th Street. Curb-bulb marked crosswalks would be
provided on NE 11th St at the intersections of Jefferson Ave NE and NE Sunset Blvd.
Therefore a mid-block connection between Mixed Use Buildings A and B would not be
necessary.
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Permeable pavement may be considered during Administrative Site
Plan Review.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Compliance
to be
demonstrated
at site plan
review
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: The building elevations and landscaping for the master site plan are
preliminary in nature and are not refined to the scale that would identify architectural
elements, pedestrian amenities, and weather protection. Both Mixed Use Buildings A
and B would be required to provide such amenities and the Administrative Site Plan
Review application for each phase would identify how this requirement would be met.
Compliance
to be
demonstrated
at site plan
review
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: See comment above.
Compliance
to be
demonstrated
at site plan
review
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: See comment above.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 26 of 60
SR_HEX_Solera_Master_Plan_181127
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Compliance
to be
demonstrated
at site plan
review
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 27 of 60
SR_HEX_Solera_Master_Plan_181127
Staff Comment: The Master Site Plan proposed elevations and floor plans (Exhibits 8, 9
and 38, 39) identify podium level exterior areas, courtyard, and rooftop areas that may
be considered common open space. Each building would be subject to the common open
space and/or recreation areas standards noted above. Compliance with these
requirements would occur with the individual Administrative Site Plan Review
application for each phase.
Compliant if
condition of
approval is
met
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: The nonresidential uses subject to District ‘D’ regulations are Mixed Use
Buildings ‘A’ and ‘B’ and the US Bank building that total approximately 33,292 square
feet and therefore the pedestrian oriented space would be required. In order to
determine how the applicant would meet the pedestrian oriented open space
requirement for the District ‘D’ portion of the site, staff recommends as a condition of
approval, the applicant submit a revised master plan detailing how the pedestrian
oriented space requirements will be met based on the cumulative nonresidential use
square footage of Mixed Use Buildings ‘A’ and ‘B’ and the US Bank building prior to the
initial Administrative Site Plan Review application. The revised master plan shall be
reviewed and approved by the Current Planning Project Manager prior to the first site
plan issuance.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 28 of 60
SR_HEX_Solera_Master_Plan_181127
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: Not applicable
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: Not applicable
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
Staff Comment: Not applicable
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 29 of 60
SR_HEX_Solera_Master_Plan_181127
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Compliance to
be
demonstrated
at site plan
review
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: The building elevations are preliminary for the master site plan
application and intended to convey massing and height. Detailed elevations would be
provided with the individual Administrative Site Plan Review application phase to
confirm compliance with the building architectural design requirements.
Compliance to
be
demonstrated
at site plan
review
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: See discussion above.
Compliance to
be
demonstrated
at site plan
review
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: See discussion above.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Compliance
to be
demonstrated
at site plan
review
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The building elevations are preliminary for the master site plan
application and intended to convey massing and height. Detailed elevations would be
provided with the individual Administrative Site Plan Review application phase to
confirm compliance with the ground level detail requirements.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 30 of 60
SR_HEX_Solera_Master_Plan_181127
Compliance
to be
demonstrated
at site plan
review
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: See discussion above.
Compliance
to be
demonstrated
at site plan
review
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: See discussion above.
Compliance
to be
demonstrated
at site plan
review
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Compliance
to be
demonstrated
at site plan
review
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: See discussion above.
Compliance
to be
demonstrated
at site plan
review
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: See discussion above.
Compliance
to be
demonstrated
at site plan
review
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: See discussion above.
Compliance
to be
demonstrated
at site plan
review
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 31 of 60
SR_HEX_Solera_Master_Plan_181127
Staff Comment: See discussion above.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Compliance
to be
demonstrated
at site plan
review
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The building elevations are preliminary for the master site plan
application and intended to convey massing and height. Detailed elevations would be
provided with the individual Administrative Site Plan Review application phase to
confirm compliance with the building roof line requirements.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Compliance
to be
demonstrated
at site plan
review
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The building elevations are preliminary for the master site plan
application and intended to convey massing and height. Detailed elevations would be
provided with the individual Administrative Site Plan Review application phase to
confirm compliance with the building materials requirements.
Compliance
to be
demonstrated
at site plan
review
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See discussion above.
Compliance
to be
demonstrated
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
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Solera Master Plan
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Report of November 27, 2018 Page 32 of 60
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at site plan
review
Staff Comment: See discussion above.
Compliance
to be
demonstrated
at site plan
review
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: See discussion above.
Compliance
to be
demonstrated
at site plan
review
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: See discussion above.
Compliance
to be
demonstrated
at site plan
review
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: See discussion above.
Compliance
to be
demonstrated
at site plan
review
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Compliant if
condition of
approval is
met
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A sign package was not submitted with the Master Site Plan
application. As there will be a combination of mixed use buildings and townhome blocks
within the development, staff recommends as a condition of approval, the applicant
submit a cohesive sign package for the master plan site with the initial administrative
site plan review application. The sign package shall be reviewed and approved by the
Current Planning Project Manager prior to site plan issuance.
Future signage will require a separate sign permit and will require compliance with the
signage standards outlined in the special requirements for signs within an urban design
area (RMC 4-4-100G).
Compliance
not yet
demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See discussion above.
City of Renton Department of Community & Economic Development
Solera Master Plan
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Report of November 27, 2018 Page 33 of 60
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Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See discussion above.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliance
not yet
determined
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 34 of 60
SR_HEX_Solera_Master_Plan_181127
Staff Comment: The Master Site Plan application did not provide details regarding
lighting. Lighting requirements will be reviewed for compliance with each individual
Administrative Site Plan Review application and/or subsequent building permit
application.
Compliance
not yet
determined
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
Compliance
not yet
determined
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion above.
23. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) as applied to the R-10 and
R-14 zones are applicable in the CV zone for townhome unit lot subdivision per Code Interpretation #134
(Exhibit 35) effective March 1, 2018. The Standards implement policies established in the Land Use
Element of the Comprehensive Plan. The standards of the Site Design subsection are required to be
addressed at the time of subdivision application. The standards of the Residential Design subsection are
required to be addressed at the time of application for building permits. The standards of Residential
Design are required to be addressed for the building for which the building permit is being issued. The
proposal is consistent with the following design standards, unless noted otherwise:
Compliance Design Standards R-10 and R-14 zones and Analysis
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: As provided on the architectural site plan A-2 (Exhibit 34), the unit lot
subdivision consists of 27 structures. The Unit Lot Subdivision Plan sheet C-1.3 (Exhibit
5) identifies a range of lot sizes from 811 square feet to 2,229 square feet. The unit mix
summary sheet A-4 (Exhibit 40) identifies eight (8) different unit types ranging in size
from 1,814 square feet to 2,714 square feet. Unit clusters range in size from three (3)
units to eight (8) units.
As shown on the Unit Lot Subdivision Plan, side yards abut other side yards or alleys and
do not abut front or back yards.
All lots are accessed via alleys that will be placed in tracts per unit lot subdivision parent
site requirements (RMC 4-7-090F.3).
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
City of Renton Department of Community & Economic Development
Solera Master Plan
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Report of November 27, 2018 Page 35 of 60
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2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: As shown on the Grading Plan (Exhibit 18), the applicant has proposed
a series of bioretention areas throughout the unit lot subdivision. Locations of those
areas may change due to open space requirements.
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight foot (8') separation from any dwellings.
Staff Comment: As shown on the Colored Landscape Plan (Exhibit 4), the townhomes
would contain attached and alley loaded garages and garages would not be located on
the front façade of the home.
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: The unit lot townhome portion of the site is approximately 6.1 net acres.
The applicant has chosen not to provide a 0.5 acre park.
Compliant of
condition if
approval is
met
Standards for Common Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
City of Renton Department of Community & Economic Development
Solera Master Plan
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Report of November 27, 2018 Page 36 of 60
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2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty feet
(20') wide.
5. A pedestrian entry easement can be used to meet the access requirements if it
has a minimum width of twenty feet (20') with a minimum five feet (5') of
sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
one foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Staff Comment: The Colored Landscape Plan (Exhibit 4) identifies pedestrian courts,
pedestrian easements, and open spaces but does not provide easily identifiable
dimensions or square footage calculations to determine whether the spaces meet the
minimum requirements. Additionally, it does not appear that a majority of the
townhomes are contiguous to the open spaces as required and many of the open spaces
contain drainage facilities in the form of bioretention facilities such as rain gardens and
swales. As the Master Site Plan does not indicate how the unit lot subdivision
component of the plan would meet the common open space requirement, staff
recommends as a condition of approval, the applicant submit a revised master plan with
the first Administrative Site Plan Review application that clearly indicates the amount
of common open space meeting the standards of RMC 4-2.115E.2 is provided. Any
deficiencies in standards for common open space may be satisfied via a fee-in-lieu as
permitted by RMC 4-1-240B.3 with the fee paid prior to the issuance of the civil
construction permit. The revised master plan shall be reviewed and approved by the
Current Planning Project Manager prior to the first Administrative Site Plan issuance.
Compliant of
condition if
approval is
met
Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each
individual dwelling shall have a private yard that is at minimum six hundred (600)
square feet in size. Backyard patios and reciprocal use easements may be included in
the calculation of private yard.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
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Report of November 27, 2018 Page 37 of 60
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Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (250) square feet in size with no
dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Staff Comment: The Colored Landscape Plan (Exhibit 4) appears to identify a front yard
for each townhome unit however dimensions and total square footage is not easily
identifiable to confirm compliance. Therefore staff recommends as a condition of
approval, the applicant submit an exhibit for each townhome unit with their respective
Administrative Site Plan Review application that clearly identifies the each dwelling unit
contains a minimum of 250 square feet of private yard space with no dimension less
than 8-feet in width. The exhibits shall be reviewed and approved by the Current
Planning Project Manager prior to each individual Administrative Site Plan issuance.
Compliant if
condition of
approval is
met
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: As provided on the Colored Landscape Plan (Exhibit 4), sidewalks are
provided throughout the neighborhood on the public street system. Pathways are also
provided between unit clusters for pedestrian cut-through access east/west through the
neighborhood. Front yards contain entry walks that are 4-feet wide. Entry walk
requirements will also be confirmed with the building permit application. Plantings
within pedestrian easements will be reviewed with the landscape plan associated with
the Administrative Site Plan Review application and associated civil construction permit.
The Unit Lot Subdivision Plan (Exhibit 5) and Colored Landscape Plan (Exhibit 4)
identifies Lots 7-12, 46, 54, 57, 66, 69, 116, and 125 as appearing to not front a
City of Renton Department of Community & Economic Development
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residential access street, park, common green, or pedestrian entry easement. Therefore
staff recommends as a condition of approval, The applicant submit a revised master site
plan to identify that Lots 7-12, 46, 54, 57, 66, 69, 116, and 125 comply with primary
entry requirements of RMC 4-2-115E.2 and 3. The revised master site plan shall be
reviewed and approved by the Current Planning Project Manager prior to
Administrative Site Plan issuance or construction permit issuance, whichever occurs
first.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review. See also discussion above.
Compliance
not yet
demonstrated
Facade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2') in
depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all facades facing streets or public spaces.
Staff Comment: The Master Site Plan application elevations and renderings are
preliminary in nature and do not provide the level of detail to confirm compliance with
modulation standards. These standards would be reviewed for compliance with the
Administrative Site Plan Review application and/or building permit review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
Staff Comment: Compliance for this standard would be verified with the Administrative
Site Plan Review application and/or at the time of building permit review.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 39 of 60
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Compliance
not yet
demonstrated
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3. To differentiate the same models and elevations, different colors shall be used,
and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: Compliance for this standard would be verified with the Administrative
Site Plan Review application and/or at the time of building permit review.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: Compliance for this standard would be verified with the Administrative
Site Plan Review application and/or at the time of building permit review.
Compliance
not yet
demonstrated
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: Compliance for this standard would be verified with the Administrative
Site Plan Review application and/or at the time of building permit review.
Compliance
to be
Materials and Color:
City of Renton Department of Community & Economic Development
Solera Master Plan
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Report of November 27, 2018 Page 40 of 60
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demonstrated
at site plan
review
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval.
4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: Compliance for this standard would be verified with the Administrative
Site Plan Review application.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance for this standard would be verified at the time of civil
construction permit review.
Compliance
not yet
demonstrated
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Compliance for this standard would be verified at the time of civil
construction permit review.
Compliance
not yet
demonstrated
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
City of Renton Department of Community & Economic Development
Solera Master Plan
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1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: See FOF XX Zoning and Development Compliance: Refuse and Recycling
24. Master Plan Review: Pursuant to RMC 4-9-200.B2, Site Plan Review is required for development in the CV
zoning classification. In lieu of Site Plan Review, the applicant has requested Master Plan Review of the
proposal as permitted by RMC 4-9-200B.1. Master plans will be evaluated for general compliance with the
criteria in the table below and to ensure that nothing in the master plan will preclude development of a
site plan in full compliance with the criteria:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 20, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 21, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 22, Design District Review and FOF 23
Residential Design and Open Space Standards.
Compliant if
conditions of
approval are
met
d. Planned Action Ordinance and Development Agreement Compliance and
Consistency.
Staff Comment: The City’s Environmental Review Committee determined the Solera
Master Plan qualifies as a Planned Action as the application meets the criteria outlined
in the Planned Action Ordinance (Ordinance #5813). A Planned Action Concurrence
Review (Exhibit 2) identified the proposal’s impacts could be mitigated by measures
identified in Attachment B of the Planned Action. Therefore staff recommends as a
condition of approval, the applicant provide implementation procedures for each of the
mitigation measures identified in Attachment B of the Sunset Area Planned Action
Ordinance #5813 or provide a written narrative of how the particular measure is not
applicable to the project. The Planned Action mitigation implementation procedures
shall be submitted with each Administrative Site Plan Review application for review and
approval by the Current Planning Project Manager prior to site plan issuance.
A portion of the site at the southwest corner of NE 10th St and Jefferson Ave NE was a
component of another master site plan identified as the Renton Sunset Terrace
Redevelopment Master Plan (LUA 14-001475) and was identified as the Piha property
or Site G of the master plan. The site was intended to provide 64 units of townhomes
and apartments as part of the 2016 modification of the master site plan. As the Piha
site would now be developed with the Solera Master Plan, staff recommends as a
condition of approval, the applicant submit a minor modification application to remove
the Piha site from the Renton Sunset Terrace Redevelopment Master Plan (LUA14 -
City of Renton Department of Community & Economic Development
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001475). The minor modification application shall be submitted and decision issued
prior to the applicant submitting the Administrative Site Plan Review application for this
respective phase of the master plan. The minor modification application shall be
reviewed and approved by the Current Planning Project Manager prior to issuance.
e. Offsite Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: The proposed Solera Master Plan would construct the larger mixed use
buildings along NE Sunset Blvd, a principal arterial in the City and adjacent to other
intensive uses such as shopping centers that are also within the CV zoning classification.
The project transitions north, west, and south with 3-story townhome development as
it nears less intensive multi-family and single-family development patterns. The
transition in scale across the development from NE Sunset Boulevard to Harrington
Place NE provides a development pattern that allows for a transition from a primary
commercial center along an arterial to a residential neighborhood along residential
access roads. See also FOF 22, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The project would extend a public street from NE 10th Street, connecting
the site to Sunset Neighborhood Park, and align the spine road with Jefferson Ave NE.
An east/west connection would be provided via NE 11th St connecting Harrington Pl NE
to NE Sunset Blvd. New sidewalks would be provided along all street frontages with a
new 12-foot wide sidewalk located along NE Sunset Blvd.
Pedestrian walkways internal to the development would link residents to the public
sidewalk system, however they are separated by vehicle alleys in unit lot subdivision
Blocks R2 and R3. Additionally the connections are not aligned across the alleys as
shown on the colored landscape plan (Exhibit 4). Therefore staff recommends as a
condition of approval the applicant submit revised site plans for the unit lot townhomes
with each Administrative Site Plan Review application that aligns pedestrian
connections across vehicle alleys and provides delineated pedestrian crossings with
paving that contrasts with the asphalt paving of the alley. The revised site plans shall
be reviewed and approved by the Current Planning Project Manager prior to site plan
issuance.
Utilities, Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize
views from surrounding properties. Locate utilities underground consistent with RMC
4-6-090.
Staff Comment: Storage and garbage enclosures would be located within the mixed use
buildings. An alley provides the loading area for Mixed Use Building B. The specific
Administrative Site Plan Review applications for each phase of the Solera Master Plan
would be required to identify compliance with these standards.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 43 of 60
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Staff Comment: The mixed use buildings along NE Sunset Blvd will provide territorial
views. It is not anticipated the new buildings would result in substantially obscuring
existing views of attractive natural features.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: As provided on the Colored Landscape Plan (Exhibit 4), landscaping in
public and private spaces will provide transitions between developments and enhance
the project’s appearance. Additional examination and refined landscape plans will be
reviewed during the Administrative Site Plan Review applications for each phase. See
also FOF 21, Zoning Development Standard Compliance: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: Lighting was not a component of the Master Site Plan application.
Lighting will be analyzed during each Administrative Site Plan Review application
and/or building permit review.
f. Onsite Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation.
Staff Comment: The Master Site Plan arranges the buildings with larger densities and
scale along NE Sunset Blvd and transitions to a smaller scale and lesser density along
the north, west, and south sides of the site. The mixed use buildings would provide a
buffer for the townhomes from NE Sunset Blvd and the townhomes would provide a
buffer from the mixed use buildings to the neighbors to the north, west, and south.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The mixed use buildings abutting NE Sunset Blvd is an appropriate scale
of structure along this principal arterial with the townhomes providing a subordinate
role behind the site. The Solar Study (Exhibit 11) shows limited offsite shadow impacts
that would be atypical for this scale of development. Additional condition of approval
are recommended to mitigate the increased height of the proposed structures, see FOF
26 Conditional Use Analysis.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces.
Staff Comment: The existing site is almost entirely paved or contains existing structures
that will be removed. Several existing trees are proposed to be retained and staff has
recommended the applicant analyze the potential to retain more existing trees into the
new development, see also FOF 21 Zoning Development Standard Compliance: Tree
Retention.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
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Report of November 27, 2018 Page 44 of 60
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stormwater flows to multiple low impact development features such as bioretention
areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or
adding vegetation to parking areas; (4) placing existing parking that exceeds maximum
parking ratios in permeable pavement designed consistent with the Surface Water
Design Manual in RMC 4-6-030; and (5) using other low impact development
techniques consistent with RMC 4-6-030
Staff Comment: The redevelopment of the Hi-Lands Shopping Center to the Solera
Master Plan would remove the existing expansive surface parking lots and provide all
proposed parking within the mixed use buildings or townhome garages. On-street
parking would be available on Jefferson Lane NE, NE 11th St., Harrington Pl NE, and NE
Sunset Blvd.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to
enhance the appearance of the project. Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles
or pedestrian movements.
Staff Comment: No surface parking is proposed. See also FOF 21 Zoning and
Development Standard Compliance: Landscaping
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points
on the site and, when feasible, with adjacent properties.
Staff Comment: Access points are limited to side streets and alleys within the
development. A frontage road along NE Sunset Blvd seperated by a planter strip would
provide seperation and opportunity to park vehicles along the principal arterial.
Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access
points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: Public streets within the development would be designed to
accommodate two vehicle lanes and a parking lane. Sidewalks would be separated from
the vehicle lanes by a curb and planter strip. Curb bulbs would be provided at
intersections to shorten pedestrian crossing distances and also provide a traffic calming
measure. The raised table intersection as recommended as a condition of modification
approval (see FOF 27) would provide additional traffic calming internal to the site.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Mixed Use Building B is backed by an alley with two garage entrances
to accommodate loading and delivery separate from pedestrian areas. Mixed Use
Building A provides a single entry to the parking garage along NE 11th St. Trash, utilities,
and the back-of-house for the ground floor retail is separated from pedestrian areas of
the building. The conceptual nature of the provided floor plans and elevations does not
provide enough detail to ensure that loading and delivery could sufficiently be
accommodated within the parking garage. Compliance with this standard would be
reviewed in detail as site specific site plan review.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 45 of 60
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Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: As provided by comments received from King County Metro Transit
(Exhibit 23), the bus stop adjacent to the site on NE Sunset Blvd is already a very active
bus stop and due to the increased density proposed by the Solera Master Plan, the stop
is likely to become a major RapidRide station. It is anticipated that the adjacent stop
45145 will be upgraded to RapidRide in 2021-2022. King County Metro has indicated
that the applicant should provide RapidRide infrastructure as a component of their NE
Sunset Blvd frontage improvements. While the site is under construction the applicant
would be required to provide a bus stop or temporary zone for transit riders. Therefore
staff recommends as a condition of approval, the applicant coordinate with King County
Metro Transit for RapidRide improvements at bus stop #45145 on NE Sunset Blvd. Those
improvements include, but are not limited to, shelter footings at the bus stop and
conduit to support RapidRide signage and lighting. Coordination of those improvements
with King County Metro Transit shall be shown on the civil construction permit
application to be reviewed and approved by the Current Planning Project Manager prior
to permit issuance.
See also FOF 21 Zoning Development Standard Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Connections from the Mixed Use Buildings ground floor commercial
tenants would be provided directly onto the 12-foot wide sidewalk along NE Sunset Blvd
as the buildings will be located behind the sidewalk. Connections from the residential
lobbies of those building would be provided via plazas directly connected to the
sidewalks along NE 11th St. Programming of those plaza areas would be reviewed with
their respective Administrative Site Plan applications. Connections from the townhome
entries to the sidewalk would be provided via 4-foot wide entry walks. For those
townhomes with pedestrian court entries, pathways are provided between unit clusters
that connect to the public sidewalks. Programming of those pedestrian pathways would
be reviewed during their respective Administrative Site Plan Review applications.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: See FOF 22, Design District Review: Recreation Areas and Common
Open Space and FOF 23 Design Standards: Common Open Space
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structures would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable as the site is not adjacent
to a shoreline. Territorial views may be available from upper floors of the two (2) mixed
use buildings.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The existing property is almost completely impervious and no existing
natural systems occur on the subject property.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
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Report of November 27, 2018 Page 46 of 60
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k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: See FOF 28 Availability and Impact on Public Services.
Water and Sewer.
Staff Comment: See FOF 28 Availability and Impact on Public Services.
Drainage.
Staff Comment: See FOF 28 Availability and Impact on Public Services.
Transportation.
Staff Comment: A Traffic Impact Analysis (Exhibit 20), was prepared by Transpo
Group. The site generated traffic volumes were calculated using data from the
Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition,
(2017). Based on the calculations provided, the proposed development would average
a reduction of 522 daily vehicle trips. Weekday peak hour AM trips would generate
198 new vehicle trips, with 160 vehicles leaving and 38 vehicles entering the site.
Weekday peak hour PM trips would generate 26 new vehicle trips, with 43 vehicles
entering and a reduction of 17 vehicles exiting the site. As detailed in the report the
proposed project is not expected to lower the levels of service of the surrounding
intersections included in the traffic study. Increased traffic created by the
development will be mitigated by payment of transportation impact fees.
The applicant would be required to construct street improvements meeting the City’s
Street Standards unless otherwise modified, see FOF XX: Modification.
The applicant would construct Jefferson Ave NE and NE 11th St within the development
with a 53-foot right-of-way that includes 26-foot pavement width, 0.5-foot curb and
gutter, 8-foot planter strips and 5-foot sidewalks on both sides of the street. See FOF 27
Modification regarding requests to modify portions of the parking lane.
Portions of Sunset Lane NE within the existing development would require a street
vacation. The street vacation process requires separate approval from City Council. The
street vacation would be required to occur prior to civil construction permit issuance.
Additionally, there are existing ROWs within the subject property that would need to be
vacated prior to civil construction permit issuance.
Vehicle access to the townhomes would be via alleys. The required paved roadway
width is 16-feet and no parking is permitted within the alleys.
The subject property abuts the following frontages that would require improvements:
NE 12th St - Frontage improvements and dedication of 9.5-feet of frontage would be
required. The applicant would construct 0.5-foot curb, 8-foot rain garden, and 6-foot
sidewalk.
Kirkland Ave NE – Frontage improvements with no dedication. A 0.5-foot curb, an 8-foot
planting strip, a 5-foot sidewalk, and storm drainage improvements would be required.
NE Sunset Blvd – Frontage improvements see FOF 27 Modification. The applicant
proposes a frontage road separated from the vehicular travel lanes of NE Sunset Blvd
by the installation of an 8-foot planter strip/bioretention facility with 0.5-foot curb and
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
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Report of November 27, 2018 Page 47 of 60
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gutter on both sides. The frontage road includes a 10-foot drive aisle, 7-foot parking
lane, 12-foot sidewalk and 0.5-foot curb and gutter.
Harrington Place NE – Frontage improvements and dedication of 1.5-feet. The
applicant would construct half street improvements including a pavement width of 26
feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot
sidewalk, street trees and storm drainage improvements.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D
(Exhibit 21), which is based upon a test of the citywide Transportation Plan,
consideration of growth levels included in the LOS-tested Transportation Plan, and
future payment of appropriate Transportation Impact Fees.
Payment of the transportation impact fee is applicable on the construction of the
development at the time of application for the building permit. The current rate of
transportation impact fee is as follows, based on the information provided in the
submittal documents:
Land Use IMPACT FEE
Retail (LUC 820) $13.29 per sf
Daycare (LUC 565) $48.88 per sf
Senior Housing (LUC 252) $1,464.90 du
Apartments – Mid Rise (LUC 221) $3,358.55 du
Townhomes (LUC 221) $2,822.61 du
Compliant if
condition of
approval is
met
l. Phasing: The applicant proposes to construct the project in five (5) phases as shown
on the phasing plan (Exhibit 12). Phase one (1) would include Mixed Use Building B
along with the public infrastructure on Jefferson Ave/Lane NE, NE 11th St., Harrington
Pl NE, NE 12th St, Kirkland Ave NE, NE Sunset Blvd, and Alley Tract C. Following Phase
one (1), the applicant would begin Phase two (2), the townhome block R2 west of
Jefferson NE and south of NE 11th St. Phase three (3) would be the Mixed Use Building
‘A’. Following Phase three (3), the remaining townhomes would begin construction. As
the townhomes are subordinate to the Master Site Plan with regard to use and density
in this Commercial Mixed Use land use designation, staff recommends as a condition
of approval, the applicant follow the Phasing Plan as provided in Exhibit 12.
Construction activities on the townhome components of the Master Plan that follow a
mixed use building phase shall not be permitted until the mixed use building concrete
podium is completed and passed inspection. Any requested modifications of the
phasing plan shall be reviewed and approved by the Current Planning Project Manager
and shall continue to result in the initial phase of construction to include one of the two
mixed use buildings and public infrastructure improvements identified in orange on the
phasing plan
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See FOF 28 Availability and Impact on Public Services.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 48 of 60
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25. Compliance with Subdivision Regulations: Chapter 4-7 RMC provides review criteria for the subdivisions.
The proposal is consistent with the following subdivision regulations if all conditions of approval are met:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The master plan’s 152 unit lot townhomes and two (2) mixed use lots
would have access to a public street. The unit lot townhomes would gain vehicle access
to their respective lots via a system of 16-foot wide alleys that are provided throughout
the development. These alleys reduce the curb cuts along the public streets on the
subject property resulting in fewer pedestrian conflicts with vehicles. The alleys have
direct connections from either Jefferson Ave/Lane NE or NE 11th St. Per the unit lot
subdivision parent site requirements (RMC 4-7-090F.3), the alleys would be platted as
a tract and owned in common by the owners of the individual unit lots. While the parent
site of each unit lot townhome would have direct vehicular access to a public street,
each unit lot contains access to a private roadway (alleys) which do not meet the Unit
Lot Drive standards of RMC 4-6-060K, therefore staff recommends as a condition of
approval, the applicant submit a street modification request to modify the Unit Lot
Drive standards and provide the private alley sections as shown on the townhome unit
lot subdivision. The street modification decision shall be reviewed and approved by the
Current Planning Project Manager and shall be issued prior to the submittal of the
construction permit application.
The mixed use lots referred to as MU1 and MU2 on the Subdivision Plan (Exhibit 33) are
provided access from NE 11th St. For Lot MU1 vehicle access is gained from Alley Tract
C within the unit lot subdivision block referred to as R3 on the on Subdivision Plan. No
curb cuts would be needed on Lot MU1. As the alley would be platted with the R3 unit
lot subdivision block, staff recommends as a condition of approval, the applicant ensure
irrevocable access to Alley Tract C for Mixed Use Building B. The irrevocable access shall
be shown on the final plat documents and recorded as an access easement with the
King County Recorder’s Office. The irrevocable access language shall be reviewed and
approved by the Current Planning Project Manager prior to final plat recording. The
access easement shall be recorded with the King County Recorder’s office with the final
plat.
Access for Lot MU2 would be provided via a single curb cut located on the NE 11th St.
Similar to Lot MU1 this would result in greater pedestrian orientation and fewer
opportunities for conflicts with vehicles. This lot would serve Mixed Use Building ‘A’ and
the existing US Bank building. The redevelopment of this area would result in the loss of
direct access and parking for the US Bank building. Therefore staff recommends as a
condition of approval the applicant prepare an irrevocable access and parking
agreement with Mixed Use Building ‘A’ and the US Bank building. The access and
parking agreement shall be reviewed and approved by the Current Planning Project
Manager prior to final plat recording. The access and parking agreement shall be
recorded with the King County Recorder’s Office with the final plat.
Blocks: Blocks shall be deep enough to allow two tiers of lots.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 49 of 60
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Staff Comment: The proposed subdivision is not a typical single-family residential
preliminary plat that would contain a rectangular grid with two-tiered lots, however the
Solar Master Plan does follow the intent and share traits of a two-tiered subdivision.
The proposed subdivision would result in four (4) blocks (Exhibit 33) created by the
north/south Jefferson Ave/Lane NE and east/west NE 11th St street improvements
constructed by the applicant. The blocks south of NE 11th St (MU1 and R1-R3) are tiered
by alley tracts A through E. The blocks north of NE 11th St (MU2, R3-R4) are tiered by
alley tracts B and G.
Compliant if
condition of
approval is
met
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: As part of the proposal, the applicant would construct a new public
street system meeting current City standards to serve the new lots. Jefferson Ave/Lane
NE would extend perpendicular from NE 10th St and traverse through the property
providing a spine road through the property. Harrington Pl NE would turn east and
become NE 11th St and provide an east/west connection through the development
linking to NE Sunset Blvd. The proposed street layout would mimic the recently
constructed Sunset Lane NE capital improvements abutting the site to the south with
two (2) ten-foot travel lanes, parking lane, curbs, curb bulbs, raised concrete
intersection, planter strips, and sidewalks. The new streets provide connectivity to the
existing street system and would be constructed in the initial phase of the master plan,
see FOF 24 Master Plan Review: Phasing.
Based on the street alignment, portions of existing right-of-way would need to be
vacated. Therefore staff recommends as a condition of approval, the applicant
complete the street vacation process with City Council prior to civil construction permit
issuance.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed Solera Master Plan would locate the mixed use buildings
or more intensive component of the development along the site’s NE Sunset Blvd
frontage, which is the main thoroughfare of the CV zone in the Sunset neighborhood.
Existing uses along this principal arterial include single story shopping centers. The City’s
Comprehensive Plan land use designation and zoning classification anticipates the
future redevelopment of this area to include mixed uses at densities proposed by the
applicant. The proposed townhomes located behind or west of the mixed use buildings
creates a transition from higher densities and commercial along NE Sunset Blvd to a
townhome multifamily style of development that closely matches the development
pattern of the neighborhood as it extends outward from the core of the Center Village
zone.
26. Conditional Use Analysis: The applicant has requested a Conditional Use Permit to exceed the maximum
building height for the CV zone from 60-feet for buildings with a ground floor commercial use to a
maximum of 75-feet for Mixed Use Building A and a maximum of 85-feet for Mixed Use Building B (Exhibits
41 and 42). The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-
030.D. Therefore, staff recommends approval of the requested Conditional Use Permit with conditions
noted below.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
LUA18-000490, SA-M, PP, CU-H, MOD
Report of November 27, 2018 Page 50 of 60
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Compliance Conditional Use Criteria and Analysis
a. 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.
Staff Comment: The applicant contends the additional height is for residential dwelling
units in a mixed use building along NE Sunset Boulevard and has the effect of reinforcing
the more desired walkable, commercial and mixed use nature of NE Sunset Boulevard,
which is consistent with the plans of the City of Renton as well as with the vision for
adjacent properties including the new library and proposed sites south on Sunset.
Staff concurs the requested height allowance is consistent with City plans and
regulations. The redevelopment of the existing Hi-Lands Shopping Center, a strip
commercial development with expansive surface parking, into a compact urban
development with pedestrian oriented and mixed use features is a policy objective of
the Comprehensive Plan’s Commercial Mixed Use land use designation and Center
Village (CV) zone. The height increase along the NE Sunset Blvd frontage allows more
density to be provided along the neighborhood principal arterial and major
thoroughfare thereby allowing a transition of lesser density townhomes as the
development pattern tends to follow less intensive residential uses further out from NE
Sunset Blvd. See also FOF 20 for Comprehensive Plan and zoning regulation compliance.
b. 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.
Proximity of arterial streets that have sufficient capacity to accommodate traffic
generated by the development. Developments are encouraged to locate in areas
served by transit.
Staff Comment: The applicant contends the mixed use units are within the allowable
density for the project site. Additional height in the mixed use buildings does not
increase the density of the site beyond that which would otherwise allowed, it merely
provides for flexibility with respect to the location of the units on the site. This proposal
would therefore not create an over concentration of this use within the city or
neighborhood.
Staff concurs the requested height allowance would not be a detrimental
overconcentration and the location is suited for the increased height. As mentioned
above, the Comprehensive Plan anticipates this type of redevelopment along NE Sunset
Blvd and as stated by the applicant, the increase in height would remain within the
density limitations of the CV zone. The proposed mixed use buildings would provide
market rate and senior housing to the area, neither of which would contribute to an
overconcentration of their respective uses in the Sunset neighborhood. The mixed use
buildings would be located on NE Sunset Blvd, a principal arterial, the most intensive
street classification within the City and therefore contains sufficient capacity to
accommodate traffic generated by the development. The property abuts a King County
Metro Transit stop that is planned to be updated to a RapidRide stop (Exhibit 23) that
would provide more frequent transit options for the increased density to the area.
Compliant if
condition of
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
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Report of November 27, 2018 Page 51 of 60
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approval is
met
Staff Comment: The applicant contends the proposed height for the mixed use buildings
allows for the density of the site to be weighted towards NE Sunset Boulevard. This
provides for the opportunity to have a more positive impact on adjacent properties by
reducing the density towards the rear of the site. The result is a project that transitions
from the single family homes and low rise multifamily neighbors to the North and West
of the site to onsite three story townhomes and finally up to seven story mixed use
buildings along the commercial corridor.
Staff concurs, based on the recommended condition, that the height increase would not
result in substantial or undue adverse effects on adjacent property. The applicant
prepared a solar study (Exhibit 11) that represents the effects of shade and shadowing
the mixed use buildings would create on neighboring properties. Shading impacts would
be limited to the Master Plan area and NE Sunset Blvd based on Summer Solstice and
Spring Equinox solar exposures. During Winter, shading would extend north to the
adjacent gas station and to the Rite Aid drugstore on NE 12th and NE Sunset Blvd.
While shading and view obstruction impacts would be nominal, the overall bulk and
scale of the 75 and 85 foot structures will be unique as no other buildings in the
neighborhood are near those heights. In an effort to mitigate the impacts the height
increase would cause related to bulk and scale of the two (2) mixed use buildings, staff
recommends as a condition of approval, the applicant provides modulation (both
vertical and horizontal) on Mixed Use Building A and B beyond what is required by
Design District D regulations. The exterior cladding and articulation shall be a diverse
mix of high quality materials that is commensurate to the overall size and scale of the
building. The buildings shall incorporate upper story setbacks, roof extension features,
extended feature elements on the buildings corners abutting NE 11th St and NE Sunset
Blvd, or other articulation beyond what is already required in the Urban Design District
‘D’ Regulations. These modulation and articulation features shall be shown on colored
elevation sheets and represented on three-dimensional renderings to be submitted with
their respective Administrative Site Plan Review applications to be reviewed and
approved by the Current Planning Project Manager prior to site plan issuance.
Compliant if
condition of
approval is
met
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The applicant contends the proposed use and height of the mixed use
buildings and weighting of the density of the site makes the proposed project more
compatible with the various scales of surrounding properties particularly to the North
and West. It also makes the proposed project overall more compatible with the scale
and the character of the forward vision for NE Sunset Boulevard.
Staff concurs, based on the recommended condition, that the proposed use and increase
would be compatible with the scale and character of the neighborhood. The
neighborhood along NE Sunset Blvd consists generally of commercial uses setback from
the street by surface parking lots. As parcels along this arterial redevelop they will be
required to construct the buildings closer to the street and provide structured parking.
To accommodate on-street parking for the ground floor retail of the mixed use
buildings, the applicant would relocate the planter strip west of the sidewalk to create
a frontage road separated from the principal arterial, see FOF 27 Modification. The
additional frontage dedication to facilitate this street treatment and other design
considerations would result in the building being located directly behind the sidewalk
instead of being setback between 15 and 20 feet as is typically required in the CV zone.
In an effort to reduce the impacts of the increased heights of the mixed use buildings on
City of Renton Department of Community & Economic Development
Solera Master Plan
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the abutting pedestrian realm along NE Sunset Blvd staff recommends as a condition of
approval, the applicant provides one of the following treatments to Mixed Use Buildings
A and B along NE Sunset Blvd: (1) the floor to finished ceiling height shall be a minimum
of 18-feet; or (2) the floor to finished ceiling height shall be a minimum of 15-feet and
the residential portion of the buildings (wood construction) on top of the concrete
podium be setback a minimum of 15-feet. The ground level details shall be shown on
the Administrative Site Plan Review application to be reviewed and approved by the
Current Planning Project Manager prior to site plan issuance.
Mixed Use Building ‘A’ is encroaching into the secondary front yard setback along
Jefferson Ave NE and adjacent to the transitioning three (3) story townhome unit lot
subdivision portion of the development. To reduce the bulk and scale and increased
height impacts of the building on the unit lot townhome subdivision, staff recommends
as a condition of approval the applicant submit elevations with the Administrative Site
Plan Review application that provides a minimum setback of 15-feet for the portion of
Building ‘A’ above the ground floor townhome units along the Jefferson Ave NE
elevation. The elevations shall be reviewed and approved by the Current Planning
Project Manager prior to site plan issuance.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends that adequate parking will be available for the
residential units.
Staff concurs that adequate parking will be provided by the applicant. The height
increase would have no effect on the amount of parking that is required for the uses
within the buildings. Mixed Use Building ‘A’ would provide 378 parking spaces in a
structured parking garage for 296 dwelling units and approximately 9,800 square feet
of commercial gross floor area. The parking area provide the code required parking
minimum for the residents and the commercial parking would be verified for compliance
when a tenant is secured. Mixed Use Building ‘B’ would provide 284 parking spaces in a
structured parking garage for 225 senior housing units and approximately 17,600
square feet of commercial gross floor area. Similar to Building ‘A’ the garage provides
code compliant parking for the residents and ground floor commercial tenant. See also
FOF 21 Zoning and Development Compliance: Parking.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The applicant contends the proposed units are within the allowable
density for the site and therefore will not increase the potential intensity of the use of
the site. All vehicular entrances and exits to individual buildings are made internal to
the site on public or private streets which connect to the existing neighborhood street
network and pattern to minimize the impact of vehicular movement on and off of
existing roads.
Staff concurs the use will ensure safe movement for vehicles and pedestrians. The height
increase would have no effect on the movement of vehicles and pedestrians. Regardless
of the height increase the applicant is required to construct new public streets within
the master plan development and frontage improvements along the site’s perimeter
meeting the current City standards or as modified.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
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Staff Comment: The applicant contends the proposed use will not have a negative
impact on potential noise, light or glare, and weights the activity within the site towards
the more commercial frontage.
Staff concurs the requested height increase would not cause noise, light, or glare
impacts. Any potential impacts cause by noise, light, or glare would be adequately
mitigated via existing code limitations.
h. 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.
Staff Comment: Landscaping will the provided in all areas that area not occupied by a
building or pedestrian or vehicular path. See submitted landscape plan for full site
landscaping proposed.
Staff concurs that adequate landscaping would be provided on the Master Site Plan
property. The mixed use buildings would have frontage landscaping along NE 11th St
and other pervious areas within the site. Landscaping would also be provided in the
eight (8) foot wide planter strips located in the abutting streets.
27. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 Minimum Design
Standards for Public Streets and Alleys for the following modifications to streets within the master site
plan and along its frontage: (1) Jefferson Ave/Lane NE and NE 11th St – a Residential Access Street which
requires a 53-foot right-of-way (ROW) with 26-foot paved roadway width, including two (2) 10-foot
travel lanes and one (1) 6-foot parking lane, 0.5-foot curb and gutter, 8-foot planter strip, and 5-foot
sidewalk. The applicant is proposing to reduce the paved roadway width for sections of these roadways
as shown on Exhibit 4 from the standard 26 feet to a reduced 20 feet thereby eliminating the 6-foot
parking lane; and (2) NE Sunset Blvd, a principal arterial, the applicant is proposing to provide on-street,
parallel parking, separated from the vehicular traffic of NE Sunset Blvd by an 8-ft planter strip and 10-ft
drive aisle in order to support the retail and commercial uses of the proposed mixed-use buildings along
NE Sunset Blvd. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-
250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the
requested modifications, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The applicant contends that the Jefferson Ave NE and NE 11th
modification request works in cooperation with the Sunset Boulevard modification to
support the City’s goal for an activated and successful street frontage on Sunset
Boulevard by making space for the applicant to dedicate additional ROW on Sunset
Boulevard for a buffered parallel parking lane. The Sunset Blvd modification allows for
on-street parking to support the viability of the ground floor commercial tenants of the
mixed use buildings along a principal arterial that would not typically contain an on-
street parking element.
Staff concurs the requested modification substantially implements the Comprehensive
Plan and is the minimum necessary. The modification does not inhibit the ability to
provide complete streets arranged as an interconnecting network or grid and to locate
City of Renton Department of Community & Economic Development
Solera Master Plan
Staff Report to the Hearing Examiner
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Report of November 27, 2018 Page 54 of 60
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planter strips between the curb and the sidewalk in order to provide separation
between cars and pedestrians (Policy L-57). The modification also maintains the goal of
ensuring that new development is designed to be functional and attractive (Goal L-BB).
The intent of the policies are to promote new development with walkable places that
support grid and flexible grid street and pathway patterns, and are visually attractive,
safe, and healthy environments. The requested street modification is consistent with
these policy guidelines. See also FOF 20, Comprehensive Plan Analysis.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends the Jefferson Ave/NE 11th modification while
reducing the ROW width, adequate fire access will be maintained throughout the site.
The Sunset Blvd modification would address safety concerns resulting from the current,
city established, Sunset Boulevard street section. The buffered parking and drive aisle is
intended to create a safer condition for parallel parking.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. The City’s Transportation Division
and Planning Division have reviewed Jefferson Ave NE and NE 11th and the surrounding
area and have determined that the proposed modified street section would mimic the
street section on the recently improved Sunset Lane capital project that surrounds the
adjacent Sunset Neighborhood Park. To maintain consistency with those improvements
staff recommends as a condition of approval the applicant submit revised utility plans
with the civil construction permit that provides a concrete tabled intersection at
Jefferson Ave NE and NE 11th St. The revised utility plan shall be reviewed and approved
by the Current Planning Project Manager prior to civil construction permit issuance.
The City’s Transportation Division and Planning Division have reviewed NE Sunset Blvd
and the surrounding area and have determined that the modified principal arterial
section proposed is able to conform to design criteria adopted by the City. The modified
street section maintains the existing travel lanes along NE Sunset Blvd which are
consistent with the surrounding neighborhood and provides a frontage road, creating
a safe pedestrian and vehicle route in and around the existing and proposed
commercialized areas. The proposed frontage road provides parallel parking separated
from the traditional traveled roadway and will operate at a speed substantially less
than that of the adjacent NE Sunset Blvd. The proposed frontage road offers a safe
vehicular exit from NE Sunset Blvd in order to parallel park without obstruction to the
existing travel lanes and provides sufficient space to allow occupants to safely exit
vehicles and reach a pedestrian access route detached from the existing travel lanes of
NE Sunset Blvd.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that no other properties in the vicinity would be
effected by the proposed modification.
Staff concurs the modification would not impact other properties in the vicinity. The
modification would be limited in scope to the subject property and it’s NE Sunset Blvd
frontage. The modification would mimic a street section already in place abutting the
Sunset Neighborhood Park and the NE Sunset Blvd would result in an opportunity to
safely parallel park along a principal arterial.
City of Renton Department of Community & Economic Development
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d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends the modification allows for parallel parking and
safe separation from travel lanes along Sunset Blvd
Staff concurs the intent and purpose of the Code would be maintained with the
requested modification. The modification would not alter the lane widths needed for
fire access or impact pedestrian amenities. Parking that would not be provided along
the narrow sections of Jefferson Ave NE and NE 11th St would be now be allocated to NE
Sunset Blvd.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: The applicant contends the modification is intended to achieve City
objectives to provide safe street sections and support the ground floor commercial
tenants
Staff concurs that modification can be shown to be justified for the use and situation
intended. The new internal street section mimics the Sunset Neighborhood Park loop
and provides an extension of this unique streetscape into the subject property. The
modified planter strip and frontage road provides the needed parallel parking to sustain
the economic viability of the ground floor retail of the mixed use buildings. See also
comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends no other properties would be impacted by the
requested modification.
Staff concurs the requested modification would not adversely impact other properties
in the vicinity. See comments under criterion ‘c’.
28. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: The proposed project would result in an estimated 594 police calls for
service within a calendar year. Police and Fire Prevention staff indicates that sufficient
resources exist to furnish services to the proposed development; subject to the
condition that the applicant provides Code required improvements and fees. A Fire
Impact Fee would be required for the future dwellings and commercial space. The
current Fire Impact Fee is $964.53 per multi-family dwelling. Fire Impact Fees for retail
is $1.25 per square foot and for restaurants it is $5.92 per square foot. The fee in effect
at the time of building permit application is applicable to this project and is payable at
the time of building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, McKnight Middle School, and Hazen High School. Elementary and High
School students from the proposed development would be bussed to their schools. The
stop is located at NE 12th St and Harrington Ave NE which is also the location of
McKnight Middle School. Middle School students would walk to school. The proposed
project includes the installation of new public streets within the development and
frontage improvements along the site’s periphery. All street improvements would
include sidewalks. Students would have a walking route to the bus stop with existing
City of Renton Department of Community & Economic Development
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sidewalk improvements or installed as part of the development. Students would
connect to the abutting NE 12th St from Jefferson Ave NE or NE 11th St/Harrington Place
NE and walk west to Harrington Ave NE or they would walk south from Jefferson Ave
NE connecting to NE 10th St continue west to Harrington Ave NE and walk north to NE
12th St.
A School Impact Fee would be required for the future dwellings. The current Renton
School District Impact Fee is $1,448 per multifamily dwelling unit. The fee in effect at
the time of building permit application is applicable to this project and is payable at the
time of building permit issuance.
Parks: A Park Impact Fee would be required for the future dwellings. The current Park
Impact Fee is $1,858.95. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: A Preliminary Drainage Plan and Technical Information Report (TIR),
dated October 2018, prepared by KPFF Consulting Engineers (Exhibit 15) was submitted
with the land use application. Based on the City of Renton’s flow control map, the site
falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions
and is within the East Lake Washington Drainage Basin. The development is subject to
Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM). All nine core requirements and the six special requirements have been
discussed in the Technical Information Report. The project is exempt from flow control
as the proposed project meets the exception criteria outlined in RSWDM Section
1.2.3.1.A. The project results in less than a 0.15-cfs increase in the existing site
conditions 100-year peak flow. The development is required to provide enhanced water
quality treatment prior to discharge. The proposed water quality treatment consists of
conveyance to a series of bioretention facilities prior to connection to the proposed new
public conveyance system that would connect to the existing public conveyance system.
Water: The proposed water main improvements are shown on the Utility Plan (Exhibit
17). The proposed 10-inch water main extension into the development provides a 10-
inch looped main around each mixed use building, and connects to the existing 8-inch
water main located in NE 12th St, the existing 12-inch water main located in NE 10th
Street, the existing 8-inch water main located in Harrington Place NE, the existing 10-
inch water main located in Kirkland Ave NE, and the existing 12-inch water main located
in NE Sunset Blvd. A connection shall also be made to the existing 12-inch water main
stub in the public water easement located in the parking lot of the abutting Sunset
Court Apartments. The existing water main in Sunset Lane NE shall be abandoned and
replaced with a new 12-inch water main along the west side of the development. Water
main extensions to Alleys D, E, F, and G from the proposed 10-inch water main in Alley
B will be required to provide water services and meters to each townhome unit.
Adequate horizontal and vertical separation between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be
provided for the operation and maintenance of the water main and shall be located
within an easement.
Sanitary Sewer: The proposed sewer main improvements are shown on the Utility Plan
(Exhibit 17). A new 8-inch sewer main within the future public ROW is required to
City of Renton Department of Community & Economic Development
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provide sanitary sewer service to each building. New side sewers shall be installed to
serve each individual property.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 20.
2. The subject site is located in the Center Village (CV) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 21.
3. The proposed Mixed Use Buildings A and B in the master site plan complies with Design District ‘D’ overlay
standards and guidelines provided the applicant complies with City Code and conditions of approval.
Further analysis of District ‘D’ standards would occur at each Administrative Site Plan Review application,
see FOF 22.
4. The proposed Townhome Unit Lot Subdivision complies with the Residential Design and Open Space
Standards provided the applicant complies with City Code and conditions of approval, see FOF 23.
5. The proposed master plan complies with Site Plan Review approval criteria provided the applicant
complies with City Code and conditions of approval, see FOF 24.
6. The proposed preliminary plat and Unit Lot Subdivision complies with the subdivision regulations as
established by City Code and state law provided all advisory notes and conditions are met, see FOF 25.
7. The proposed master plan complies with Conditional Use Permit approval criteria provided the applicant
complies with City Code and conditions of approval, see FOF 26.
8. The requested street modification pursuant to RMC 4-9-250 complies with all six (6) modification criteria
as identified in FOF 27.
9. The proposed Unit Lot Subdivision complies with the street standards as modified in FOF 27, and/or as
established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 24.
10. There are safe walking routes to the school bus stop, see FOF 28.
11. There are adequate public services and facilities to accommodate the proposed preliminary plat and
master plan, see FOF 28.
12. Key features, which are integral to this project include a master plan development that ensures the mixed
use buildings and infrastructure are constructed in the initial phases of the project with the townhomes
providing a supporting and subordinate role in the plan. The mixed use buildings would be constructed
with high quality exterior cladding materials that includes articulation and modulation to commensurate
with their overall scale and relationship to pedestrians on the street. The structured parking garages are
wrapped with commercial and residential amenities or landscape screening a minimum of 14-feet in
width. The townhomes provide a transition from the higher density along NE Sunset Blvd to the lower
density neighborhoods further removed from the principal arterial, from a scale of seven (7) stories to
three (3) stories respectively. Townhomes with reduced setbacks are designed with stoops elevated from
the public streets. Pedestrian and vehicle conflicts are minimized with very few curb cuts, alley loads, and
an innovative frontage road with parallel parking along NE Sunset Blvd. The internal street system
provides connections to the existing street system and follows a similar design pattern as the recently
completed Sunset Lane Loop road capital improvement project directly abutting south of the master plan
site.
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J. RECOMMENDATION:
Staff recommends approval of the Solera Master Plan application, File No. LUA18-000490, SA-M, PP, CU-H,
MOD, as depicted in the Site Plan (Exhibit 4) and Preliminary Plat Plan (Exhibit 5), subject to the following
conditions:
1. The applicant shall submit revised plans with the administrative site plan review application for Block B
that ensures any proposed amenity space is temporary in nature and not credited to the open space
requirement under Urban Design Regulations District D. The applicant shall construct the space to
commercial standards identified in FOF 26 Conditional Use Analysis. The revised plans shall be reviewed
and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance.
2. The applicant shall record a covenant on the underlying properties within the plat requiring that any
future division of the lots or increases to density must be consistent with the maximum density
requirements as measured within the master site plan as a whole. The applicant shall submit a draft of
the covenant with the final plat application for review and approval by the Current Planning Project
Manager prior to recording with the King County Recorder’s Office.
3. The applicant shall submit a revised master site plan for parent site R1 that contains a minimum lot size
of 25,000 square feet. The revised parent site plans shall be reviewed and approved by the Current
Planning Project Manager prior to Administrative Site Plan issuance or construction permit issuance,
whichever occurs first.
4. The applicant shall raise the ground floor of the townhome units on Mixed Use Building ‘A’ a minimum
of three (3) feet above the grade of the Jefferson Ave NE sidewalk and provide an elevated stoop entrance
for each unit. These ground level features shall be shown on the elevation plans submitted with the
Administrative Site Plan Review application to be reviewed and approved by the Current Planning Project
Manager prior to site plan issuance.
5. The applicant shall raise the ground floor of the units in the three (3) townhome unit cluster buildings in
Block R3 a minimum of three (3) feet above the grade of the NE 11th St and Harrington Pl NE sidewalk
and provide an elevated stoop entrance for each unit. Additionally, the applicant shall provide
articulation, materials, and glazing, beyond what is required by the R-10 and R-14 Residential Design and
Open Space Standards, along the side elevations of the townhomes facing the street that is similar to a
front elevation. These ground level features and additional exterior side wall articulation shall be shown
on the elevation plans submitted with the Administrative Site Plan Review application for Block 3 to be
reviewed and approved by the Current Planning Project Manager.
6. The applicant shall submit building coverage calculations with an exhibit graphic that identifies
compliance with the 75-percent lot coverage limitation for each parent site and mixed use lot with each
Administrative Site Plan Review application. The building coverage calculations shall be reviewed and
approved by the Current Planning Project Manager prior to Administrative Site Plan issuance.
7. The applicant shall submit a revised arborist report and tree retention plan with the civil construction
permit application that considers the retention of trees 856-859 and 862-863. The arborist report shall
identify best practices for working in and around drip lines of the retained trees. The revised arborist
report and tree retention plan shall be reviewed and approved by the Current Planning Project Manager
prior the permit issuance.
8. The applicant shall submit a refuse and recycling plan with the Administrative Site Plan applications for
each unit lot subdivision block that identifies the required refuse and recycling space for each townhome
unit and the exterior space allocated for pick-up day. Additionally, the applicant shall provide written
approval from the City’s refuse and recycling contracted collector that adequate space for truck
City of Renton Department of Community & Economic Development
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maneuvering is provided. The refuse and recycling plans and refuse/recycling written approvals shall be
reviewed and approved by the Current Planning Manager prior site plan issuance.
9. The applicant shall submit revised floor plans with the Administrative Site Plan Review application for
Building ‘B’ that limits residential entries to the NE 11th St frontage. The revised floor plans shall be
reviewed and approved by the Current Planning Project Manager prior to site plan issuance.
10. The applicant shall submit a cohesive sign package for the master plan site with the initial administrative
site plan review application. The sign package shall be reviewed and approved by the Current Planning
Project Manager prior to site plan issuance.
11. The applicant shall submit a revised master plan prior to the first Administrative Site Plan Review
application or construction permit application, whichever occurs first, that clearly indicates the amount
of common open space meeting the standards of RMC 4-2.115E.2 and RMC 4-3-100E.4 or where
applicable RMC 4-1-240B.3, if approved. A fee-in-lieu shall be paid prior to the issuance of the civil
construction permit. The revised master plan shall be reviewed and approved by the Current Planning
Project Manager prior to the first Administrative Site Plan or construction permit issuance.
12. The applicant shall submit an exhibit for each townhome unit with their respective Administrative Site
Plan Review application that clearly identifies that each unit lot contains a minimum of 250 square feet
of private yard space with no dimension less than 8-feet in width. The exhibits shall be reviewed and
approved by the Current Planning Project Manager prior to each individual Administrative Site Plan
issuance for Blocks R1-R4.
13. The applicant shall submit a revised master site plan to identify that Lots 7-12, 46, 54, 57, 66, 69, 116,
and 125 comply with primary entry requirements of RMC 4-2-115E.2 and 3. The revised master site plan
shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site
Plan issuance or construction permit issuance, whichever occurs first.
14. The applicant shall provide implementation procedures for each of the mitigation measures identified in
Attachment B of the Sunset Area Planned Action Ordinance #5813 or provide a written narrative of how
the particular measure is not applicable to the project. The Planned Action mitigation implementation
procedures shall be submitted with each Administrative Site Plan Review application for review and
approval by the Current Planning Project Manager prior to site plan issuance.
15. The applicant shall submit a minor modification application to remove the Piha site from the Renton
Sunset Terrace Redevelopment Master Plan (LUA14-001475). The minor modification application shall
be submitted and decision issued prior to the applicant submitting the Administrative Site Plan Review
application for this respective phase of the master plan. The minor modification application shall be
reviewed and approved by the Current Planning Project Manager prior to issuance.
16. The applicant shall submit revised site plans for the unit lot townhomes with each Administrative Site
Plan Review application that aligns pedestrian connections across vehicle alleys and provides delineated
pedestrian crossings with paving that contrasts with the asphalt paving of the alley. The revised site plans
shall be reviewed and approved by the Current Planning Project Manager prior to site plan issuance.
17. The applicant shall coordinate with King County Metro Transit for RapidRide improvements at bus stop
#45145 on NE Sunset Blvd. Those improvements include, but are not limited to, shelter footings at the
bus stop and conduit to support RapidRide signage and lighting. Coordination of those improvements
with King County Metro Transit shall be shown on the civil construction permit application to be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
18. The applicant shall follow the Phasing Plan as provided in Exhibit 12. Construction activities on the
townhome components of the Master Plan that follow a mixed use building phase shall not be permitted
until the mixed use building concrete podium is completed and passed inspection. Any requested
modifications of the phasing plan shall be reviewed and approved by the Current Planning Project
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Manager and shall continue to result in the initial phase of construction to include one of the two mixed
use buildings and public infrastructure improvements identified in orange on the phasing plan.
19. The applicant shall submit a street modification request to modify the Unit Lot Drive standards and
provide the private alley sections as shown on the townhome unit lot subdivision. The street modification
decision shall be reviewed and approved by the Current Planning Project Manager and shall be issued
prior to the submittal of the construction permit application.
20. The applicant shall ensure irrevocable access to Alley Tract C for Mixed Use Building B. The irrevocable
access shall be noted on the final plat documents and recorded as an access easement with the King
County Recorder’s Office. The irrevocable access language shall be reviewed and approved by the Current
Planning Project Manager prior to final plat recording. The access easement shall be recorded with the
King County Recorder’s office with the final plat.
21. The applicant shall prepare an irrevocable access and parking agreement with Mixed Use Building ‘A’ and
the US Bank building. The access and parking agreement shall be reviewed and approved by the Current
Planning Project Manager prior to final plat recording. The access and parking agreement shall be
recorded with the King County Recorder’s Office with the final plat.
22. The applicant shall receive preliminary approval of the necessary street vacation(s) from City Council
prior to issuance of the civil construction permit. Final approval of the street vacation(s) shall be
completed prior to plat recording.
23. The applicant shall provide modulations (both vertical and horizontal) on Mixed Use Buildings A and B
beyond what is required by Design District D regulations. The exterior cladding and articulation on each
building shall be a diverse mix of high quality materials that is commensurate to the overall size and scale
of the building. The buildings shall incorporate upper story setbacks, roof extension features, extended
feature elements on the buildings corners abutting NE 11th St and NE Sunset Blvd, or other articulation
beyond what is already required in the Urban Design District ‘D’ Regulations. These modulation and
articulation features shall be shown on colored elevation sheets and represented on three-dimensional
renderings to be submitted with their respective Administrative Site Plan Review applications to be
reviewed and approved by the Current Planning Project Manager prior to site plan issuance.
24. The applicant shall provide one (1) of the following ground level treatments to Mixed Use Buildings A and
B along NE Sunset Blvd: (1) the floor to finished ceiling height shall be a minimum of 18 -feet; or (2) the
floor to finished ceiling height shall be a minimum of 15-feet and the residential portion of the buildings
(wood construction) on top of the concrete podium be setback a minimum of 15-feet. The ground level
details shall be shown on the Administrative Site Plan Review application to be reviewed and approved
by the Current Planning Project Manager prior to site plan issuance.
25. The applicant shall submit elevations with the Administrative Site Plan Review application that provides
a minimum setback of 15-feet for the portion of Building ‘A’ above the ground floor townhome units
along the Jefferson Ave NE elevation. The elevations shall be reviewed and approved by the Current
Planning Project Manager prior to site plan issuance.
26. The applicant shall submit revised utility plans with the civil construction permit that provides a concrete
tabled intersection at Jefferson Ave NE and NE 11th St. The revised utility plan shall be reviewed and
approved by the Current Planning Project Manager prior to civil construction permit issuance.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Solera Master Plan
Land Use File Number:
LUA18-000490, SA-M, PP, CU-H, MOD
Date of Hearing
November 27, 2018
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Jeremy Febus, KPFF
1601 5th Ave, Suite 1600,
Seattle, WA 98101
Project Location
2902 NE Sunset Blvd,
Renton, WA 98056
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-24: As shown in the Environmental Review Committee (ERC) Memo
Exhibit 25: Staff Report to the Hearing Examiner
Exhibit 26: Neighborhood Meeting Materials
Exhibit 27: Critical Areas Assessment
Exhibit 28: Sunset Master Site Plan
Exhibit 29: Sunset Area Planned Action Ordinance
Exhibit 30: Sunset Area Planned Action EIS
Exhibit 31: Ground Floor Building A
Exhibit 32: Ground Floor Building B
Exhibit 33: Subdivision Plan
Exhibit 34: Architectural Site Plan
Exhibit 35: Code Interpretation #134
Exhibit 36: Conceptual Landscape Plan (Black & White)
Exhibit 37: Architectural Project Summary Sheet
Exhibit 38: Floor Plans Building A
Exhibit 39: Floor Plans Building B
Exhibit 40: Unit Mix Summary
Exhibit 41: Site Section Building A
Exhibit 42: Site Section Building B
February 8, 2018
Dear Neighbor:
Please attend a presentation for the proposed Greater Renton Highlands development. At this
meeting we will discuss project details and solicit comments on the proposal from the neighborhood.
Date: February 20, 2018
Time: 5:00-6:00 pm
Location: Renton Highlands Library – Meeting Room
2801 NE 10th Street
Renton, WA 98056
The Greater Renton Highlands redevelopment plans to construct townhomes, apartments,
senior housing, and limited retail totaling approximately 10 acres. The project location is
currently divided into five parcels, located at:
• 2806 NE Sunset Blvd
• 2902 NE Sunset Blvd
• 2806 Harrington Pl
• 975 NE 12th St
• 1171 Kirkland Ave NE
See the enclosed conceptual design site plan for more information on the project.
The intent of this meeting is to facilitate an informal discussion between the project developer
and the neighbors regarding the project. While required by the City of Renton, this meeting is
not conducted by the City of Renton and is in addition to any future public hearing or public
comment opportunities available under City of Renton development review processes.
If you have any questions regarding the proposed project, please contact Corey Watson,
corey.watson@quadranthomes.com or (425) 646-4139.
Sincerely,
Kelly Lesoing
KPFF Consulting Engineers
1700659
Greater Renton Highlands – Conceptual Design Site Plan
3122000160
Sonia Scott
1175 Harrington Pl NE #209
Renton, WA 98056
3122000170
Vlado Situm Sr
1175 Harrington Pl NE #210
Renton, WA 98056
3122000180
Julie Lewis
1175 Harrrington Pl NE #211
Renton, WA 98056
3122000190
Lucian Stan
1175 Harrington Pl NE Apt 212
Renton, WA 98056
3122000200
Leticia Aparicio
1175 Harrington Pl NE Apt 213
Renton, WA 98056
3122000210
Steven Vu & Amanda Hoang
1175 Harrington Pl NE Unit 214
Renton, WA 98056
3122000220
Sharon Moon & James Schruder
1175 Harrington Pl NE Apt 301
Renton, WA 98056
3122000230
Inara Alksnin
1175 Harrington Pl NE #302
Renton, WA 98056
3122000260
Susan Tokheim
1175 Harrington Pl NE #305
Renton, WA 98056
3122000270
Harrington Place Condominiu
716 W Meeker St
Kent, WA 98032
3122000280
Travis Anderson
1175 Harrington Pl NE Apt 307
Renton, WA 98056
3122000290
Michelle Fredell
1175 Harrington Pl NE
Renton, WA 98056
3122000300
Ricky Kimwah
5115 NE 11th Ct
Renton, WA 98059
3122000310
Charlotte Hudson
1175 Harrington Pl NE $310
Renton, WA 98056
3122000320
June Peterson
1175 Harrington Pl NE #311
Renton, WA 98056
3122000330
Michael Teramoto
14634 SE 195th Pl
Renton, WA 98058
3122000140
Mathew & Katie Nelson
3311 Garden Ct N
Renton, WA 98056
3122000130
Frederick Melendrez Sr & Mai Melendrez
1175 Harrington Pl NE Unit 206
Renton, WA 98056
3122000120
Leroy Dunn
1175 Harrington Pl NE #205
Renton, WA 98056
3122000110
Walter Navarrete
1175 Harrington Pl NE Apt 204
Renton, WA 98056
3122000100
Christine Sylvia
16167 139th Pl SE
Renton, WA 98058
3122000090
Kiana Davis
1175 Harrington Pl NE Unit 202
Renton, WA 98056
3122000080
Frank & Melinda Graves
1175 Harrington Pl NE #201
Renton, WA 98058
3122000070
Norma Victorio
1175 Harrington Pl NE Unit 113
Renton, WA 98056
3122000060
John Stiefel
1175 Harrington Pl NE #111
Renton, WA 98056
3122000050
Xiao & Yufei Luo
1175 Harrington Pl NE #109
Renton, WA 98056
3122000040
Jayme Evans & Ling Chia
1175 Harrington Pl NE Apt 107
Renton, WA 98056
3122000030
Daniel Benapfl
1175 Harrington Pl NE #105
Renton, WA 98056
3122000020
Warren Friel
1175 Harrington Pl NE #103
Renton, WA 98056
3122000010
Donghyeon Gim & Jonatho Lucas
1175 Harrington Pl NE Apt 101
Renton, WA 98056
0423059095
Fgr Expo 13 LLC
3300 Powell St #205
Emeryville, CA 94608
7227801065
Renton City Of
1055 S Grady Way
Renton, WA 98057
7227801450
Renton City Of
1055 S Grady Way
Renton, WA 98055
7227801651
Paul & Catherine Russo
1217 Jefferson Ave NE
Renton, WA 98056
7227801655
Lennice Dalrymple
1209 Jefferson Ave NE
Renton, WA 98056
7227801075
Colpitts Sunset LLC
2256 38th Pl E
Seattle, WA 98112
7227801085
Renton City Of
1055 S Grady Way
Renton, WA 98057
7227801201
Yadav & Gill LLC
2800 NE Sunset Blvd
Renton, WA 98056
7227801275
Numata Robert A & Carol F Trust
4821 S Bowdish Rd
Spokane Valley, WA 99206
7227801280
Mark St Peter
407 Lyons Ave NE
Renton, WA 98056
7227801285
Gregory MacKenzie
1127 Harrington Ave NE
Renton, WA 98056
7227801290
Renton Housing Authority
PO Box 2316
Renton, WA 98056
7227801295
Renton City Of
1055 S Grady Way
Renton, WA 98057
7227801300
Renton City Of
1055 S Grady Way
Renton, WA 98057
7227801305
Renton Housing Auth
PO Box 2316
Renton, WA 98056
7227801310
Renton Housing Auth
PO Box 2316
Renton, WA 98056
7227801315
Renton Housing Authority
PO Box 2316
Renton, WA 98056
7227801320
Christina Jarvis
1701 SE 8th St
Renton, WA 98057
7227801400
Renton City Of
1055 S Grady Way
Renton, WA 98057
7227801440
Pamela Curley
1225 Kirkland Ave NE
Renton, WA 98056
3122000150
Annie Brown
1175 Harrington Pl NE Apt 208
Renton, WA 98056
3122000240
Karishma Sanghvi
1175 Harrington Pl NE Apt 303
Renton, WA 98056
3122000250
Donovan Boyd Jr & Roxanne Boyd
1175 Harrington Pl NE #304
Renton, WA 98056
3122000340
Sheila & Tennert Frericks
8899 E Red Mtn Ln
Gold Canyon, AZ 85118
3122000350
Robert Holliday
1175 Harrington Pl NE #314
Renton, WA 98168
6377300180
Howard Banasky
600 Andover Pk E
Seattle, WA 98188
6377300190
Oliver Spencer
1100 Harrington Ave NE Apt 301
Renton, WA 98056
6377300200
Henry Dunlap
1100 Harrington Ave NE #302
Renton, WA 98056
6377300210
Nathan Lam
7453 Newcastle Golf Club Rd
Newcastle, WA 98059
6377300220
Barbara Underwood
1100 Harrington Ave NE #304
Renton, WA 98056
6377300230
Liu Yang & Beichuan Zhu
5102 NE 16th St
Renton, WA 98059
6377300240
Donna Hill
1100 Harrington Av NE #306
Renton, WA 98056
6377300250
John Young
5508 S Cloverdale St
Seattle, WA 98118
6377300260
Karen Drinkwine
1100 Harrington Av NE #308
Renton, WA 98056
6377300270
Larry Craven
P O Box 251
Renton, WA 98057
6377300280
Sarah Regalado
1100 Harrington Ave NE #310
Renton, WA 98056
6377300290
K Schutz_coralee
1100 Harrington Ave NE #311
Renton, WA 98056
6377300300
Gebreyesus Aklilu
1100 Harrington Ave NE #312
Renton, WA 98056
7227801660
Renton Housing Authority
PO Box 2316
Renton, WA 98056
7227801670
Annmarielinn LLC
19244 39th Ave S
Seatac, WA 98188
7227801675
Ronald & Sharon Goodmansen
2916 91st Ave E
Edgewood, WA 98371
7227801680
17 Derby Road Ltd & C/O Moen Ruth A
403 SW 41st St
Renton, WA 98057
7227801685
Di Jiang
2812 NE 12th St
Renton, WA 98056
7227801776
Mjs Heather LLC
PO Box 489
Maple Valley, WA 98038
7227802040
Renton City Of
1055 S Grady Way
Renton, WA 98055
7227900016
Highlands Property Investme
5368 NE 4th Ct
Renton, WA 98059
7227900017
S Square LLC
6660 E Mercer Way
Mercer Island, WA 98040
7227900019
Walgreen Co & Real Estate Property Tax
PO Box 1159
Deerfield, IL 60015
7227900020
Walgreen Co & Real Estate Property Tax
PO Box 1159
Deerfield, IL 60015
7227900090
2801 NE Sunset Blvd LLC & C/O Belmar
Properties Inc
2001 Sixth Ave Ste 2300
Seattle, WA 98031
7227900091
Wong D & C 1 LLC
6311 Seward Park Ave S
Seattle, WA 98118
7227900093
Ki-Woong Noh & Noh Hea
451 SW 175th Pl
Normandy Park, WA 98166
7227900094
Alison Oakland LLC
185 NW Spanish River Blvd #100
Boca Raton, FL 33431
7227900095
Pacific Nut Company Inc
15732 Tustin Village Wy
Tustin, CA 92780
7227900096
Wong D & C 1 LLC
6311 Seward Park Ave S
Seattle, WA 98118
6377300170
Kerri Miles
4660 NE 3rd Ct Unit J4
Renton, WA 98059
6377300160
Rache Boston
5710 37th St SE
Auburn, WA 98092
6377300150
Kerri Miles
4660 NE 3rd Ct #j-4
Renton, WA 98059
6377300140
Howard Banasky
600 Andover Pk E
Seattle, WA 98188
6377300130
Arthur Dong
1100 Harrington Ave NE Apt 207
Renton, WA 98056
6377300120
Charles Belcher Jr
1100 Harrington Av NE Unit 206
Renton, WA 98056
6377300110
Ronald Muller
1100 Harrington Ave NE Unit 205
Renton, WA 98056
6377300100
Karl Banasky
1100 Harrington Av NE #204
Renton, WA 98056
6377300060
Howard Banasky
600 Andover Park E
Tukwila, WA 98188
6377300050
Larry Dean
1100 Harrington Avenue NE #105
Renton, WA 98056
6377300040
Gary Walter
1100 Harrington Ave NE #104
Renton, WA 98056
6377300030
Francis & Margaret Webb
PO Box 3011
Renton, WA 98056
6377300020
Howard Banasky
1100 Harrington Av NE #106
Renton, WA 98056
6377300010
Trang Tran
1100 Harrington Ave NE #101
Renton, WA 98056
0089000010
Wong D & C 1 LLC
6311 Seward Park Ave S
Seattle, WA 98118
6377300070
Jaipal Singh
22302 NE 6th Ct
Sammamish, WA 98074
6377300080
Howard Banasky
600 Andover Park E
Seattle, WA 98188
6377300090
Deborah Boston
2856 Tanzanite Terr
Kissimmee, FL 34758
7227800265
Greg & Sabra Fawcett
P O Box 402
Fall City, WA 98024
7227800285
Usa Oil LLC
3002 NE Sunset Blvd
Renton, WA 98056
7227801026
Safeway Inc Store #0366
2725 NE Sunset Blvd
Renton, WA 98056
7227801055
Renton City Of
1055 S Grady Way
Renton, WA 98057
7227802045
Renton Housing Authority
PO Box 2316
Renton, WA 98056
7227900015
Walgreen Co & Real Estate Property Tax
PO Box 1159
Deerfield, IL 60015
8143450010
Priya Vaidyanathan
12638 SE 27th St
Bellevue, WA 98005
8143450020
Tran Hien & Dao Thu
1153 Harrington Ave NE
Renton, WA 98056
8143450030
Luis Francum
1157 Harrington Av NE #3
Renton, WA 98056
8143450040
James Wiesen
1159 Harrington Av NE #4
Renton, WA 98056
This map/plat is being furnished as an aid in locating the herein described land in relation to
adjoining streets, natural boundaries and other land, and is not a survey of the land depicted.
Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the
company does not insure dimensions, distances, location of easements, acreage or other matters
shown thereon.
Page 1 of 1geoAdvantage: King County of Washington State (App4)
1/16/2018http://geo.sentrydynamics.net/WA_King/default.aspx
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
February 13, 2018RENTON, WA # 20170853
SOLERA SP.DCXXX
0 8 16 32 L.01SITE PLAN
WEISMANDESIGNGROUP
HARRINGTON PL.NE 10TH STREET4 SIDEWALK
1
2
3
4
3 PLAY AREA
SUNSET BLVD.KIRKLAND AVE.NE
1
2
T
H
S
T
R
E
E
TNE 11TH STREETSUNSET LANE
WOONERF1 2 PASEO
2
4
HARRINGTON PLSUNSET BLVDNE 10th ST
NE 12th STK
I
R
K
L
A
N
D
A
V
E 13'-6"31'-8"24'24'20'20' G1 + G2 LEVELS - 116 STALLSRESIDENTIAL20' RESIDENTIAL/ AMENITYTOTAL 20 UNITSTOTAL 12 UNITS G1 + G2 LEVELS - 140 STALLS TOTAL (12 COMMERCIAL)SUBTERRANEAN LEVEL : 130 STALLSCOMMERCIAL PARKING SPACES : 12 @ G1 LEVELLOBBY 2
BLOCK C1.58 ACRESBLOCK A2.18 ACRESRES. STORAGE9,349 SQ. FT.5,530 SQ. FT.5.84ACRESBLOCK B1.16 ACRES upRAMP DN18'16'38'-2"RAMPUPRESIDENTIAL UNITS@ G1 AND G2 LEVELSRESIDENTIAL UNITS @ G1 AND G2 LEVELS16'-4"26'SUNSET LN16'
13'-5"
70'35'-3"DAY CARE12,000 sf. TOTAL16'BANK5,400 sf.PASEO PLAZA38'28'ENTRY 1LOBBY27'20'24'-9"53'10'9'-9"PLAZA
20'15'24'
53'WOONERF (32ft wide)27'12'-6"13'-6"
53'SUBTERRANEAN LEVEL 110 STALLS COMMERCIALSPACE5,000 SFRESIDENTIAL/ AMENITY COMMERCIALSPACE4,800 SF RESIDENTIAL/ AMENITY RESIDENTIALLOBBYCOMMERCIAL PARKING : G1 LEVELRETAIL PARKING: 13 STALLS + DAYCARE STAFF : 25 = 38RAMPUPRAMPDN26'OPENSPACE16 FT ALLEY WAY16 FT ALLEY WAY31'-5"
24'-8"16'
JEFFERSONP/LP/L
P/
LP/LP/LP/LP/LP/L26'10'LOBBYLOBBY4,000 SF.PLAY AREA @2ND LEVELEXISTING2 DROP OFFS - DAYC.14 STALLSFOR BANK5'-6"7 FT. FLEX ZONE7 FT. FLEX ZONE7 FT. FLEX ZONEOPENSPACE7'20'16'16'24'-9"NE 11th ST
SUNSET LN16'16'16'18'14'-9"19'-6"53'PASEOPASEO24'3 DROP OFFS- DAYC.2
0
'
12'-6"15'-6"53'2'-10"12'2 DROP OFFS - DAYC.2 STALLS2 STALLS32'3'6'6'15'134'-5"323'-5"88'-5"
59'
122'-6"
32'70'6'32'73'-3"LOBBYLOBBY 2PODIUM 1RESIDENTIAL UNITS @ R1-R5 LEVELSAVG. 46 UNITS PER LEVEL32'RESIDENTIAL : 5 LEVELS OVER PODIUM (221)TOTAL UNITS : 4 + 221 = 22532'6'45'-9"RESIDENTIAL : 5 LEVELS OVER PODIUM (245)TOTAL UNITS : 35 + 245 = 280132'-11"
231'-5"309'-5"50'66'28'45'-9"70'28'4,000 SF.PLAY AREA @2ND LEVEL2,500 SF.DAYCARE @2ND LEVEL73'-3"69'-7"50'
50'Architecture + Planning888.456.5849ktgy.comCONCEPTUAL DESIGNFebruary 8, 2018RENTON, WA # 20170853RENTON HIGHLANDS TOWNHOMESSP.1SITE PLAN 0408020PODIUM BUILDING - BLOCK B2 LEVELS OF TYPE IA5 LEVELS OF TYPE III-A OVER PODIUMCOMMERCIAL AREA PROPOSED : 5,000 SF.TOTAL RESIDENTIAL UNITS ESTIMATED : 225 UNITS(820 SF. AVG. SIZE)SITE AREA: 1.16 ACRESDENSITY: 193 DU/ACPODIUM BUILDING - BLOCK A2 LEVELS OF TYPE I-A ABOVE GRADE5 LEVELS OF TYPE III-A OVER PODIUMCOMMERCIAL AREA PROPOSED : 5,000 SF.TOTAL RESIDENTIAL UNITS ESTIMATED : 280 UNITS(820 SF. AVG. SIZE)SITE AREA: 2.18 ACRESDENSITY:128 DU/ACPODIUM BUILDINGBLOCK APODIUM BUILDING -BLOCK BTOTAL UNITSFOR-SALE TOWNS: 150PODIUM MIXED-USE: 505TOTAL: 655SITE AREA : 7.0 ACRESDENSITY : 21.4 DU/AC
1601 Fifth Avenue, Suite 1600 Seattle, WA 98101 206.622.5822 kpff.com
Neighborhood Meeting Notes – February 20, 2018
Renton Highlands Library
Speakers
Corey Watson – Quadrant Homes - Applicant
Keith McCloskey – KTGY – Architect
Jeremy Febus – KPFF – Civil Engineer
Introduction
Corey Watson opened the presentation by introducing the speakers and giving a general
overview of the project.
Jeremy Febus then gave a general walk-through of the project process and a potential timeline
for project milestones.
Keith McCloskey followed by discussing the project in more detail, Specifying the intent of the
layout, and the uses of the proposed site features.
Questions/Comments
The questions and comments that were received and addressed at the meeting are listed below:
What are the uses of each building?
How many people will this project bring to the area?
Clarification on parking locations and amount being provided.
Concern about crime rate going up – Asked if the project will be required to pay a safety
impact fee.
General summary of size of each building proposed.
What will building façade from Sunset Blvd look like? Number of stories/general aesthetic.
When do the leases for the existing businesses end?
Request for Keith to provide more detail surrounding the thought behind the site layout.
Concern about the proposed senior housing being placed adjacent to sunset blvd (noise).
Are the roofs going to be pitched or flat?
Request for clarification about what on the project is set in stone.
How much traffic will the project bring?
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment Page 1
2907 Harborview Drive, Suite D
Gig Harbor, WA 98335
Technical Memorandum
To: Corey Watson, Quadrant Homes File Number: 1298.0008
From: Jon Pickett, Soundview Consultants LLC Date: February 20, 2018
Re: Critical Areas Assessment; Renton Highlands – Northeast Sunset Blvd and
Northeast 12th Street, Renton, Washington
Dear Mr. Watson,
Soundview Consultants LLC (SVC) conducted a critical areas assessment of an 11.07-acre property
located near the intersection of Northeast Sunset Boulevard and Northeast 12th Street (King County
Tax Parcel Numbers 7227801205, 7227801206, 7227801235, 7227801405, and 7227801406, and
7227801785) in the City of Renton, Washington. The subject property is situated in the Northwest
¼ of Section 9, Township 23 North, Range 5 East, W.M. SVC investigated the site to evaluate if any
potentially-regulated aquatic features or fish and wildlife habitat are located on or near the subject
property for proposed redevelopment of the site. This Technical Memorandum has been prepared
to document the results of this assessment.
Figure 1. Subject Property Location.
Subject Property
Location
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment Page 2
Background Data
Prior to the site investigation, SVC conducted background research using King County Geographic
Information System (GIS) data, Washington Department of Fish and Wildlife (WDFW) Priority
Habitat and Species (PHS) database, WDFW SalmonScape mapping tool, the U.S. Fish and Wildlife
Service (USFWS) National Wetland Inventory (NWI), Natural Resources Conservation Service
(NRCS) Soil Survey map, and Washington Department of Natural Resources (DNR) stream typing
map. All determinations were made using observable vegetation, hydrology, and soils in conjunction
with data from the U.S. Geographic Survey (USGS) topographic maps, NRCS, USFWS, National
Oceanic and Atmospheric Administration (NOAA) precipitation data, and various orthophotographic
resources. Background maps are provided in Attachment A.
The King County topographic map shows that the subject property gently slopes down from northeast
to the southwest. The NRCS Soil Survey map (Attachment A2) identifies three hydric soil series in
the offsite project area: Arents, Alderwood material, 6 to 15 percent slopes (AmC), Ragnar-Indianola
association, sloping (RdC), and Urban land (Ur). The USFWS NWI map (Attachment A3), City of
Renton wetland map (Attachment A4), City of Renton streams map (Attachment A5), DNR stream
typing map (Attachment A6), WDFW Salmonscape map (Attachment A7), and WDFW PHS map
(Attachment A8) do not identify any potential critical areas on or near the subject property.
Methods
A formal site investigation was performed by SVC in the Fall of 2017. This investigation consisted of
a walk-through survey of the subject property and any accessible areas within 300 feet of the subject
property for potentially-regulated wetlands, waterbodies and fish and wildlife habitat per Renton
Municipal Code (RMC) 4-3-050.
Wetlands, streams, and select fish and wildlife habitats and species are regulated as critical areas under
RMC 4-3-050 and subject to restricted uses/activities under the same title. Wetland presence/absence
was determined in accordance with RMC 4-3-050G.9 and as outlined in the U.S. Army Corps of
Engineers (USACE) Wetlands Delineation Manual (Environmental Laboratory, 1987), as modified
according to the guidelines established in the Regional Supplement to the Corps of Engineers Wetland
Delineation Manual: Western Mountains, Valleys, and Coast Region, Version 2.0 (USACE, 2010).
The fish and wildlife habitat assessment was conducted during the same site visit by a qualified fish
and wildlife biologist. The experienced biologist made visual observations using stationary and walking
survey methods for both aquatic and upland habitats noting any special habitat features or signs of
fish and wildlife activity.
Results
The subject property is a fully developed property consisting entirely of paved surfaces, commercial
buildings and associated infrastructure and landscaping. Onsite vegetation consists of sparse planted
ornamental and native trees and shrubs in landscaping strips and contained in planters and maintained
lawn area. Two artificial rain gardens were observed approximately 80 to 120 feet southwest of the
subject property across Northeast 10th Street, which appear to be constructed as part of the City of
Renton’s Sunset Neighborhood park development (City of Renton et al, 2014). Google Earth aerial
imagery indicates that these rain gardens were constructed following demolition of residential homes
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment Page 3
between 2014 and 2015. Surrounding land use consist of single and multifamily-residential
development and mix commercial development. No potentially-regulated wetlands or fish and wildlife
habitat was observed on the subject property.
Regulatory Considerations
The offsite rain gardens are exempt from regulatory consideration per RMC 4-3-50.B.1:
f. Wetlands created or restored as a part of a mitigation project are regulated wetlands. Regulated wetlands do not include
those artificial wetlands intentionally created from non-wetland sites, including, but not limited to, irrigation and drainage
ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape
amenities, or those wetlands created after July 1, 1990, that were unintentionally created as a result of the construction
of a road, street, or highway.
The offsite rain gardens were likely constructed as stormwater facilities between 2014 and 2015 as part
of the City of Renton’s Sunset Neighborhood park development (City of Renton et al, 2014) and are
not regulated features.
Conclusions
The site investigation did not identify any critical areas on or within 300 feet of the subject property,
and therefore, redevelopment at the subject property should not impact wetlands, waterbodies or fish
and wildlife habitat.
If you have any further questions, please contact me at your earliest convenience.
Sincerely,
____________________________ February 20, 2018
Jon Pickett Date
Senior Environmental Planner
Soundview Consultants LLC
2907 Harborview Drive, Suite D
Gig Harbor, WA 98335
(253) 514-8952 Office
(253) 514-8954 Fax
Jon@soundviewconsultants.com
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment Page 4
References
Brinson, M. M. 1993. A hydrogeomorphic classification for wetlands, Technical Report WRP-DE-4, U.S.
Army Engineer Waterways Experiment Station, Vicksburg, MS.
Cooke, S.S. 1997. Wetland Plants of Western Washington. Seattle Audubon Society. Seattle, Washington.
City of Renton, HBB Landscape Architecture, and CH2MHill. 2014. “Sunset Neighborhood Park
Final Master Plan.” November 3, 2014.
Cowardin, L.M., V. Carter, F. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater
Habitats of the United States. U.S. Fish & Wildlife Service. Washington D.C.
Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-
87-1, US Army Engineer Waterways Experiment Station, Vicksburg, Mississippi.
Hruby, T. 2014. Washington State Wetland Rating System for Western Washington: 2014 Update.
Washington State Department of Ecology Publication # 14-06-029.
Lichvar, R.W., D.L. Banks, W.N. Kirchner, and N.C. Melvin. 2016. The National Wetland Plant List:
2016 wetland ratings. Phytoneuron 2016-30: 1-17. Published 28 April 2016. ISSN 2153 733X.
Munsell Color. 2000. Munsell Soil Color Charts. New Windsor, New York.
Natural Resources Conservation Service. 2001. Hydric Soils List: King County, Washington. U.S.
Department of Agriculture. Washington D.C.
Renton Municipal Code. 2017. 4-3-050 Critical Areas Regulations. December 11, 2017.
Snyder, D.E., Gale, P.S., Pringle, R.F. 1973. Soil Survey of King County Area, Washington. United States
Department of Agriculture, Soil Conservation Service in cooperation with Washington State
Department of Natural Resources, and Washington State University, Agriculture Research Center.
Washington, D.C.
U.S. Army Corps of Engineers. 2010. Regional Supplement to the Corps of Engineers Wetland Delineation
Manual: Western Mountains, Valleys, and Coast Region (Version 2.0), ed. J. S. Wakeley, R. W. Lichvar,
and C. V. Noble. ERDC/EL TR-10-13. Vicksburg, MS: U.S. Army Engineer Research and
Development Center.
United States Department of Agriculture, Natural Resources Conservation Service. 2017. Field
Indictors of Hydric Soils in the United States, Version 8.1. L.M. Vasialas, G.W. Hurt, and C.V. Noble (eds.).
USDA, NRCS, in cooperation with the National Technical Committee for Hydric Soils.
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment
Attachment A – Background Information
This attachment includes a USGS Topographic Map (A1), NRCS Soil Survey Map (A2), USFWS NWI
Map (A3), City of Renton Wetlands Map (A4), City of Renton Streams Map (A5), DNR Stream Typing
Map (A6), WDFW SalmonScape Map (A7), and WDFW PHS Map (A8).
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment
Attachment A1 – King County Topographic Map
Subject Property
Location
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment
Attachment A2 – NRCS Soil Survey Map
Subject Property
Location
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment
Attachment A3 – USFWS NWI Map
Subject Property
Location
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment
Attachment A4 – City of Renton Wetlands Map
Subject Property
Location
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment
Attachment A5 – City of Renton Streams Map
Subject Property
Location
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment
Attachment A6 – DNR Stream Typing Map
Subject Property
Location
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment
Attachment A7 – WDFW SalmonScape Map
Subject Property
Location
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment
Attachment A8 – WDFW PHS Map
Subject Property
Location
Soundview Consultants LLC February 20, 2018
1298.0008 Renton Highlands – Critical Areas Assessment
Attachment B – Site Photographs
Onsite street trees Onsite landscaping
KEY
RESIDENTIAL
MIXED-USE
COMMUNITY
——SITEAREA
0’100’200’400’
Sunset Terrace Master Site Plan
RENTON SUNSET AREA MSP EXHIBIT 9
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—RentonADMINISTRATIVESITEDEVELOPMENTPLANREPORT&DECISIONREPORTDATE:June20,2016ProjectName:RentonSunsetTerraceRedevelopment(2016Modification)Owner/Applicant:CityofRenton;RentonHousingAuthority;SunsetTerraceDevelopmentLLCFileNumber:LUA14-001475,MODProjectManager:RocaleTimmons,SeniorPlannerProjectSummary:TheapplicantisrequestingaMinorSitePlanModificationforamendmentstotheapprovedSunsetPlannedActionAreaandRentonSunsetTerraceRedevelopmentMasterSitePlan(LUA1O-052andLUA14-001475)inordertoincludeanadditionalfiveparcelsandtoswapresidentialunitsbetweentwomasterplannedsites.Noadditionalresidentialunitsarebeingproposed.TherevisedproposalrequiresaNEPAReevaluation,pursuanttoSection58.47ofUSDepartmentofHousingandUrbanDevelopment’s(HUD’s)NEPAregulations,demonstratingthattheoriginalconclusionsoftheFEISremainvalid.SEPAalsoprovidesaprocess,usinganAddendumtothepriorFEISwherenewinformationoranalysisdoesnotsubstantiallychangepriorconclusionsaboutimpacts(WAC197-11-706).Proposedresidentiallandincludesapartmentsandattachedtownhomesthataregenerallybetweentwoandfourstoriesinheight,extendingtofiveandsixstoriesalongSR900.Proposedcommercialspacewouldequalbetween19,500-59,000squarefeet.ProjectLocation:LocatedinnortheastRenton,theSunsetTerracecommunityisgenerallyboundedbySunsetBlvdNEonthesouththatformsa“U-shaped”border,GlenwoodAvenueNEandNE10thStreetonthenorth;HarringtonAvenueNEbisectsthearea.SiteArea:15.28acresProjectLocationMap
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEREDEVELOPMENTMASTERPLANMINORMODIFICATIONLUA1O-052&LUA14-001475,MODReportofJune20,2016Page2of8A.EXHIBITS:Exhibit1:ERCReport,datedJune13,2016Exhibit2:RentonSunsetAreaReevaluationandAddendum,datedMay2016Exhibit3:DraftNEPA/SEPAEISExhibit4:FinalEIS(2011)Exhibit5:RecordofDecision(2014)Exhibit6:PlannedActionOrdinance(2014)Exhibit7:RevisedMitigationMeasures(2014)Exhibit8:TrafficAnalysis—SunsetMasterPlan(2014)Exhibit9:MasterSitePlan(2016)Exhibit10:MasterSitePlan(2014)Exhibit11:CulturalResourceAssessment(2016)Exhibit12:TrafficAnalysis—SunsetCourt(2016)Exhibit13:HEXDecision—RentonSunsetTerraceRedevelopmentMasterSitePlan—January14,2015Exhibit14:AdministrativeSitePlanReport&Decision—June20,2016B.GENERALINFORMATION:CityofRenton1.Owner(s)ofRecord:RentonHousingAuthoritySunsetTerraceDevelopmentLLC2.ComprehensivePlanLandUseDesignation:CenterVillage(CV)3.ZoningClassification:CenterVillage(CV)andResidential-14(R-14)4.ExistingSiteUse:Multi-FamilyResidential,PublicLibrary,Vacant5.NeighborhoodCharacteristics:a.North:Multi-FamilyResidential(R-14andCVzone)b.East:Multi-FamilyResidentialandCommercial(CVzone)c.South:SunsetBlvdNE/SR900d.West:Multi-FamilyResidential(R-10andCVzone)6.SiteArea:16.88acresC.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A509911/01/2004ZoningN/A510011/01/2004AnnexationN/A179109/09/1959SunsetLaneStreetVacationVAC13-001569309/09/2013LLALUA3-001114N/A10/10/2013SunsetAreaPlannedActionLUA1O-052N/A06/06/2011EISHighlandsLibraryLUA13-001720N/A03/04/2014SitePlanReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentSUNSETTERRACEREDEVELOPMENTMASTERPLANMINORMODIFICATIONReportofJune20,2016SunsetLLALUA6-000132N/A04/28/2016SunsetCourtLUA16-000068N/ATBDD.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterservicewouldbeprovidedbytheCityofRenton.b.Sewer:SewerservicewouldbeprovidedbytheCityofRenton.c.Surface/StormWater:TherearestormdrainageimprovementsinNE10thSt,SunsetLaneNEandHarringtonAveNE.2.Streets:Therearepartialstreetimprovementsalongthefrontagesofthesite.3.FireProtection:CityofRentonFireDepartmentE.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-11OA:ResidentialDevelopmentStandardsd.Section4-2-120A:CommercialDevelopmentStandards2.Chapter3EnvironmentalRegulationsa.Section4-3-100:UrbanDesignRegulations3.Chapter4PropertyDevelopmentStandards4.Chapter6StreetsandUtilityStandards5.Chapter9ProceduresandReviewCriteriaa.Section4-9-200:SitePlanReview6.Chapter11DefinitionsF.ADMINSTRATIVESITEPLANREVIEWFINDINGSOFFACT:1.TheCityofRenton,alongwiththeRentonHousingAuthority(RHA),KingCountyLibrarySystem,andColpittsDevelopment,andcommunitypartners,isredevelopingtheSunsetTerracepublichousingcommunity,anapproximately16-acresitewithinthelargerSunsetAreaCommunityNeighborhoodinnortheastRenton.2.Intotal,722dwellingunitswereapprovedonsitesAthrough0andX.Approximately675oftheseunitswereapprovedonMasterPlansitesCthrough0(Exhibit13).Additionally,therewasarangeofcommercialspaceapprovedwithalowendof19,500squarefeetandanupperrangeof59,000squarefeet.AdministrativeSitePlanReport&DecisionLUA1O-052&LUA14-001475,MODPage3of8SitePlanReport
3.TheRentonSunsetTerraceRedevelopmenttofourconditionsofapproval(Exhibit12):2)AllphasesincludedintheMasterSiteClassificationMap,(StaffReportExhibitsubmittedatthetimeofSitePlanReviewCurrentPlanningProjectManagerandPlanCityandColpittspriortowhichintendstoutilizePlanshallcomplywiththeSunsetAreaStreet12).ConceptualfrontageimprovementsshallbeforeachphaseandaresubjecttoapprovalbytheReviewer.3)Priortobeginningconstruction,eachindividualprojectphaseorimprovementshallprovideinformationtosurroundingpropertyownersabouttimelines,extentofconstruction,andcontactinformation.4)ThisdecisioniseffectiveuntilJanuary14,2025.4.TherequestedmodificationtotheapprovedSunsetTerraceRedevelopmentMasterSitePlanincludesthefollowingchanges:•ShiftsevenunitsfromtheSunsetTerraceApartments(SiteD)totheSunsetParkEast(Piha)Townhomes&Apts(a.k.a.Suncrest)property(SiteG);and•DevelopreplacementhousingfortheRHASunsetTerraceRedevelopmentonfiveparcelslocatedoutsidebutabuttingthe2014MasterPlanarea.ThreeparcelswouldbeaddedtotheCityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanRepart&DecisionSUNSETTERRACEREDEVELOPMENTMASTERPLANMINORMODIFICATIONLUAO-052&LUA14-001475,MODReportofJune20,2016Page4of8TotalUnitsProp-ReviewedSiteNameStatusAcresosedinUnitsReevaluationAGlennwoodTownhomesConstructedRHA0.6588BKirklandAvenueTownhomesConstructedRHA0.771818CEdmondsApartmentsMasterSitePlan1.799112DSunsetTerraceApartmentsMasterSitePlan0.514154ESunsetParkWestTownhomesMasterSitePlan0.551010FSunsetCourtTownhomesMasterSitePlan0.881515SunsetParkEast(Piha)GMasterSitePlan1.095657Townhomes&AptsHSunsetTerraceDev.BuildingAMasterSitePlan0.56111117ISunsetTerraceDev.BuildingBMasterSitePlan1.18188196JSunsetTerraceDev.BuildingCMasterSitePlan0.74104110KRentonHighlandsLibraryMasterSitePlan0.43LRegionalStormwaterFacilityMasterSitePlanSeeMMSunsetParkMasterSitePlan3.2NSunsetLaneLoopImprovementsMasterSitePlan1.41NE10thStreetExtension0MasterSitePlan0.2ImprovementsXLibrarySite(2013)FutureDevelopment1.412525Totals15.28675722MasterSitePlanwasapprovedonJanuary14,2015subject1)ADevelopment/DensityTransferAgreementshallbeexecutedbythedetailedSitePlanReviewapprovalforanyphaseofdevelopmentunusedresidentialdensityfromtheproposedparkacreage.SitePlanReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEREDEVELOPMENTMASTERPLANMINORMODIFICATIONLUA1O-052&LUA14-001475,MODReportofJune20,2016PageSof8SunsetCourtParksite(SiteF)anddevelopedwith50apartmentsandtownhomes(LUA16-000068),andtwoparcelswouldbeaddedtopropertiesnorthofthe“looproad”intheSunsetParkWestTownhomes(a.k.a.HarringtonPark)developmentresultingin19townhomes(SiteE).TotalUnitsTotalUnits.Acres:ReviewedinReviewedinSiteNameStatusAcres:20162014Reevaluation:Reevaluation:20142016AGlennwoodTownhomesConstructedRHA0.6580.658BKirklandAvenueIownhomesConstructedRHA0.77180.7718CEdmondsApartmentsPartofMasterSitePlan1.701121.7068DSunsetTerraceApartmentsPartofMasterSitePlan0.51540.5147ESunsetParkWestTownhomes2014/HarringtonPark2016PartofMasterSitePlan,Amended0.55101.0619FSunsetCourtTownhomes2014/SunsetCourtApartments2016PartofMasterSitePlan,Amended0.88151.95500SunsetParkEast(Piha)Townhomes&Apts2014/SuncrestHomes2016PartofMasterSitePlan1.09571.0964HSunsetTerraceDcv.BuildingAPartofMasterSitePlan0.091170.99117ISunsetTerraceDcv.BuildingBPartofMasterSitePlan1.181961.18196JSunsetTerraceDec.BuildingCPartofMasterSitePlan0.741100.74110KRentonHighlandsLibraryPartofMasterSitePlanSeeHSeeHCRegionalStormwaterFacilityPartofMasterSitePlanSeeMSeeMMSunsetParkPartofMasterSitePlan3.203.2NSunsetLaneLoopimprovementsPartofMasterSitePlan1.411.410NE10thStreetEutensionImprovementsPartofMasterSitePlan0.200.20XLibrurySite(2013)FutureDevelopment1.41251.4125TotalMasterPlanSites12.4467114.04671Total-AllSites15.287221B.88722=MasterPlanProperties5.TheCityhaspreparedanEnvironmentalImpactStatement(EIS)fortheSunsetArea(Exhibit4),supplementedbyaddenda,thataddressestheprobablesignificantenvironmentalimpactsassociatedwiththelocation,type,andamountofdevelopmentanticipatedinthePlannedActionarea.6.TheCityadoptedaPlannedActionOrdinance5610onJune13,2011,andsubsequentlyreplaceditwithOrdinance5740onDecember8,2014(Exhibit6)toreflectpreparationofaMasterPlanfortheRentonSunsetTerraceRedevelopmentareawithinthelargerPlannedActionAreaandtoreflectintegrationofaSEPAReevaluationAlternativein2014(Exhibit10).7.WiththecurrentlyproposedrevisionstotheMasterPlanandadditionoftheabuttingparcels,therewouldbenonetincreaseinthetotalnumberofhousingunitsintheMasterPlanareaorintheSunsetAreaneighborhood.However,consistentwiththeflexibilityallowedbytheadoptedMasterPlan,someunitswouldberedistributed.8.ThepropertyislocatedwithintheCenterVillage(CV)landusedesignationandtheCenterVillage(CV)andResidential-14du/aczoningclassifications.9.ThesiteislocatedwithinZone2oftheAquiferprotectionArea.Therearenoothercriticalareaslocatedonsite.10.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonJanuary29,2016,determineditcompleteonFebruary19,2016andcommencedatwoweekpubliccommentperiod.11.Duringstaff’sreviewitwasdeterminedadditionalinformationwasneededinordertoproceedfurther.TheprojectwasplacedonholdonMarch20,2016.TheCityreceivedslightrevisionstotheapplication,theprojectwastakenoffholdonMay27,2016,andasecondcourtesytwo-weekpubliccommentperiodcommencedandwasheldopenuntilJune10,2016.12.Theprojectcomplieswiththe120-dayreviewperiod.13.Noagencyorpubliccommentswerereceived.SitePlanReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEREDEVELOPMENTMASTERPLANMINORMODIFICATIONLUA1O-052&LUA14-001475,MODReportofJune20,2016Page6of814.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshavebeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.15.MinorModification:TheproposalrequiresaMinorModificationtotheapprovedMasterSitePlanapprovedonJanuary14,2015(Exhibit13).ThefollowingtablecontainsprojectelementsintendedtocomplywiththeminormodificationtoapprovedSitePlanscriteria,asoutlinedinRMC4-9-200H.2:TableA:MINORMODIFICATIONTOANAPPROVEDMASTERPLANORSITEPLANMinormodificationsmaybepermittedbyadministrativedetermination.Tobeconsideredaminormodification,theamendmentmustnot:Involvemorethanatenpercent(10%)increaseinareaorscaleofthedevelopmentintheapprovedplan.StaffComment:Withthe2016/currentlyproposedrevisionstotheMasterSitePlanandadditionoftheabuttingparcels,therewouldbenonetincreaseinthetotalnumberof‘housingunitsintheMasterPlanareaorintheSunsetAreaneighborhood.However,consistentwiththeflexibilityallowedbytheadoptedMasterPlan,someunitswouldberedistributed.TheproposeddevelopmentswouldmeetCitystandardsfordensity,height,setbacks,transportationlevelsofservice,connectiontoutilities,andwouldbesubjecttoCityparkingcodes,includingproceduresformodifyingapplicablestandards.Haveasignificantlygreaterimpactontheenvironmentand/orpublicfacilitiesthantheapprovedplan.StaffComment:Mostoftheoriginalcomponentsofthe2014MasterSitePlan(Exhibit10)remainthesameandcontinuetocomplywithSitePlanReviewdecisioncriteria,asoutlinedinRMC4-9-200.E.Theproposedmodificationwouldberequiredtocontinuetodemonstratecompliancewiththoseconditionsissuedaspartoftheoriginalapproval(seeabove,FindingofFact2).Aswiththechangespreviouslyevaluatedin2014,therevisionsproposedtotheMasterSitePlanatthistimerequireaNEPAReevaluationandSEPAAddendum.AReevaluation,consistentwithapplicableNationalEnvironmentalPolicyAct(NEPA)regulations,combinedwithaSEPAAddendum,waspreparedtoevaluatetheproposedchangesinCompliantiftheMasterSitePlan.TheReevaluation/Addendum,datedMay,2016,concludedthatconditionoftherewerenonewordifferentimpactsandthattheconclusionsoftheEISarestillvalidapprovalis(Exhibit2).metOnJune6,2016,theCity’sEnvironmentalReviewCommitteedeterminedthatthe2016SunsetTerraceRedevelopmentMasterSitePlanModificationwasconsistentwithboththerangeofplanalternativesthatwereevaluatedintheFSEIS(Exhibit4)andwiththedevelopmentlevelsorparametersasspecifiedintherevised2014PlannedActionOridinance(Exhibit6).However,the2016Re-evaluationandAddendumwouldnecessitateminorrevisionstotheRecordofDecisionandPlannedActionOrdinancetoreflecttherevised(2016)MasterSitePlanpriortoconstruction.Thereforestaffrecommendsaconditionofapprovalrequiringallnecessarychanges,reflectingthe2016MasterSitePlanRevisions,bemadetotheRecordofDecisionandPlannedActionOrdinancepriortothecommencementofconstructiononSitesD,EFandG(SunsetTerraceApartments,SunsetParkWestTownhomes,SunsetCourtPark,andSunsetParkEastTownhomes&SitePlanReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEREDEVELOPMENTMASTERPLANMINORMODIFICATIONLUA1O-052&LUA14-001475,MODReportofJune20,2016Page8of8TRANSMITTEDthisthis20thdayofJune2016totheContact/Applicant/Owner:Owners:RentonHousingAuthorityCityofRentonColpittsDevelopmentTRANSMITTEDthisthis20thdayofJune2016tothePartiesofRecord:CoraleeSchutzSharonBarkerHarringtonPlaceCondoManager1100HarringtonAveNE#31115718SEi43dSt716W.MeekerSt#101Renton,WA98056Renton,WA98059Kent.WA98032SandraBowersAlD’AlessandroMatt&CindyGano1135HarringtonAveNEKingCounty1145HarringtonAveNERenton,WA980564015thAye,Ste#500Renton,WA98056Seattle,WA98104TRANSMITTEDthisthis20thdayofJune2016tothefollowing:CE.“Chip”Vincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerVanessaDolbee,CurrentPlanningManagerFireMarshalLandUseActionAppeals,RequestforReconsideration,&ExpirationThereviewdecisionswillbecomefinalifthedecisionsarenotappealedwithin14daysofthedecisiondate.MinorModificationtoApprovedSitePlanApprovalAppeal:AppealsoftheadministrativemodificationtoapprovedsiteplanmustbefiledinwritingtotheHearingExamineronorbefore5:00p.m.onJuly5,2016.APPEALS:Anappealofthedecision(s)mustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680).RentonMunicipalCodeSection4-8-110governsappealstotheHearingExaminer.Appealsmustbefiledinwritingtogetherwiththe$250.00applicationfeetoHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,RentonCityHall-7thFloor,(425)430-6510.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatadecisionbereopenedbytheAdministrator(Decision-maker).TheAdministrator(Decision-maker)maymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheAdministrator(Decision-maker)findssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.EXPIRATIONPERIOD:TheAdministrativeSiteDevelopmentPlanReviewdecisionwillexpiretwo(2)yearsfromthedateofdecisionortheexpirationoftheMasterSitePlanwhichevercomesfirst.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.SitePlanReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEREDEVELOPMENTMASTERPLANMINORMODIFICATIONLUA1O-052&LUA14-001475,MODReportofJune20,2016Page7of8Apartmentsrespectively).ItshouldbenotedstaffiscurrentlyprocessingamendmentstotheSunsetAreaPlannedActionOrdinance,pursuanttoSEPA.TheCityheldacommunitymeeting,asrequired,onJune6,2016forproposedamendmentstothePlannedActionOrdinance.TheCityCouncilwillholdapublichearingonJuly11,2016regardingnewamendmentstothePlannedActioninordertointegratethe2016ReevaluationAlternative,outlinedintheNEPAReevaluationandSEPAAddendum(Exhibit2).ItisanticipatedtherevisedPlannedActionOrdinance,andRecordofDecision,willbeeffectiveand/orinplaceinAugustof2016.Themodificationdoesnotchangetheboundariesoftheoriginallyapprovedplan.StaffComment:All2016MasterPlannedsites(Exhibit9)wereevaluatedinthe2011EISfortheSunsetAreaCommunityPlannedActionArea(Exhibit4).ThreeadditionalparcelsvabuttingSunsetCourtPark(Site“F”,a2011‘swapsite”)areaddedtotheMasterPlan,andtwoadditionalparcelsareaddedtotheRedevelopmentarea(Site“E”).MostoftheMasterPlanSitesbeingreviewedinthisdocumentwerepreviouslyconsideredinthePotentialSunsetRedevelopmentStudyAreaorwereconsidered“swapsites”(wherehousingreplacementcouldoccur).G.CONCLUSIONS:1.TheSunsetTerraceRedevelopmentSitePlanMinorModificationisconsistentwiththeMinorModificationcriteriatoanapprovedSitePlan,ifallconditionsofapprovalaremet.2.Theproposaliscompliantandconsistentwiththeplans,policies,regulationsandapprovalstowhichitisvestedifallconditionsofapprovalaremet.3.Staffdoesnotanticipateanyadverseimpactsonsurroundingpropertiesandusesaslongastheconditionsofapprovalarecompliedwith.4.TheproposeduseisanticipatedtobecompatiblewithexistingandfuturesurroundingusesaspermittedintheCVandR-14zoningclassifications.5.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposeduse.H.DECISION:TheproposedSunsetTerraceRedevelopmentSitePlanMinorModification,FileNo.LUA14-001475andLUA1O-052,MODisapproved.Theproposalissubjecttothefollowingconditions:1.TheapplicantshalldemonstratecompliancewithallconditionsofapprovalissuedaspartoftheSunsetTerraceRedevelopmentMasterSitePlanDecision,datedJanuary14,2015(Exhibit13).2.Allnecessarychanges,reflectingthe2016MasterSitePlanRevisions,shallbemadetotheRecordofDecisionandPlannedActionOrdinancepriortothecommencementofconstructiononSitesD,E,FandG(SunsetTerraceApartments,SunsetParkWestTownhomes,SunsetCourtPark,andSunsetParkEastTownhomes&Apartmentsrespectively).JenniferHenning,PlanningDirectorDateSitePlanReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEREDEVELOPMENTMASTERPLANMINORMODIFICATIONLUA1O-052&LUA14-001475,MODReportofJune20,2016Page8of8TRANSM1?TEDthisthis20thdayofJune2016totheContact/Applicant/Owner:Owners:RentonHousingAuthorityCityofRentonColpittsDevelopmentTRANSMuTEDthisthis20thdayofJune2016tothePartiesofRecord:CoraleeSchutzSharonBarkerHarringtonPlaceCondoManager1100HarringtonAveNE#31115718SE;43rdSt716W.MeekerSt#101Renton,WA98056Renton,WA98059Kent,WA98032SandraBowersAlD’AlessandroMatt&CindyGano1135HarringtonAveNEKingCounty1145HarringtonAveNERenton,WA98056401SthAve,Ste#500Renton,WA98056Seattle,WA98104TRANSMIJTEDthisthis20thdayofJune2016tothefollowing:C.E.“Chip”Vincent,CEDAdministratorBrianneBonnworth,DevelopmentEngineeringManagerVanessaDolbee,CurrentPlanningManagerFireMarshalLandUseActionAppeals,RequestforReconsideration,&ExpirationThereviewdecisionswillbecomefinalifthedecisionsarenotappealedwithin14daysofthedecisiondate.MinorModificationtoApprovedSitePlanApprovalAppeal:AppealsoftheadministrativemodificationtoapprovedsiteplanmustbefiledinwritingtotheHearingExamineronorbefore5:00p.m.onJuly5,2016.APPEALS:Anappealofthedecision(s)mustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680).RentonMunicipalCodeSection4-8-110governsappealstotheHearingExaminer.Appealsmustbefiledinwritingtogetherwiththe$250.00applicationfeetoHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,RentonCityHall-7thFloor,(425)430-6510.RECONSIDERATION:Within14daysofthedecisiondate,anypattymayrequestthatadecisionbereopenedbytheAdministrator(Decision-maker).TheAdministrator(Decision-maker)maymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheAdministrator(Decision-maker)findssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.EXPIRATIONPERIOD:TheAdministrativeSiteDevelopmentPlanReviewdecisionwillexpiretwo(2)yearsfromthedateofdecisionortheexpirationoftheMasterSitePlanwhichevercomesfirst.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.SitePlanReport
EntireDocumentAvailabteUponRequestEXHIBIT3
FULLDOCUMENTAVAILABLEUPONREQUEST)/p.r1i)j-ftyof__enton•Commun;&EconomicDevelopmentEXHIBIT4
FULLDOCUMENTAVAILABLEUPONREQUESTRecordofDecision(Revised)SunsetAreaCommunityPlannedActionEISIntroduction1Background1SummaryofAlternativesConsideredinReachingDecision2PublicInvolvement10CoordinationwithOtherAgencies11FinalElSComments13ClarificationsandCorrections13Attachments13IntroductionTheCouncilonEnvironmentalQuality(CEQ)directstheimplementationoftheNationalEnvironmentalPolicyAct(NEPA).CEQrulesrequireagenciestoprepareaRecordofDecision(ROD)afterpreparinganenvironmentalimpactstatement(FIS)(Title40oftheCodeoftheFederalRegisterpart1505.2).ThepurposeofaRODistoexplainwhytheagencyhastakenaparticularcourseofaction.ARODmustincludethefollowingelements:•Anexplanationofdecisiononaproposedaction;•Factorsconsideredinmakingadecision;•Alternativesconsideredandtheenvironmentallypreferredalternative;•Adoptedmitigationmeasuresorreasonswhymitigationmeasureswerenotadopted;and•Amonitoringandenforcementprogramforadoptedmitigationmeasures.ThisRODaddressestheredevelopmentoftheSunsetTerracepublichousingcommunityanditsrelationshiptoneighborhoodgrowthandrevitalization.GrowthinthebroaderplanningstudyareaisnotpartoftheproposaladdressedintheROD,andcouldoccurindependentoftheSunsetTerraceproposal.BackgroundTheCityofRenton(City)istheResponsibleEntity(RE)andleadagencyforNEPApurposes.InaccordancewithspecificstatutoryauthorityandtheU.S.DepartmentofKousingandUrbanDevelopment’s(HUD’s)regulationsat24CodeofFederalRegulations(CFR)part58,theCityisauthorizedtoassumeresponsibilityforenvironmentalreview,decision-making,andactionthatwouldotherwiseapplytoHUDunderNEPA.Additionally,theCityistheproponentofthebroaderPlannedActionfortheSunsetareawhichhashadenvironmentalreviewunderWashingtonStateEnvironmentalPolicyAct(SEPA)(RevisedCodeofWashington[RCWJ43.21C).RecordofDecisionEXHIBIT5May2011;RevisedNovember2014
FULLDOCUMENTAVAILABLEUPONREQUESTCITYOFRENTON,WASHINGTONORDINANCENO.5740ANORDINANCEOFTHECITYOFRENTON,WASHINGTON,ESTABLISHINGAPLANNEDACTIONFORTHESUNSETAREAPURSUANTTOTHESTATEENVIRONMENTALPOLICYACT.THECITYCOUNCILOFTHECITYOFRENTON,WASHINGTON,DOESORDAINASFOLLOWS:SECTIONI.Findings.TheCouncilfindsasfollows:A.TheCityissubjecttotherequirementsoftheGrowthManagementAct,RCW36.70A(“GMA”)andislocatedwithinanUrbanGrowthArea;B.TheCityhasadoptedaComprehensivePlancomplyingwiththeGMA,andhasamendedtheComprehensivePlantoaddresstransportationimprovementsandcapitalfacilitiesspecifictotheSunsetArea;C.TheCityhasadoptedaCommunityInvestmentStrategy,developmentregulations,anddesignguidelinesspecifictotheSunsetAreawhichwillguidegrowthandrevitalizationofthearea,includingtheSunsetTerracepublichousingproject;D.TheCityhaspreparedanEnvironmentalImpactStatement(EIS)fortheSunsetArea,supplementedbyanaddendum,thataddressestheprobablesignificantenvironmentalimpactsassociatedwiththelocation,type,andamountofdevelopmentanticipatedinthePlannedActionarea;E.ThemitigationmeasuresidentifiedinthePlannedActionEIS,andattachedtothisordinanceasAttachmentB,togetherwithadoptedCitydevelopmentregulations,willEXHIBIT6I
FULLDOCUMENTAVAILABLEUPONREQUESTAttachmentB:SunsetAreaCommunityI’IanneuMcIUflEISMitigationMeasuresTableofContentsIntroductionandPurpose3SEPATerms3GeneralInterpretation3SummaryofProposal,Alternatives,andLandCapacity4ProposalandAlternatives4LandCapacity5Location6MitigationDocument71.Earth82.AirQuality103.WaterResources164.PlantsandAnimals195.Energy216.Noise237.EnvironmentalHealth258.LandUse289.Socloeconomics3010.Housing3211.EnvironmentalJustice3412.Aesthetics3613.Historic/Cultural3914.Transportation4215.ParksandRecreation4616.PublicServices4917.Utilities54AdvisoryNotes59Attachment1:DraftEIS,CulturalResourcesAppendixi,PlanandProceduresforDealingwiththeUnanticipatedDiscovery60Attachment2:Figure3.17-1PotentialSubareaUtilityImprovementsandPhasing62Water63Overview63Edmonds-GlenwoodPhase163NewLibrary63NewMixed-UseBuildingAdjacenttoNewLibrary64RHA’sPihaSite64__EXHIBIT7______________PlannedActionOrdinanceAttachmentB:MitigationDocument
CH2MH1LLSL.EntireDocumentAvailableUponRequestSunsetAreaCommunityPlannedActiTrafficAnalysisResults-May2014RedevelopmentMasterSitePlanAlternativeINTRODUCTIONThismemorandumprovidestrafficanalysisresultsfortheMay2014RedevelopmentMasterSitePlanAlternative,orReevaluationAlternative,oftheSunsetAreaCommunityPlannedAction,andcomparestheseresultswithoperationsforAlternative3andthePreferredAlternativeasdocumentedintheFinalNEPA/SEPAFIS.ComparedtoAlternative3,theReevaluationAlternativeincludesamaximumof90additionalunitsinthePotentialSunsetTerraceRedevelopmentSubarea.These90additionalunitsareshiftedoutoftheNorth,South,andSunsetMixedUseareasofthePlannedActionstudyarea.ThisanalysisfocusesontheintersectionoperationsexpectedasaresultofthisshiftTRIPGENERATIoNANDDISTRIBUTIONTripsgeneratedbyAlternative3andthePreferredAlternativeinthePlannedActionstudyareawereestimatedusingtheCity’sversionofthePSRCregionaltravelforecastingmodelwithappliedfuture-yearproposedlanduses.TheAlternative3trafficvolumes,asanalyzedintheFinalNEPA/SEPAEIS,wereusedasabasetodeveloptheReevaluationAlternativevolumes.Tripsgeneratedbythe90additionalunitswereremovedfromtheNorth,South,andSunsetMixedUseareas,andre-routedtothePotentialSunsetTerraceRedevelopment.Assumingthe90shiftedhousingunitsconsistofmediumtohighdensitylow-riseapartmentdwellings,approximately61trips7wouldbegeneratedduringtheweekdayPMpeakhour.(Source:InstituteofTransportationEngineers,TripGenerationManual,9thEdition,InstituteofTransportationEngineers.)Approximatelyhalfoftheunits(47units)wouldbeshiftedfromtheNorthsubarea,37percent(33units)wouldbeshiftedfromtheSouthsubarea,andtheremaining11percent(10units)wouldcomefromthenortheastendoftheSunsetMixedUsesubarea.TRAFFICANALYSISRESULTSTrafficanalysisresultswerecalculatedforthePMpeakhourfortheyears2015and2030.Ingeneral,futuretrafficpatternsintheReevaluationAlternativewoulddifferslightlyfromboththePreferredAlternativeandAlternative3.ThesewouldbenewtripstothePotentialSunsetTerraceRedevelopmentarea,butshiftedfromotherareasofthePlannedActionneighborhood.1EXHIBIT8
Cu0a)IU)Cu-J—w—<zzw1-1I-.’a)0Cu0L..U)—I’‘3dw1—-I--aa)CoU)K—0=I—zC,.)w
a)U)a)U)G)0Cuci)ci)U)CU)0‘.41—mI-IzzzUEXHIBIT30U)wI—wC’,zDU)z0Ui>.QøI
FULLDOCUMENTAvUPONREQUESTCulturalResourceConsultants,Inc.TECHNICALMEMO1507F-2DATE:September11,2015TO:KevinGiffordBerkConsultingFROM:GlennHartmann,PrincipalInvestigatorRE:CulturalResourcesAssessmentfortheSunsetCourtApartmentsProject,Renton,WATheattachedshortreportformconstitutesourfinalreportfortheabovereferencedproject.Assessmentdidnotidentifyarchaeologicalresourcesthatcouldbeaffectedbythisproject.Fourstructuresbuiltover50yearsagoarelocatedonthesubjectparcels;however,thesedonotmeetminimumcriteriaforeligibilityforstateornationalhistoricregistereligibility.Historicinventoryformsforthestructuresandaninadvertentdiscoveryplanareattached.Pleasecontactthisofficeshouldyouhaveanyquestionsaboutourfindingsandlorrecommendations.197PARFIUWAYSW,SuITE100P0Box10668,BAINBRIDGEISLAND,WA98110PHONE206855-9020-inlo@crcwa.com
FULLDOCUMENTAVAILABLEUPONREQUESTPerteet5055thAvenue5,Suite300Seattle,WA981041.800.615.9900/206.436.0515AllyCommunityDevelopment,LLCTrafficImpactAnalysisSunsetCourtSeptember10,2015/1tJlEXHIBIT12
FULLDOCUMENTAVAILABLEUPONREQUEST12345678BEFORETHEHEARINGEXAMINERFORTHECITYOFRENTON9)RE:RentonSunsetTerrace)10.)FINALDECISIONRedevelopmentMasterSitePlan11)SitePlan,ConditionalUsePermit)12)LUA14-00001475,SA-M,CUP)13_____________________________________________1415SUMMARY16TheCityhasrequestedMasterSitePlanreviewandaConditionalUsePermittomodifytheSunset17TerraceRedevelopmentAreabyadding90additionalresidentialunits,increasinatheheightlimitandlotcoveragerequirementsandreducingsetbacks.TheCityhasalsorequesteãachangeintheisvestingtimeline.TheMasterSitePlanReviewandConditionalUsePermitareapprovedwithconditions.The10yearexpirationrequestisgranted.1920TESTIMONY21RocaleTiinmons,seniorplanner,describedthehistoryoftheprojectandtheprogresstodate.Shedescribedthesitecharacteristicsandtherevisionsbeingrequestedforthisprocess.Ms.Timrnons22statedsince2011,therehavebeensomeentitlementsoflanduses.TheCityanditspartnershave23reevaluatedtheoriginalMasterSitePlansincethe2011approvalsofthePlannedActionOrdinanceandissuanceoftheFEIS.ThepreferredalternativewasAlternative3fromtheFEIS.TheCityandits24partnersarerequestingseveralchangestothepreferredalternativeincludingtheadditionof90moreresidentialunits,increasedbuildingheights,reducedsetbacks,increasedlotcoveragesand25reclassificationoflocalstreets.Inreturn,theCitywillbeabletoexpandtheproposedpublicparkto263.2acres.EXHIBIT13SITEPLAN,CRITICALAREASEXEMPTION,STREETMODWICATION,ANDLOTLINEADJUSTMENT-1
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CAMAS AVE NEAttachment A
Planned Action Study Area
Sunset Area Community Planned Action Final NEPA/SEPA EIS
Source: City of Renton; King County
00593.10/GIS - Revised: 10/12/2010City Limits
Planned Action Study Area
Subarea
Central
North
South
Sunset Mixed Use
Potential Sunset
Terrace Redevelopment
0 500 1,000
Feet
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5813
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
ORDINANCE NOS. 5610 AND 5740, ADDING FIVE PARCELS AND
REDISTRIBUTING, BUT NOT INCREASING, THE TOTAL NUMBER OF HOUSING
UNITS IN THE SUNSET TERRACE REDEVELOPMENT AREA, AND REVISING A
PLANNED ACTION DESIGNATED FOR THE SUNSET AREA PURSUANT TO THE
STATE ENVIRONMENTAL POLICY ACT(SEPA).
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS
FOLLOWS:
SECTION I. Findin s. The Council finds as follows:
A. The City is subject to the requirements of the Growth Management Act, RCW
36.70A ("GMA") and is located within an Urban Growth Area;
B. The City has adopted a Comprehensive Plan complying with the GMA, and has
amended the Comprehensive Plan to address transportation improvements and capital
facilities specific to the Sunset Area;
C. The City has adopted a Community Investment Strategy, development
regulations, and design guidelines specific to the Sunset Area, as designated in Attachment A,
which will guide growth and revitalization of the area, including the Sunset Terrace public
housing redevelopment area identified in Attachment C;
D. The City has prepared an Environmental Impact Statement (EIS) for the Sunset
Area, supplemented by addenda, that addresses the probable significant environmental
impacts associated with the location, type, and amount of development anticipated in the
Planned Action area;
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ORDINANCE N0. 5813
E.The mitigation measures identified in the Planned Action EIS, and attached to
this ordinance as Attachment B, together with adopted City development regulations, will
adequately mitigate the probable significant environmental impacts from development within
the Planned Action area;
F.Future development projects in and around the Planned Action Area will protect
the environment, benefit the public and enhance economic development;
G. The public has meaningfully participated in the proposed Planned Action, during
comment periods, community meetings, and hearings, during and after the preparation of the
EIS, and the City has modified the proposal or mitigation measures in response to some of the
suggestions;
H. The Sunset Area Planned Action is not an essential public facility as defined by
RCW 36.70A.200(1);
I.The Planned Action Area applies to a defined subarea of the City boundaries
illustrated in Attachment A;
J.Public services and facilities are adequate to serve the proposed Planned Action
area;
K. The City adopted a Planned Action Ordinance 5610 on June 13, 2011, and
subsequently replaced it with Ordinance 5740 on December 8, 2014 to reflect preparation of a
Master Plan for the Renton Sunset Terrace redevelopment area within the larger Planned
Action Area and to reflect integration of a Reevaluation Alternative in 2014;
L.A revised master plan for the Sunset Terrace redevelopment area was submitted
to the City on May 27, 2016, which amends the 2014 Reevaluation Alternative by shifting the
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ORDINANCE N0. 5813
location of planned dwellings and master plan territory to include five additional parcels, and
redistributing but not altering the total number of dwellings studied or boundaries of the
designated Planned Action Area in Attachment A;
M. A NEPA Reevaluation, dated June 2016, pursuant to the National Environmental
Policy Act (NEPA), as authorized by U.S. Department of Housing and Urban Development
regulations, and an EIS addendum pursuant to SEPA were prepared to consider the
environmental effects of the revised Sunset Terrace master plan;
N. The City held a community meeting consistent with RCW 43.21C.440 on June 6,
2016; and
0. The City Council held a public hearing on July 11, 2016 regarding new
amendments to the Planned Action applicable to the Sunset Area in order to integrate the
Reevaluation Alternative, outlined in the NEPA Reevaluation and SEPA Addendum.
SECTION II. Procedures and Criteria for Evaluatin and Determinin Proiects as
Planned Actions.
A. Planned Action Area. The Planned Action designation shall apply to the area
shown in Attachment A.
B.Environmental Document. A Planned Action determination for a site-specific
implementing project application shall be based on the environmental analysis contained in the
Draft EIS issued by the City on December 17, 2010, and the Final EIS published on April 1, 2011,
the NEPA reevaluation/SEPA addendum published on December 12, 2014, and the 2016 NEPA
reevaluation/SEPA addendum published on June 10, 2016. The Planned Action EIS shall consist
of the Draft EIS, Final EIS, and the 2016 NEPA reevaluation/SEPA addendum. The mitigation
3
ORDINANCE N0. 5813
measures contained in Attachment B are based upon the findings of the above-mentioned
environmental documents and shall, along with adopted City regulations, provide the
framework for the City's imposition of appropriate conditions on qualifying Planned Action
projects.
C.Planned Action Designated. Land uses and activities described in the Planned
Action EIS, subject to the thresholds described in subsection II.D below and the mitigation
measures contained in Attachment B, are designated Planned Actions or Planned Action
Projects pursuant to RCW 43.21C.031. A development application for a site-specific Planned
Action project located within the Sunset Area shall be designated a Planned Action if it meets
the criteria set forth in subsection II.D of this ordinance and applicable laws, codes,
development regulations and standards of the City.
D. Planned Action Qualifications. The following thresholds shall be used to
determine if a site-specific development proposed within the Sunset Area is contemplated by
the Planned Action and has had its environmental impacts evaluated in the Planned Action EIS:
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.
b) Individual land uses considered as Planned Actions shall include
those uses specifically listed in RMC 4-2-060, Zoning Use Table — Uses Allowed in Zoning
4
ORDINANCE N0. 5813
Designations, as permitted or conditionally permitted in the zoning classifications applied to
properties within the Planned Action area provided they are consistent with the general
categories/types of land uses in (1)(a).
2) Development Thresholds.
a) The following amount of various new land uses are anticipated by
the Planned Action:
Land Use Development Amount
Alternative 3/ FEIS Preferred Alt
Reevaluation Alternative
Residential I 2,506 units 2,339 units
I Schools I 57,010 gross square feet 57,010 gross square feet I
I Parks 0.25 -3.2 acres 3 acres I
I Office/Service 776,805 gross square feet I 745,810 gross square feet
I Retail 476,299 gross square feet I 457,119 gross square feet
b) The following infrastructure and utilities are considered planned
actions: roadways, water, wastewater, and stormwater facilities identified and studied in the
EIS.
c) Shifting development amounts between categories of uses may
be permitted so long as the total build-out does not exceed the aggregate amount of
development and trip generation reviewed in the EIS, and so long as the impacts of that
development have been identified in the Planned Action EIS and are mitigated consistent with
Attachment B.
d) 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
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ORDINANCE N0. 5813
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.
e) If future development proposals in the Planned Action area
exceed the development thresholds specified in this ordinance, further environmental review
may be required pursuant to WAC 197-11-172, Planned actions—Project review. Further, if
proposed development would alter the assumptions and analysis in the Planned Action EIS,
further environmental review may be required.
3) Transportation -Trip Ran es and Thresholds. Inserted below are the new
PM Peak Hour Trips anticipated in the Planned Action area:
I Alternative/Period PM Peak Hour Trips* I
I 2006 2,082 trips
2030 Alternative 3/ Reevaluation 5,555 trips
Alternative
I 2030 Preferred Alt 5,386 trips
Net increase from 2006-> 2030 Alternative 3,473 trips
3 / Reevaluation Alternative
Net increase from 2006-> 2030 Preferred 3,304 trips
Alternative
all PM peak hour trips with at least one end (origin, destination, or both) in TAZs
containing the study area
Uses or activities that would exceed the range of maximum trip levels will require
additional SEPA review.
4) Chan ed 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.
6
ORDINANCE N0. 5813
E.Planned Action Review Criteria.
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 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
7
ORDINANCE N0. 5813
h) The proposal is not an essential public facility as defined by RCW
36.70A.200(1j.
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.
F. Effect of Planned Action.
1) Designation as a planned action project means that a qualifying proposal
has been reviewed in accordance with this ordinance and found to be consistent with its
development parameters and thresholds, and with the Planned Action EIS's environmental
analysis.
2) Upon determination by the City's Environmental Review Committee that
the proposal meets the criteria of subsection II.D and qualifies as a Planned Action, the
proposal shall not require a SEPA threshold determination, preparation of an EIS, or be subject
to further review pursuant to SEPA.
G. Planned Action Permit Process. Applications for planned actions shall be
reviewed pursuant to the following process:
1) If the project is determined to qualify as a Planned Action, it shall
proceed in accordance with the applicable permit review procedures specified in RMC 4-8-
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ORDINANCE N0. 5813
080.G and 4-9, except that no SEPA threshold determination, EIS or additional SEPA review shall
be required. The decision of the Environmental Review Committee regarding qualification as a
Planned Action shall be final.
2) Public notice and review for projects that qualify as Planned Actions shall
be tied to the underlying permit. The review process for the underlying permit shall be as
provided in RMC 4-8-080.G, Land Use Permit Procedures, and RMC 4-9 as modified by RCW
43.21C.440(3)(b). If notice, in addition to the requirements of RCW 43.21C.440(3)(b), is
otherwise required for the underlying permit, the notice shall state that the project has
qualified as a Planned Action. If notice is not otherwise required for the underlying permit, no
special notice is required by this ordinance.
3) If a project is determined to not qualify as a Planned Action, the
Environmental Review Committee shall so notify the applicant and require a SEPA review
procedure consistent with the City's SEPA regulations and the requirements of state law. The
notice shall describe the elements of the application that result in failure to qualify as a Planned
Action.
4) Projects that fail to qualify as Planned Actions may incorporate or
otherwise use relevant elements of the Planned Action EIS, as well as other relevant SEPA
documents, to meet their SEPA requirements. The Environmental Review Committee may limit
the scope of SEPA review for the non-qualifying project to those issues and environmental
impacts not previously addressed in the Planned Action EIS.
SECTION III. Monitorin and Review.
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ORDINANCE N0. 5813
A. The City shall monitor the progress of development in the designated Planned
Action area to ensure that it is consistent with the assumptions of this ordinance and the
Planned Action EIS regarding the type and amount of development and associated impacts, and
with the mitigation measures and improvements planned for the Sunset Area.
B. This Planned Action ordinance shall be reviewed no later than five (5) years from
its effective date by the Environmental Review Committee to determine the continuing
relevance of its assumptions and findings with respect to environmental conditions in the
Planned Action area, the impacts of development, and required mitigation measures. Based
upon this review, the City may propose amendments to this ordinance and/or may supplement
or revise the Planned Action EIS.
C. At the following time periods, the City shall evaluate the overall sustainability of
the Sunset Area Planned Action area, defined in Attachment A, consistent with Final EIS
Appendix A review of Goals and Objectives and LEED-ND qualitative evaluation, or an
equivalent approach:
1) At the time of the five (5)-year review in subsection IV.B above.
2) At the time of a NEPA re-evaluation pursuant to 24 CFR Part 58.53, for
the Sunset Community Planned Action Area.
D. The City shall conduct a Greenroads evaluation or its equivalent at the time the
NE Sunset Boulevard design is at the thirty percent (30%) design level and at the sixty percent
60%) design level.
E. The City shall review the Potential Sunset Terrace Redevelopment Subarea at the
time of the five (5)-year review in subsection III.B in relation to the following evaluation criteria:
10
ORDINANCE N0. 5813
1) Contribution of final conceptual designs to 2030 Regional Vehicle Miles
Travelled (VMT) consistent with Final EIS Table 3.2-4, Sunset Terrace Redevelopment Subarea
Contribution to Forecast 2030 Regional VMT.
2) Changes in land use and population growth and resulting greenhouse gas
emissions of final conceptual designs compared to Tables 3.2-5 and 3.2-6 of the Final EIS, titled
respectively Assumed Land Use and Population Growth for Greenhouse Gas Emission
Calculations—Potential Sunset Terrace Redevelopment Subarea and Comparison of
Greenhouse Gas Emissions—Potential Sunset Terrace Redevelopment Subarea.
3) Change in effective impervious area for Sunset Terrace Redevelopment
Subarea compared with Final EIS Preferred Alternative and Alternative 3 which resulted in a
decrease of approximately 0.51 acre (11%) to 1.07 acres (23%) compared to existing conditions
as provided in Table 7 of the Planned Action ordinance Attachment B.
SECTION IV. Conflict. In the event of a conflict between this ordinance or any
imposed mitigation measure, and any City ordinance or regulation, the provisions of this
ordinance shall control except that the provision of any Uniform Code shall supersede.
SECTION V. Severabilitv. Should any section, subsection, paragraph, sentence,
clause or phrase of this ordinance or its application be declared to be unconstitutional or invalid
by a court of competent jurisdiction, such decision shall not affect the constitutionality or
validity of the remaining portions of this ordinance or its application to any other person or
situation.
SECTION VI. Effective Date. This ordinance, being an exercise of a power specifically
delegated to the City legislative body, is not subject to referendum, and shall take effect five (5j
11
ORDINANCE N0. 5813
days after its passage, approval and after publication of a summary of this ordinance in the
City's official newspaper. The summary shall consist of this ordnance's title.
PASSED BY THE CITY COUNGL this 8th day of August 2016.
t,1 ' / ;
Jaso A. Seth,{y Clerk
APPROVED BY THE MAYOR this 8th day of August 2016.
Denis Law, Mayor
Approved as to form:
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Lawrence J. Warren, City Attorney y '`
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Date of Publication: 8/12/2016 (summary)
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12
ORDINANCE N0. 5813
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Attachment A
Planned Action Study Area
TEe,AnorfA Sunset Area Community Planned Action Final NEPA/SEPA EIS
ORDINANCE N0. 5813
ATTACHMENT B
Attachment B: Sunset Area Community Planned Action
EIS Mitigation Measures
Table of Contents
Introductionand Purpose ......................................................................................................................3
SEPATerms.............................................................................................................................................3
GeneralInterpretation...........................................................................................................................4
Summary of Proposal,Alternatives, and Land Capacity........................................................................4
Proposaland Alternatives................................................................................................................4
LandCapacity...................................................................................................................................5
Location..................................................................................................................................................6
MitigationDocument.............................................................................................................................9
1. Earth..................................................................................................................................10
2. AirQuality.........................................................................................................................12
3. Water Resources...............................................................................................................18
4. Plants and Animals............................................................................................................20
5. Energy...............................................................................................................................22
6.Noise.................................................................................................................................25
7. Environmental Health.......................................................................................................27
8. Land Use............................................................................................................................30
9. Socioeconomics................................................................................................................32
10. Housing.............................................................................................................................34
11. Environmentallustice.......................................................................................................36
12. Aesthetics..........................................................................................................................38
13. Historic/Cultural................................................................................................................41
14. Transportation..................................................................................................................44
15. Parks and Recreation........................................................................................................48
16. Public Services...................................................................................................................51
17. Utilities..............................................................................................................................56
AdvisoryNotes .....................................................................................................................................61
Attachment 1: Draft EIS, Cultural Resources Appendix J, Plan and Procedures for Dealing
with the Unanticipated Discovery........................................................................................................62
Attachment 2: Figure 3.17-1 Potential Subarea Utility Improvements and Phasing........................64
Wate r....................................................................................................................................................65
Overview........................................................................................................................................65
Edmonds-Glenwood Phase 1.........................................................................................................65
NewLibrary....................................................................................................................................65
New Mixed-Use Building Adjacent to New Library..............................................................................66
RHA's Piha Site...............................................................................................................................66
Pldnned ACtiOn OfdindnCe
1
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
SunsetTerrace Redevelopment.....................................................................................................67
Edmonds-Glenwood Phase 2.........................................................................................................67
WaterMain Costs..........................................................................................................................68
WastewaterCollection.........................................................................................................................68
Overview........................................................................................................................................68
DetailedDiscussion........................................................................................................................68
List of Tables
Table 1. Summary of Land Capacity-Planned Action Alternatives...................................................6
Table2. Earth Significant Impacts....................................................................................................................10
Table 3. Earth Mitigation Measures.................................................................................................................11
Table 4. Air Quality Significant Impacts.........................................................................................................12
Table 5. Air Quality Mitigation Measures......................................................................................................14
Table 6. Potential Greenhouse Gas Reduction Measures........................................................................16
Table 7. Water Resources Significant Impacts............................................................................................18
Table 8. Plants and Animals Significant Impacts........................................................................................20
Table9. Energy Significant Impacts................................................................................................................22
Table10.Energy Mitigation Measures..............................................................................................................24
Table 11.Noise Significant Impacts...................................................................................................................25
Table 12.Noise Mitigation Measures.................................................................................................................26
Table 13.Environmental Health Impacts........................................................................................................27
Table 14.Environmental Health Mitigation Measures...............................................................................28
Table15.Land Use Impacts...................................................................................................................................30
Table 16.Land Use Mitigation Measures.........................................................................................................31
Table 17.Socioeconomics Impacts.....................................................................................................................32
Table 18.Socioeconomics Mitigation Measures...........................................................................................34
Table19.Housing Impacts.....................................................................................................................................34
Table 20.Housing Mitigation Measures...........................................................................................................36
Table 21.Environmental Justice Impacts........................................................................................................36
Table 22.Environmental Justice Mitigation Measures...............................................................................38
Table23.Aesthetic Impacts...................................................................................................................................38
Table 24.Aesthetic Mitigation Measures.........................................................................................................41
Table 25.Historic/Cultural Impacts..................................................................................................................41
Table 26.Historic/Cultural Mitigation Measures.........................................................................................42
Table27.Transportation Impacts......................................................................................................................44
Table 28.Transportation Mitigation Measures.............................................................................................46
Table 29.Parks and Recreation Impacts..........................................................................................................48
Table 30.Parks and Recreation Mitigation Measures................................................................................49
Table31.Public Services Impacts.......................................................................................................................51
Table 32.Public Services Mitigation Measures.............................................................................................54
Table33.Utilities Impacts......................................................................................................................................56
Table 34.Utilities Mitigation Measures............................................................................................................59
Planned Action Ordinance
z
Attachment B:nnitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Introduction and Purpose
The State Environmental Policy Act(SEPA) requires environmental review for project and non-
project proposals that are likely to have adverse impacts upon the environment. In order to meet
National Environmental Policy Act(NEPA) and SEPA requirements,the City of Renton issued the
Draft Environmental/mpactStatement(DEIS)for the Ciry of Renton SunsetArea Community Planned
Action on December 17,2010 and the Final EnvironmentallmpactStatement(FEIS)for the Ciry of
Renton SunsetArea Community Planned Action on April 1,2011. The Draft together with the Final
EIS is referenced herein as the"EIS".The EIS has identified significant beneficial and adverse
impacts that are anticipated to occur with the future development of the Sunset Planned Action area,
together with a number of possible measures to mitigate those significant adverse impacts.A NEPA
Reevaluation/SEPA Addendum was prepared in September 2014 and issued in December 2014 to
evaluate any potential changes in EIS conclusions associated with modifications to the conceptual
master plan for Sunset Terrace,which comprises a portion of the Planned Action area. Similarly,a
NEPA Reevaluation/SEPA Addendum was prepared in May 2016 and issued in June 2016,based on
a revised master plan for Sunset Terrace and associated housing replacement sites. No new or
significantly different impacts were identified from this reevaluation.
The purpose of this Mitigation Document is to establish specific mitigation measures,based upon
significant adverse impacts identified in the EIS and minor changes identified in the
Reevaluation/Addendum. The mitigation measures shall apply to future development proposals
which are consistent with the Planned Action scenarios reviewed in the EIS,and which are located
within the Renton Sunset Area Community Planned Action Study Area(see Exhibit A). This
document will be used primarily to facilitate review of future projects proposed as planned actions.
SEPA Terms
As used in this document,the words action,planned action,or proposal are defined as described below.
Action"means projects or programs financed,licensed,regulated,conducted or approved by a
governmental Agency."Project actions"involve decisions on a specific project such as a
construction or management activity for a defined geographic area. "Non-project"actions
involve decisions about policies,plans or programs. (see WAC 197-11-704)
Planned Action"refers to types of project actions that are designated by ordinance for a specific
geographic area and addressed in an EIS,in conjunction with a comprehensive plan or subarea
plan,a fully contained community,a master planned resort,a master planned development or
phased project. (see WAC 197-11-164)
Proposal"means a proposed action that may be an action and regulatory decision of an agency,
or any action proposed by applicants. (see WAC 197-11-784)
Pldnned ACtiOn OfdinanC2
3
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
General Interpretation
Where a mitigation measure includes the words"shall"or"will,"inclusion of that measure in project
plans is mandatory in order to qualify a project as a Planned Action. Where"should"or"would"
appear,the mitigation measure may be considered by the project applicant as a source of additional
mitigation,as feasible or necessary,to ensure that a project qualifies as a Planned Action.
Unless stated specifically otherwise,the mitigation measures that require preparation of plans,
conduct of studies,construction of improvements,conduct of maintenance activities,etc.,are the
responsibility of the applicant or designee to fund and/or perform.
Summary of Proposal, Alternatives, and land Capacity
Proposal and Alternatives
The proposal is to redevelop the Sunset Terrace public housing community and promote associated
neighborhood growth and revitalization as part of a Planned Action.Redevelopment of the public
housing community and adoption of a Planned Action Ordinance would encourage redevelopment in
the Planned Action Study Area through land use transformation and growth,public service and
infrastructure improvements,and a streamlined environmental review process.The Renton
Housing Authority(RHA) is the proponent of the proposal's primary development action,
redevelopment of the existing Sunset Terrace public housing community;however,RHA wou(d
likely redevelop the property in partnership with other public and private non-profit and for-profit
developers and agencies.The City of Renton(City) is responsible for public service and
infrastructure improvements for Sunset Terrace and the broader Sunset Area Community
neighborhood,is the agency responsible for streamlining local permitting and environmental review
through this Planned Action,and is the agency that would regulate private neighborhood
redevelopment in accordance with its Comprehensive Plan and development regulations.
The City analyzed three alternatives(Alternatives 1,2,and 3) as part of the Draft EIS to determine
its Preferred Alternative.The Preferred Alternative is evaluated in the Final EIS.A Reevaluation
Alternative was developed through a NEPA Reevaluation and SEPA Addendum process in 2014.
Similarly,a 2016 Reevaluation Alternative was evaluated through a NEPA Reevaluation and SEPA
Addendum in 2016.All six alternatives are described below.
Alternative 1 (No Action). RHA would develop affordable housing on two vacant properties,but it
would not redevelop the Sunset Terrace pub ic housing property.Very limited public investment
would be implemented by the City,resulting in lesser redevelopment across the Planned Action
Study Area.A Planned Action would not be designated.The No Action Alternative is required to be
studied under NEPA and SEPA.
Alternative 2.This alternative represents a moderate level of growth in the Planned Action Study
Area based on investment in mixed-income housing and mixed uses in the Potential Sunset Terrace
Redevelopment Subarea,targeted infrastructure and public services throughout the Planned Action
Study Area,and adoption of a Planned Action Ordinance.
Alternative 3.This alternative represents the highest level of growth in the Planned Action Study
Area,based on investment in the Potential Sunset Terrace Redevelopment Subarea with a greater
Planned Action Ordinance
4
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
number dwellings developed in a mixed-income,mixed-use sryle,major public investment in study
area infrastructure and services,and adoption of a Planned Action Ordinance.
Preferred Alternative. This alternative represents neighborhood growth similar to and slightly less
than Alternative 3 in the Planned Action Study Area,based on investment in the Potential Sunset
Terrace Redevelopment Subarea with a moderate number dwellings developed in a mixed-income,
mixed-use style oriented around a larger park space and loop road,major public investment in study
area infrastructure and services,and adoption of a Planned Action Ordinance.
2014 Reevaluation Alternative.This alternative proposes neighborhood growth the same as
Alternative 3,with slightly more units(approximately 90) redirected to the Sunset Terrace subarea.
Sunset Terrace would have a mixed-income,mixed-use development similar to Alternative 3 and the
Preferred Alternative,with a larger park and with dwellings focused more along SR 900.
Greenstreets,library uses,and other investments would be similar to those proposed for Alternative
3 and the Preferred Alternative.
2016 Reevaluation Alternative.An amended master plan was developed in 2016 addressing RHA
revised proposals to develop replacement housing for the Sunset Terrace redevelopment on five
parcels located outside but abutting the 2014 Master Plan area-three parcels would be added to
the Sunset Court Park site and developed with 50 apartments and townhomes,and two parcels
would be added to properties north of the"loop road"in the Harrington Park development
providing 19 townhomes.Within the 2014 Master Plan boundaries there would also be unit
transfers from one site to another.With the 2016 revisions to the Master Plan and addition of the
abutting parcels,there would be no net increase in the total number of housing units in the Master
Plan area or in the Sunset Area neighborhood. However,consistent with the flexibility allowed by
the adopted Master Plan,some units would be redistributed.
Land Capacity
To determine future growth scenarios for the next 20 years,a land capacity analysis was prepared.
The alternatives produce different future growth estimates. Each would affect different amounts of
property.
Alternative 1 assumes that about 16%(35 acres) of the 213 net acres of Planned Action Study
Area parcels would infill or redevelop.
Alternative 2 assumes that about 32%(68 acres) of the Planned Action Study Area parcels
would infill or redevelop.
Alternative 3 assumes that approximately 40%(84 acres] of the Planned Action Study Area
parcels would infill or redevelop.
The Preferred Alternative assumes that approximately 40%(84 acres) of the Planned Action
Study Area parcels would infill or redevelop.
The Reevaluation Alternatives 2014 and 2016 assume the same Planned Action Study Area
growth levels as Alternative 3,with slight differences in distribution towards the Sunset Terrace
subarea.
The latter three alternatives-Alternative 3,the Preferred Alternative,and the Reevaluation
Alternatives in 2014 and 2016 which are similar-represent the higher growth levels studied in the
EIS and differ,when compared at the Planned Action area as a whole,by about 7%;these three
Planned Action Ordinance
5
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
alternatives are considered for the purposes of this mitigation document to be the"Planned Action
Alternatives." This mitigation document is based on the range of growth considered in the Planned
Action Alternatives.More details on the components of the alternatives can be found in Final EIS
Chapter 2 and the Reevaluation subsections below(as well as Attachment I of the NEPA Record of
Decision).
Table 1. Summary of Land Capacity— Planned Action Alternatives
INet New Growth
Alternative 3/Reevaluation
Dwelling Units/Jobs Alternative Preferred Alternative
Dwelling units 2,506 2,339
Population 5,789 5,403
Employment SF 1,310,113 1,247,444-1,259,944
Jobs 3,330 3,154-3,192
Reevaluation Alternative: 2014
In November 2014,the City conducted a NEPA Reevaluation pursuant to Section 58.47 of US
Department of Housing and Urban Development's(HUD's) NEPA regulations.SEPA also provides a
process using an Addendum to the prior FEIS where information or analysis does not substantially
change prior conclusions about impacts(WAC 197-11-706).
Based on updated master planning in 2014, some changes in units were considered(90 more
units than Alternative 3).See Tables 2 and 3.
Table 2. Reevaluation-Total Units Under Review
Total Units
Reviewed in
Site Name EIS Study Area Status Acres Reevaluation
A Glennwood Townhomes Sunset Terrace Redevelopment Constructed RHA 0.65 8
B Kirkland Avenue Townhomes Swap Site, North Study Area Under Construction RHA 0.77 18
C Edmonds Apartments Sunset Terrace Redevelopment Future Development RHA 1.70 112
D Sunset Terrace Apartments Sunset Terrace Redevelopment Part of Master Site Plan 0.51 54
E Sunset Park West Townhomes Sunset Terrace Redevelopment Part of Master Site Plan 0.55 20
F Sunset Court Townhomes Swap Site,Central Study Area Future Development RHA 0.88 15
6 Sunset Park East(Piha)Townhomes&Apts Sunset Terrace Redevelopment Part of Master Site Plan 1.09 57
H Sunset Terrace Dev.Building A Sunset Terrace Redevelopment Part of Master Site Plan 0.99 117
I Sunset Terrace Oev.Building B Sunset Terrace Redevelopment Part of Master Site Plan 1.18 196
1 Sunset Terrace Dev.Suilding C Sunset Terrace Redevetopment Part of Master Site Ptan 0.74 110
K Renton Highlands Library Sunset Terrace Redevelopment Part of Master Site Plan See H
L Regional Stormwater Facility Sunset Terrace Redevelopment Part of Master Site Plan See M
M Sunset Fark Sunset Terrace Redevelopment Part of Master Site Plan 3.2
N Sunset Lane loop tmprovements Sunset Terrace Redevelopment Part of Master Site Plan 1.41
0 NE 10th Street Extension Improvements Sunset Terrace Redevelopment Part of Master Site Plan 0.20
X _Library Site(2013) Swap Site,Central Study Area Future Development 1.41 25
Totals 15.28 722
Note:Units may be redistributed among sites provided the Reevaluation conclusions are maintained.
Total Units:Difference Master Plan Proposals with EIS Preferred Alternative 209
Total Units:Difference with EIS Alternative 3 90
Sources:Veer,Schemata,Colpitts,City of Renton,Renton Housing Authority,Mlthun,BERK 2014
Planned Action Ordinance
6
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Notes: Shaded sites=Master Plan Sites.
Table 3. Comparison of Net Growth in Sunset Terrace and Neighborhood Alternatives
Net New Growth
I Alternative 3 I Preferred Alternative I Reevaluation Alternative
Dwelling Neighbor- St nset Neighbor- Sunset Neighbor- Sunset
Units/Jobs hood Terrace hood 1'errace hood - Tei i ace
Dwelling units 2,506 79 2,339 2b6a . 2,506 554
Population 5,789 I,106 5,403 - : t 14 : 5,789 2,279 :
EmploymentSF 1,310,113 <.:9,p(t0" . 1,247,444- 38 1Qf} 1,310,113 19,50F}-_
1,259,944 4,{pQ
Jobs 3,330 1$Z 3,154- - llfi - " 3,330 6p-.$2
3,192
a Does not include approximately 90-100 units to be developed on land swap/housing replacement sites.
b Similar to the FEIS,the Sunset Terrace study area Master Plan sites D,E,G to J and L to 0,plus sites A
and C.
Source: FEIS 2011,BERK 2014
The City also proposed a larger park than was considered under either of the selected alternatives,
and accordingly some buildings increased in height or numbers of units.Some streets were
proposed for reclassification to achieve the circulation proposals and"green streets"in the Final EIS.
Setbacks of buildings from the future SR 900 improvement boundaries are less than for the
Preferred Alternative.
As the analysis in the Reevaluation shows,no substantive changes in conclusions or required
mitigation are needed as a result of the revised alternative,termed the"2014 Reevaluation
Alternative."
Reevaluation Alternative: 2016
The proposed developments would meet City standards for density,height,setbacks,transportation
levels of service,connection to utilities,and would be subject to City parking codes,including
procedures for modifying applicable standards.The new developments would be incorporated into
an amended Master Plan pursuant to RMC Title IV.Also,the SEPA Planned Action Ordinance could
be amended to include the revised Master Plan concept.
In total,722 dwelling units are being proposed in the study area,which is to the same as the number
of units considered in the 2014 Reevaluation.See Table 4.
Table 4.Summary of Total Units Proposed for Study in Reevaluation
land Area
Total
and Area
Total Commerci
Location acres):
Dwelling (
acres :
Dwelling al Square
2014
Units:
2016)
Units: Feet:2014
2014 2016 and 2016
Master Plan Sites I
Sunset Terrace and Replacement Sites:C through 1 I 7.63 I 671 9.23 671
4,500-
39,500
Pldnned ACtiOn OrdinanCE Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
land Area
Total
and Area
Total Commerci
Dwelling Dwelling al5quareLocationacres): acres :
2014
Units:
2016)
Units: Feet:2014
2014 2016 and 2016
Library(Site K)I 15,000
Sunset Park and Regional Stormwater Facility(Sites L I 3 2 I 3.20
and M)I I
NE lOth and Sunset Lane Loop(Site N and 0) I 1.61 1.61 I
Total Master Plan Sites I 12.44 671 14.04 I 671 I 19,500-
54,500
Other Sunset Terrace Study Area Sites:Glenwood I 0.65 8 I 0.65 8 ISiteA)-Developed
Swap Sites:Kirkland Avenue(B)-Developed,Library I 2.18 43 I 2.18 43 ISiteforFutureSurplus(X)
Other Employment potential in Sunset Terrace and I I 4,500
Replacement Sites I
Total All Sites 15.28 7Z2 I 16.88 f 722 I 19,500-
59,000
Source:King County Assessor;ICF Jones&Stokes et al.2011;BERK Consulting 2016
A comparison of the Reevaluation Alternatives and the Final EIS Alternatives is provided in Table 5.
The mitigation documents contained in the ROD and Planned Action Ordinance were based on the
range of growth of the two Selected Sunset Area Alternatives. The mitigation measures continue to
apply to the Reevaluation Alternatives in 2014 and 2016.
Table 5.Comparison of Net Growth in Sunset Terrace and Neighborhood Alternatives
Net New Growth
Final EIS Alternative I Final EIS Preferred Reevaluation I Reevaluation
3 Alternative Alternative: 2014 Alternative: 2016
Dwelling Neighbo a tinset Neighbo $uttset Neighbor- `Stutset Neighbor- Stttiset
Units/Jobs r-hood Teri`aCe. r-hood fieri'ace hood :TerraCe hood TErrace
Dwelling units 2,506 •:.?9;=.. 2,339 266'.: 2,506 ' :554: 2,506 519
Population 5,789 -,5{6 5,403 bl+ 5,789 :::.,27.5,789 1,93
Employment 1,310,11 59,t Qp_ 1,247,44 3$,1p(} 1,310,113 1},SUO- 1,310,113 29,5t 0-
SF 3 4- 5.9,t}QCI 59,{Wk0
1,259,94
4
Jobs 3,330 i -.1$2' 3,154- 217 3,330 6i?-182_ 3,330 '{s{1-$2 . "
3,192
a Does not include approximately 90-100 units to be developed on land swap/housing replacement sites.
b Similar to the Final EIS,includes the Potential Sunset Terrace Redevelopment subarea and housing
replacement sites abutting the subarea and included in the Master Plan.
Does not include several housing replacement sites in the neighborhood.
Source:Final EIS 2011,BERK 2014
Per the approved 2014 Master Plan,dwelling units may be redistributed among sites provided the
Reevaluation conclusions are maintained.
Planned Action Ordinance
8
Attachment B:Mit gation Document
ORDINANCE N0. 5813
ATTACHMENT B
While the net units in Sunset Terrace are lower in 2016 than in 2014 per Table 5,this is a reflection
of the boundaries of the 2011 Potential Sunset Terrace Redevelopment Area that did not include
several replacement housing sites which were part of the neighborhood growth studied in the EIS.
Some of the housing replacement sites are part of the am,ended Master Plan for Sunset Terrace.
Some potential dwelling units are proposed to be transferred among three individual Master Plan
sites.However,the total number of units that could be developed in the Master Plan area would
remain the same.Similarly,the overall neighborhood development and growth would be the same
as in 2011 and 2014.
See the revised master plan reflecting the 2016 Reevaluation Alternative in the 2016 Reevaluation
and Addendum.
location
The Sunset Terrace public housing community is generally bounded by Sunset Lane NE and
Glenwood Avenue NE on the north,NE 10th Street on the east,NE Sunset Boulevard(State Route
SR] 900) on the south,and Edmonds Avenue NE on the west.See Exhibit A of the Planned Action
Ordinance.
The Sunset Terrace public housing community is part of the Sunset Area Community neighborhood.
This broader neighborhood is the Planned Action Study Area considered in the EIS;it is generally
bounded by NE 21st Street on the north,Monroe Avenue NE on the east,NE 7th Street on the south,
and Edmonds Avenue NE.See Exhibit A of the Planned Action Ordinance.
Mitigation Document
Based on the EIS and Reevaluation/Addendum(2014 and 2016)this Mitigation Document identifies
significant adverse environmental impacts that are anticipated to occur as a result of development
of planned action projects. Mitigation measures identified in the EIS are reiterated here for
inclusion in proposed projects to mitigate related impacts and to qualify as Planned Action projects.
Consistency review under the Planned Action,development plan review,and other permit approvals
will be required for specific development actions under the Proposed Action pursuant to WAC 197-
11-172.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.
In combination,regulations applicable to each element of the environment and mitigation measures
identified in the EIS and documented in this Mitigation Document that are applied to any planned
action proposal will adequately mitigate all significant environmental impacts associated with
planned action proposals,except for those impacts that are identified as"significant unavoidable
adverse impacts."
Planned Action Ordinance
9
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Provided below for each element of the environment analyzed in the EIS for the proposed action are:
a) summary of significant environmental impacts (construction,operation,indirect and
cumulative);
b)a summary of unavoidable adverse impacts;
c) mitigation measures established by this mitigation document for both the Planned
Action Study Area as a whole as well as the Potential Sunset Terrace Redevelopment
Subarea; and
d) a list of City policies/regulations on which mitigation measures are based.
Advisory notes are included at the end of the document to list the federal,state,and local laws that
act as mitigation measures.
1. Earth
Significant Impacts
Table 2. Earth Significant Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Erosion could increase as a result of soil Same as Planned Action Study Area
disturbance;however,much of the
existing soils are glacial outwash
materials with low erosion potential.
Codified best management practices
minimize the potential for both erosion
and erosion transport to waterways.
Construction could require import and Similar to Planned Action Study Area.
export of earth materials;however,The underlying glacial outwash soils
with minimal planning and protection, have the highest potential for reuse
the outwash soils in most of the study within the Planned Action Study Area
area could be reused as backfill, and consequently the subarea.
minimizing import and export.
There is an increased risk of landsliding There are no mapped geologic hazards,
due to soil disturbance,changing and thus a low potential for impacts.
drainage,or temporarily
oversteepening slopes.However,a
relatively small proportion of the study
area is considered either steep slope or
erosion hazard.Both the glacial
outwash and till soils are generally
strong and of low concern regarding
slope instability.
Operations Active seismicity in the Planned Action Same as Planned Action Study Area
Study Area would require that
inhabited structures,including
buildings,bridges,and water tanks,be
designed to withstand seismic loading.
ndirect The major steep slope,erosion,and There are no mapped geologic hazards,
Planned A[tion OfdinanCe
10
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
landslide hazard areas within the and thus a low potential for impacts.
Planned Action Study Area extend
beyond the study area boundaries.
Development on the slope above
inside)the study area boundary could
increase the risk of erosion and
landsliding downslope(outside)ofthe
study area.
Cumulative Same as indirect impacts above; There are no mapped geologic hazards,
intensive development around this and thus a low potential for impacts.
hazard area outside of the Planned
Action Study Area by other projects is
not currently anticipated,but could
increase the risk of erosion and
landsliding.
Unavoidable Adverse Impacts
There are no significant unavoidable adverse earth impacts.
Mitigation Measures
Table 3. Earth Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
The following mitigation measures shall apply to Mitigation measures shall be the same as the
development throughout the Planned Action Planned Action Study Area,except that there are
Study Area. no geologic hazard areas to avoid.
Apply erosion-control best management
practices(BMPs),as described in Appendix
D of the Ciry of Renton Amendments to the
King CountySurface WaterDesign Manuall.
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.
1 City of Renton.2010.City ofRenton Amendments to the King CountySurface Water Design Manual. February.
Appendix D,Erosion and Sedimentation Control Standards.
Planned ACtion OrdinanCe
11
Attachment B:Mitigation Dotument
ORDINANCE N0. 5813
ATTACHMENT B
Nexus
City of Renton Comprehensive Plan
RMC 4-3-050 Critical Areas Regulations
RMC 4-4-030 Development Guidelines and Regulations—General
RMC 4-4-060 Grading,Excavation and Mining Regulations
RMC 4-5-050 International Building Code
RMC 4-6-030 Drainage(Surface Water) Standards
2. Air Quality
Significant Impacts
Table 4. Air Quality Significant Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Dust from excavation and grading Same as Planned Action Study
could cause temporary,localized Area
increases in the ambient
concentrations of fugitive dust and
suspended particulate matter.
Construction activities would likely Same as Planned Action Study
require the use of diesel-powered, Area
heavy trucks and smaller
equipment such as generators and
compressors.These engines would
emit air pollutants that could
slightly degrade local air quality in
the immediate vicinity of the
activity.
Some construction activities could Same as Planned Action Study
cause odors detectible to some Area
people in the vicinity of the activity,
especially during paving operations
using tar and asphalt.Such odors
would be short-term and localized.
Construction equipment and Same as Planned Action Study
material hauling could temporarily Area
increase traffic flow on city streets
adjacent to a construction area.If
construction delays traffic enough
to significantty reduce travel speeds
in the area,general traffic-related
emissions would increase.
Operations
Emissions from Stationary equipment,mechanical Same as Planned Action Study
Commerciat Operations equipment,and trucks at loading Area
Pldnn2d ACtion OrdinanCe
12 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
docks at office and retail buildings
could cause air pollution issues at
adjacent residential property.
However,new commercial facilities
would be required to register their
pollutant-emitting equipment and
to use best available control
technology to minimize emissions.
Emissions From Vehicle Tailpipe emissions from vehicles The forecasted VMT from the
Travel would be the major source of air subarea is only a small fraction of
pollutant emissions associated with the Puget Sound regional totals.
growth.The net increases in vehicle Future emissions from increased
miles travelled(VMT)forecast as a population and motor vehicles in
result of Planned Action the subarea would not cause
alternatives are inconsequentially significant regional air quality
small compared to the Puget Sound impacts.
regional VMT and its implied
impact on regional emissions and
photochemical smog.This would
not alter Puget Sound Regional
Council's conclusion that future
regional emissions will be less than
the allowable emissions budgets of
air quality maintenance plans.
Air Quality Attainment Land use density and population Same as Planned Action Study
Status would increase in the Planned Area.
Action Study Area;however,these
increases represent only a small
fraction of the Puget Sound regional
totals.Furthermore,this alternative
would not result in land use
changes that include unusual
industrial developments.Therefore,
development in the Planned Action
Study Area would not cause a
substantial increase in air quality
concentrations that would result in
a change in air quality attainment
status.
Greenhouse Gas Emissions: Planned Action alternatives are Planned Action Alternatives
Study Area and Subarea estimated to result in this would result in an estimated
alternative would result in an 3,760 to 6,612 metric tons/year
estimated 43,050 to 45,766 metric of GHG emissions.
tons/year of greenhouse gas(GHG)
emissions for the Planned Action
Study Area.
Outdoor Air Toxics The Planned Action Study Area is in Impacts on outdoor air toxics
a mixed-use residential and would be similar to those
commercial zone that does not described for the Planned Action
include unusual sources of toxic air Study Area.
pollutants.The major arteriat street
Planned ACtiOn OfdinanCe
13 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
through the Planned Action Study
Area(NE Sunset Boulevard)does
not carry an unusually high
percentage of heavy-duty truck
traffic.Thus,the Planned Action
Alternatives would not expose
existing or future residents to
disproportionately high
concentrations of toxic air
pollutants generated by local
emission sources.
Indoor Air Toxics See Potential Sunset Terrace RHA development would be
Redevelopment Subarea constructed according to local
building codes that require
adequate insulation and
ventilation.Regardless,studies
have shown that residents at
lower-income developments
often suffer higher rates of
respiratory ailments than the
general public.Therefore,the
City and RHA will explore
measures to improve indoor air
quality beyond what is normally
achieved by simply complying
with building codes.
lndirectand Cumulative
Greenhouse Gas Emissions: With the highest level of transit- With the highest level of transit-
Subarea,Study Area,and oriented development in the study oriented development in the
Region area of the studied alternatives,subarea of the alternatives
Planned Action Alternatives would studied,Planned Action
provide the greatest regional GHG Alternatives would provide the
emission reductions,a net greatest reduction in regional
reduction of 3,907-4,164 metric GHG emissions,a net reduction of
tons/year,compared with the No 150-467 metric tons/year,
Action Alternative studied in the compared with the No Action
EIS.Alternative studied in the EIS.
Unavoidable Adverse Impacts
No significant unavoidable adverse impacts on regional or local air quality are anticipated.
Temporary,localized dust and odor impacts could occur during the construction activities.The
regulations and mitigation measures described below are adequate to mitigate any adverse impacts
anticipated to occur as a result of study area growth increases.
Mitigation Measures
Table 5. Air Quality Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Planned Action Ordinance
14 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Construction Emission Control In addition to the mitigation measures for air
The City shall require all construction contractors quality described under the Planned Action Study
to implement air quality control plans for Area,the following mitigation measures apply:
construction activities in the study area.The air . Should the phases of the Potential Sunset
quality control plans shall include BMPs to Terrace Redevelopment Subarea occur
control fugitive dust and odors emitted by diesel concurrently rather than in a phased and
construction equipment. sequential manner,the City and RHA wiil
The following BMPs shall be used to control consider adding the Northeast Diesel
fugitive dust. Collaborative Diesel Emission Controls in
Construction Projects-Model Contract
Use water sprays or other non-toxic dust
Specifications or an equivalent approachz as
control methods on unpaved roadways.
additional mitigation measures.
Minimize vehicle speed while traveling on . The City and RHA and other public or private
unpaved surfaces. applicants within the subarea should explore
Prevent trackout of mud onto public streets. measures to improve indoor air quality beyond
what is normally achieved by simply complying
Cover soil piles when practical. with building codes.For example,grant
Minimize work during periods of high winds Programs such as the Breath Easy Homes
when practical. program could provide funding to foster
construction methods that reduce dust,mold,The following mitigation measures shall be used and air toxics concentrations in the homes,such
to minimize air quality and odor issues caused by as the following:tailpipe emissions.
o use of low-VOC [volatile organic compounds]
Maintain the engines of construction building materials and coatings,
equipment according to manufacturers' o enhanced building ventilation and room air
specifications. filtration,and
Minimize idling of equipment while the o installation of dust-free floor materials and
equipment is not in use. low-pile carpeting to reduce dust buildup.
Where feasible,Applicants shall schedule haul • Planned Action applicants for residential
traffic during off-peak times(e.g.,between 9:00 developments shall provide information
a.m.and 4:00 p.m.)to have the least effect on regarding the feasibility and appticability of
traffic and to minimize indirect increases in traffic ndoor air quality measures.The City may
related emissions. This shall be determined as condition Planned Action applications to
part of traffic control plans required in Section 14 ncorporate feasible indoor air quality
of this mitigation document. measures.
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 6 below.
Greenhouse Gas Reduction 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
z Northeast Diesel Collaborative.December 2010.Diesel Emission Controls in Construction Projects,Model
Contract Specification.Available:<http://www.northeastdiesel.org/pdf/NEDC-Construction-Contract-Spec.pdf.>
Accessed:March 14,2011.
Planned Action Ordinance
15
Attathment B:Mitiga[ion Dotument
ORDINANCE N0. 5813
ATTACHMENT B
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.
Table 6. Potential Greenhouse Gas Reduction Measures
Reduction Measures Comments
Site Design
Plant trees and vegetation near structures to shade Reduces on-site fuel combustion emissions and
buildings. purchased electricity,and enhances carbon
sinks.
Minimize building footprint. Reduces on-site fuel combustion emissions and
purchased electricity consumption,materials
used,maintenance,tand 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 The City of Seattle code is more stringent than
energy code. the current City of Renton building code.
Apply Leadership in Energy and Environmental Reduces on-site fuel combustion emissions and
Design(LEED)standards(or equivalent)for design off-site/indirect purchased electricity,water
and operations. use,waste disposal.
Purchase Energy Star equipment and appliances for Reduces on-site fuel combustion emissions and
public agency use. purchased electricity consumption.
Incorporate on-site renewable energy production, Reduces on-site fuel combustion emissions and
including installation of photovoltaic cells or other purchased electricity consumption.
solar options.
Design street lights to use energy-efficient bulbs Reduces purchased electricity.
and fixtures.
Construct"green roofs"and use high-albedo Reduces on-site fuel combustion emissions and
roofing materials. purchased electricity consumption.
Install high-efficiency heating,ventilation,and air- Minimizes fuel combustion and purchased
conditioning(HVAC)systems. electricity consumption.
Eliminate or reduce use of refrigerants in HVAC Reduces fugitive emissions.Compare
systems. refrigerant usage before/after to determine
GHG reduction.
Maximize interior day tighting through floor plates, Increases natural/day lighting initiatives and
increased building perimeter and use of skylights, reduces purchased electrical energy
celestories,and light wells.consumption.
Incorporate energy efficiency technology such as Reduces fuel combustion and purchased
super insulation motion sensors for lighting and electricity consumption.
climate-contro(-efficient,directed exterior lighting.
Use water-conserving fixtures that surpass building Reduces water consumption.
code requirements.
Reuse gray water and/or collect and reuse Reduces water consumption with its indirect
rainwater. upstream electricity requirements.
Planned Action Ordinance
16 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Reduction Measures Comments
Use recycted building materials and products. Reduces extraction of purchased materials,
possibly reduces transportation of materials,
encourages recycling and reduction of so(id
waste disposal.
Use building materials that are extracted and/or Reduces transportation of purchased materials.
manufactured within the region.
Use rapidly renewable building materials. Reduces emissions from extraction of
purchased materials.
Conduct third-party building commissioning to Reduces fuel combustion and purchased
ensure energy performance. electricity consumption.
Track energy performance of building and develop Reduces fuel combustion and purchased
strategy to maintain efficiency. electricity consumption.
Transportation
Size parking capacity to not exceed local parking Reduced parking discourages auto-dependent
requirements and,where possible,seek reductions travel,encouraging alternative modes such as
in parking supply through special permits or transit,walking,and biking.Reduces direct and
waivers. indirect VMT.
Develop and implement a marketing/information Reduces direct and indirect VMT.
program that includes posting and distribution of
ridesharing/transit information.
Subsidize transit passes.Reduce employee trips Reduces employee VMT.
during peak periods through alternative work
schedules,telecommuting,and/or flex time.
Provide a guaranteed-ride-home program.
Provide bicycle storage and showers/changing Reduces employee VMT.
rooms.
Use traffic signalization and coordination to Reduces transportation emissions and VMT.
improve traffic flow and support pedestrian and
bicycle safety.
Apply advanced technology systems and Reduces emissions from transportation by
management strategies to improve operational minimizing idling and maximizing
efficiency of local streets. transportation routes/systems for fuel
efficiency.
Develop shuttle systems around business district Reduces idling fuel emissions and direct and
parking ga-ages to reduce congestion and create indirect VMT.
shorter commutes.
Source:Washington State Department of Ecology 2008b
VMT=vehicle miles travelled.
Nexus
City of Renton Comprehensive Plan
RMC 4-4-030 Development Guidelines and Regulations—General
RMC 4-4-060 Grading,Excavation and Mining Regulations
Planned ACtiOn OrdinanCe
1
Attachment B:Mitigation Document
ORDINANCE N. 5813
ATFACHMENT B
3. Water Resources
Significant lmpacts
Table 7. Water Resaurces 5ignificant Impacts
Potential Sunset Terrace
Type af Impact Planned Action Study Area Redevetopment Subarea
Construction Canstruction impacts on water Same as Planned Action Study Area
resources wouid be addressed
through compliance with Core
Requirement#5 for Erosion
and Sediment Control in the
Renton Stormwater Manual and
compliance with Ecalogy's
NPDES Canstruction
Stormwater General Permit,if
the project results in 1 acre or
more of land-disturbing
activity.Also see Section 1,
Earth,above.
Operatians
Water Qualiry and Land Implementation of the green All untreated pollution-generating
Cover connections and the NE Sunset imperviaus surfaces within the
Boulevard reconstruction subarea wfluld be eliminated,
project is estimated to result in resulting in a reduction of 1.83 acres
a net reduction of nf untreated potlution-generating
appraximatety 14.7-15.7 acres surface from the Jahns Creek Basin.
of untreated poilution- The estimated change in effective
generating impervious area and impervious area would result in a
approximately 3.1-6.6 acres of decrease of appraximately 0.51 acre
effective impervious area. 11%)to 1.07 acres(23%)compared
Exclusive of the Sunset Terrace to existing conditions.
Redevelopment Subarea the net The Reevatuation Alternative is in the
change in pallutant generating range of the priar analysis of the
surfaces is approximately 40-42 Preferred Alternative and Alternative
acres reductian.Exclusive of the 3 as documented in the
Sunset Terrace Redevelopment Reevaluation/Addendum.
Subarea,the net change in
effective impervious area would
be an increase of approximately
1.3 acres(0.8%to 4.24(2.6%)
from existing cqnditions.
Considering the reduction in
the Potentia]Sunset Terrace
Redevelopment Subarea as weit
as the overall Planned Action
Study Area,the net change in
effective imperviaus area would
be smaller at 0.75-3.17.
lndirect and Cumulative The operations analysis above Same as the Planned Action Study
presents cumulative impacts in area. 3n particular,the City proposes
terms of total impervious to construct a regionai stormwater
Ptanned Action Qrdinance 18
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
surfaces and potential water facility that would be designed to
quantity and quality impacts,as maintain active and open recreation
well as indirect impacts on space allowing water to be treated
receiving water bodies outside within a series of distributed yet
of the study area. The Planned integrated small rain gardens along
Action Alternatives would the edge of the proposed Sunset
implement a drainage master Terrace Park and connecting the
plan and mitigation would be subsurface to an underground
provided in advance through infiltration bed beneath the open
the self-mitigating public space. This will mitigate impacts in
stormwater infrastructure the subarea as well as portions of the
features including a larger Planned Action Study Area.
combination of green
connections,regional
stormwater flow control,and
possible public-private
partnership opportunities for
retrofits.
Unavoidable Adverse Impacts
None of the alternatives would have significant unavoidable adverse impacts on water resources,
because the redevelopment would likely result in an improvement of runoff and recharge water
quality.In addition,the net change in effective impervious area can be adequately mitigated through
the self-mitigating features(e.g.,green connections,drainage master plan,etc.) of the Planned
Action alternatives and through implementation of the stormwater code,as described below.
Mitigation Measures
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.
Planned Action Ordinance
19
Attachment B:Mitigation Document
ORDINANCE NtJ. 5813
ATTACHMENT B
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 ta
compensate for the off-site mitigation provided by the public infrastructure investment,
The Preferred Alternative mitigation would be similar ta Alternative 3.Harringtan Avenue NE,
including partions 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 runaff,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 availability of funds).In addition to the Green Connections
projects,the City will implement regional detention/retention irnpravements to provide
advance mitigation for future increases in impervious area that could result from
redevelopment.I,ocations of the regionai 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 Jsoftball field),A drainage master plan will be developed far 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 strect frontage improvements,and will be consistent with the City
stormwater regulations.
Ptanned Actions shall implement the City's adopted Sunset Area Surface Water Master Plan,and
assaciated street frontage improvements,and be consistent with the City stormwater regulations in
effect at the time of application.Planned Actian applicants shall also demonstrate compliance with
RMC 4-1-184 Charges far Equitable Share of Public Works Facilities.
Nexus
Ciry of Renton Comprehensive Plan
RMC 4-3-05Q Critical Areas Regulations
RMC 4-4-030 Development Guidelines and Regulations-General
RMC 4-6-030 Drainage (Surface Water)Standards
RMC 4-6-060 Street Standards
4. Piants and Animals
Significant Impacts
Tabie 8. Piants and Animais Significant impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Individual redevelopment Same as Planned Action Study Area
Pianned Action Ordinance 20
Attachmenk B Mitigation Documeni
ORQIPUANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
projects would result in short-
term loss of vegetation caver,
along with noise and activity
levels that would result in little
ar no use of the constructian
areas by wildlife during the
period af construction.
Redevetopment actions would
be required to comply,during
construction,with City
regulations requiring temporary
erosion and sedimentation
controls to prevent water
quality impacts from work site
starmwater runoff.
Q erations Itedeveloprnent activities that Same as Planned Action Study Area
would be facilitated under the
planned action ordinance would
have a limited effect on plant or
wildlife habitat in the Planned
Actian Study Area.New
development being designed as
Low Impact Development{LID
is likely to result in a
measurable decline in total
vegetated area,accompanied by
a measurable improvement in
piant diversity and quality of
the remaining habitat.
Green connections and urban
forestry plans affset to some
degree by greater
redevelapment,the net result is
likely to be a reduction in
habitat connectivity and a
decline in total vegetated area,
albeit with some improvement
in plant diversity and quality of
the remaining habitat.
Largeiy due ta the absence of
irnpacts on special-status
species,effects on wildlife
would be less than significant.
ndirect Planned Action Alternatives Same as Planned Action Study Area
would result in an indirect
impact on plants and wildlife by
contributing to a substantial
increase in the human
population within the area.This
can be expected ta result in
effects such as increased
wildlife martality due to road
Pldnned ACtion OrdinanGB 21
Attachment B:Mit3gation Document
ORDINANCE NC}. 5$13
ATfACNMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
kill and predation by pets,and
reduced wildlife diversity due ta
increases in opportunistic
species such as starlings,crows,
and rats.These indirect impacts
can be expected to result in
reduced numbers,vigor,and
diversity of plant and wildli e
species.
The stormwater commitments
incarporated in Planned Action
Alternatives would be sufficient
ta avoid substantial impacts on
aquatic habitats and fish.
Cumulative No impact No impact
Unavoidable Adverse Impacts
No significant unavoidable adverse impacts would occur for plants and animals under any
alternative.
Mitigation Measures
With implementation of propased stormwater features or standards,no mitigatian is required.
Nexus
City of Renton Comprehensive Plan
RMC 4-6-030 Drainage(Surface Water) Standards
RMC 4-3-050 Critical Areas Regulations
RMC 4-4-030 Develapment Guidelines and Regulations-General
RMC 4-4-130 Tree Retention and Land Clearing Regulations
5. Energy
Significant Impacts
Table 9. Energy Significant Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction During construction,energy Same as Planned Action Study Area
would be consumed by
dernolition and reconstruction
activities.These activities would
include the manufacture of
construction materials,transport
Platlned ActiOn Ordifldn[Q 2z
Attachment B:Mitigation Document
CJRDINANCE N4. 5813
ATTACHMENT B
Patential Sunset Terrace
Type of Impact Planned Action Study Area Redevelapment Subarea
of construction materials to and
from the construction site,and
operation af machinery during
demolitian and construction.
Operations
Energy tJsage:Study Area The annuai energy usage is The annual energy usage is
and Subarea estimated at 255,845 ta 275,529 estimated at 22,33$to 43,654
million British thermal units rnillion British thermal units(Btu).
Btu).
Indirect and Cumulative
Energy Usage:Subarea,With high levels of transit- With high levels of transit-oriented
Study Area,and Region oriented and high-density and high-density development the
develapment the Planned Actian Planned Actian Alternatives would
Alternatives wauld provide the pravide the greatest estimated
greatest estimated regional regianal energy usage reduction for
energy usage reduction for the the subarea compared to the Na
study area compared to the No Action Alternative: 1,145 to 3,624
Action Alternative:26,3$3 to million Btu,
29,194 millian Btu.
Unavoidabfe Adverse Impacts
Additional energy would be consumed and would contribute to increases in demand associated with
the growth and development af the region.As described in the Utilities Element of the City
Comprehensive Plan,it is anticipated that existing and planned infrastructure of affected energy
utilities could accommodate growth,Energy canservation features would be incorporated into
building design as required by the current City building codes. For the Potentiat Sunset Terrace
Redeveiopment Subarea,HUD encourages public housing authorities such as RHA to use Energy
Star,renewable energy,and green construction practices in public hausing.As such,no significant
unavoidable adverse impacts an energy use are anticipated,
Planned Action(7rdinancE 23
Attacfiment e:Mitigation Document
ORDINANCE NtJ. 5813
ATTACHMENT B
Mitigation Measur s
Table 10. Energy Mitigation Measures
Planned Action Study Area Potentia]Sunset Terrace Redevelapment Subarea
Although the grawth and development wauid In addition to the mitigation measures described far
result in increased energy demand in the the Planned Action Study Area,according to the King
Planned Action Study Area under all of the County proposed GHG reduction regulation,energy
alternatives,expanding the beneficial transit- reductions can be provided with the implementation
ariented development and high-density of the foilowing basic requirements of the American
hausing development within the study area Society of Heatin,g,Refri,gerating and Air-anditianing
would reduce regianal energy usage. Engzneers Advanced&uildin,gs Core Performance Guide
Therefare,all alternatives would provide a for residential and non-residential building in the
net benefit rather than adverse impact with subarea:
regards to energy usage.Hawever,to further 3pola energy reduction for residential dwelling
reduce energy consumptian,the City shall
that are 50p/o of average size;and 15%energy
encourage future developers ta implement
reduction for residential dwelling that are 75%of
additional trip-reduction measures and
average size;and
energy conservation measures.For example,
energy and GHG reductions can be achieved . 12%energy reduction for office,school,retail,
through implementation of the following and public assembly buildings that are smaller
energy canservatian techniques or equivaient than 100,004 square feet in floor area.
approaches.
An energy reduction of 12Q/o can be
achieved by implementing sufficient
strategies established by the Northwest
Energy Star Homes program for
multifamily residential buildings.The
Northwest ENERGY STAR I-Iomes
pragram(U.S.Enviranmental Pratection
Agency 2010)is designed to help buiiders
construct energy-ef cient homes in
Washington,Oregon,Idaha,and Montana
to meet energy-efficiency guidelines set
forth by the EPA.
An energy reduction of 10%would
comply with Seattle Energy Cade for non-
residentia]buildings.
See also Air Quality mitigation measures.The
City shall require developmem applicants to
consider trip-reduction measures and energy
conservation,and as part of their application
explain what reductian measures are included
and which ones are not ineluded(based an
that are part of Table 6 ar Tabie 10).The City
may condition Planned Action applications ta
incorporate feasible trip reduction and energy
conservatian measures.
Nexus
City of Renton Comprehensive Plan
Planned Action Ordinance 24
Attachment B:Mftigation Document
oRai van c vo. s1
ATTACHMENT B
RMC 4-5-051 Washington State Energy Code Adopted
6. Noise
Significant Impacts
Tabie 11. Noise Significant Impacts
Fatentia]Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Development in the study area Same as Planned Action Study
would require demolitian and Area
canstruction activity,which
would temporarily increase
noise levels at residences close
to the develapment site.This
type of activity could cause
annayance and speech
interference at outdoor
tocations adjacent to the
construction sites,and could
cause discernible noise.
Operatians
Noise from New Uniess properly controiled, Same as Pianned Action Study
Commercial Operations rnechanical equiprnent(e.g.,Area
rooftop air conditioning units)
and trucks at loading docks af
affice and retail buildings in the
study area could cause ambient
noise levels at nearby
residential housing units to
exceed the City naise ordinance
timits.
lndirectand Cumulative
Noise from Increased For most residents adjacent to Development wauld result in
Traffic:Praposat with roadways in the study area, noise increase from vehicles
Future Traffic Levels increased traffic wauEd result in traveling on NE Sunset
the greatest increase in ambient Boulevard and locat streets The
noise]evels,caused by moving estimated day-night naise levels
traf c and vehicles idling at from NE Sunset Boulevard at
intersections.Development the adjacent buildings indicates
would result in noise increase they wauld be exposed to
from vehicies traveling an NE "normaliy unacceptable"noise
Sunset Boulevard and local levels exceeding U.S.
streets.Department of Housing and
Urban Develaprnent's(HUD's)
outdoor day-night noise
criterion of b5 dBA.The naise
levels at these first raw
residential dwellings currently
exceed the HUD noise criterion
and wauld continue to exceed
Planned Action Ordinance 25
Attathment B:Mitfgation Qocument
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
the criterion under Planned
Action Atternatives.
Unavoidable Adverse Impacts
No significant unavoidable adverse constructian or operational traffic noise impacts are anticipated
in the Planned Action Study Area with the implementation of mitigation measures noted below.No
significant unavoidable adverse traffic ndise impacts are anticipated at residences alang NE Sunset
Boulevard in the Planned Action Study Area per WSDOT criteria,because the noise increase caused
by NE Sunset Boulevard traffic is less than the WSDOT"substantial increase"impact threshald,
Partians af the Potential Sunset Terrace Redevelapment Subarea,even under existing conditions
and the Na Actian Alternative,would be deemed narmally unacceptable under the HUD noise
criteria withoat implementation of noise attenuation mitigation,due to traffic noise from the
adjacent street(NE Sunset Boulevard).Na significant unavoidable adverse noise impacts are
anticipated in this subarea,if the noise control measures noted below are implemented ta reduce
anticipated future traffic noise to levels suitable for residential uses under the HUD criteria.
Mitigation Measures
Table 12. Noise Mitigatian Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Constructian Naise Mitigation measures described in the Planned
To reduce constructian noise at nearby Action Study Area wouid aiso apply to this
receivers,the failowing mitigatian measures subarea.
shall be incorporated by Planned Action Site design approaches shall be incorporated to
applicants inta construction plans and reduce potential noise impacts including the
contractor specifications. following.
Locate stationary equipment away from Concentrating park and apen space uses away
receiving properties. from NE Sunset Boulevard.
Erect portable noise barriers around loud • Where park and open space uses must be
stationary equipment lacated near sensitive located near NE Sunset Boulevard,avoiding
receivers. activities that require easily understood
conversation(e.g.,instructianal classes),or
Limit construction activities to between 7:OQ flther uses where quiet canditions are
a.m.and 10:00 p.m.to avoid sensitive required for the primary function of the
nighttime hours. activi t3'•
Turn off idling canstruction equipment. Allowing for balconies on exterior facing units
Require contractors to rigorously maintain only if they do not open to a bedroam.
all equipment. According to HUD noise guideboak,noise
Train construction crews ta avoid
attenuation fiom various building materials are
unnecessarily loud actions(e.g.,dropping calcuiated using saund transmission class(STC)
bundles of rebar onto the ground or ating.Although the standard canstruction
dragging steel plates across pavement)near
PPraaches can normally achieve the STC rating of
noise-sensitive areas.
more than 24 dBA as demonstrated in Final EIS
Appendix E,the City shall reGuire a 5TC rating of
New Commerciat Operation Noise 30 dBA reduction for these first row residential
The City shall require all prospective future
Pianned Action Ordinance 26
Attachment 8:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
P anned Action Study Area Potential Sunset Terrace Redevelopment Subarea
developers to use low-noise mechanical dwellings because the HUD noise guidebook shows
equipment adequate to ensure compliance with that the sound reduction achieved by different
the City's daytime and nighttime noise ordinance techniques may be a little optimistic3.
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 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).
Nexus
City of Renton Comprehensive Plan
RMC 4-4-030 Development Guidelines and Regulations—General
RMC 4-4-060 Grading,Excavation and Mining Regulations
RMC Title 8 Chapter 7 Noise Level Regulations
7. Environmental Health
Significant Impacts
Table 13. Environmental Health Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Potential construction impacts Existing subsurface
indude releasing existing contaminations have not been
contaminants to the environment identified on the redevelopable
by ground-disturbing or properties and,therefore,are not
dewatering activities, expected to be encountered
encountering underground during construction.Hazardous
storage tanks(USTs)or leaking building materials such as lead-
USTs,generating hazardous based paint and asbestos-
building materials that require containing materials(ACMs)
3 HUD noise guidebook,Chapter 4,page 33"...use the STC ratings with a bit of caution and remain aware of the
possible 2-3 d6 overstating that you may get with the STC rating system."
Planned ACtiOn OrdinanCe
z
Attachment B:Mitigation Document
ORDINANCE NO. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
special disposal,and accidentally could be generated from
releasing hazardous substances. demolition of the existing Sunset
Terrace buildings.If there are
lead-based paints or ACMs at the
complex,appropriate permits and
precautions would be required.
Accidental release of hazardous
substances during construction
could still occur as in all
construction projects.
Operations If development occurs on No impact
contaminated sites,where
appropriate clean-up measures
were not completed or residual
contaminations were present,
then there is a potential risk to
public health for people using the
site.
lndirect No impact No impact
Cumulative No impact No impact
Unavoidable Adverse Impacts
No significant unavoidable adverse impacts are identified at the programmatic level throughout the
Planned Study Area or for the Sunset Terrace Redevelopment Subarea for any of the studied
alternatives.Contaminated sites would be avoided during project design when possible;
implementing the mitigation approaches described below would minimize or eliminate adverse
effects on human health and the environment.
Mitigation Measures
Table 14. Environmental Health Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Since encountering unreported spills or The construction and operation mitigation
unreported underground fuel tanks is a risk measures identified for the Planned Action Study
when performing construction,contractors Area are applicable to the subarea.
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.
Contractors shall be required to implement
a contingency plan to identify,segregate,
and dispose of hazardous waste in full
Pldnned ACtiOn OfdlnanCe
Z$
Attachment B:Mitigation Document
RDINANCE NC}. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelapment Subarea
accordance with the Model Toxics Cantral
Act(MTCA)(WAC 173-340)and the
Dangerous Waste(WAC 173-303)
regulat'sans.
Contractors shall be required to develop
and implement the Stormwater Pollution
Preventian Plan,BMPs,and ather permit
canditians 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 materiais spil)s from
routine equipment operatian during
construction;prepare and maintain a
current spill prevention,cantrol,and
countermeasure plan,and have an
individual on site designated as an
emergency coardinator;and understand
and use proper hazardous materials
starage and handling procedures and
emergency procedures,including proper
spill natification and response
requirements.
All asbestos-containing materials(ACM)
and lead-based paint wili be identiFed in
structures priar to demolition activities in
accordance with 24 CFR Part 35.lf 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 materiat according
to federal and state regulatians prior to
demolition af the affected area.
If warranted,contractors shall conduct
additional studies to]ocate undacumented
underground starage tank(USTs)and fuel
lines before construction of specific
development projects(areas af concern
include current and forrner commercial and
residentia]structures)and will
permanently decommission and properly
remove USTs from project sites before
commencing general construction
activities.
Priar to acquisition of known or potentially
contaminated property,the City shalt
require apprapriate due diligence be
performed ta identify the presence and
extent of soil or groundwater
Planned Action Ordinance 29
Attachmenk 8:Mitigation pocument
QRDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelapment Subarea
contamination.This can help to prevent or
manage liabilities for any long-term clean-
up activities that might be angoing during
project aperations.If contaminatian is
discovered,the project proponent will
cornply with all state and federal
regulations far contaminated sites.
Nexus
City of Rentan Comprehensive Plan
RMC 4-4-030 Development Guidetines and Regulations-General
RMC Title 4 Chapter 5 Building and Fire Prevention Standards
8. Land Use
Significant Impacts
Tabte 15, Land Use Impacts
Potential Sunset Terrace
Type of Impact Ptanned Action Study Area Redevelopment Subarea
Construction The incremental nature of Same as Planned Action Study
develapment over the planning Area
period would minimize the
number af nearby residents
exposed to temporary
construction impacts including
dust emissions,noise,
construction traffic,and sporadic
interference with access to
adjacent residences and
businesses.
Operations
Land Use Patterns Planned Action Alternatives Planned Action Alternatives
would provide more than 2,300 to would provide about 266-554
2,500 dwelling units and 1.2 to mare dwelling units than existing
1.3 million square feet of conditions in a mixed-use
cornmercial space compared ta development that integrates
existing conditions. comrnercial and civic spaces.
Redevelopment would pravide
mare cornmercial development
than residential development.
This aiternative would also
pravide more than two times as
many residential dwellings as
currently exist in the study area.
Plans and Policies Planned Actian Alternatives Planned Action Alternatives
pravide the greatest degree of provide the greatest degree of
P(dllned ACtion OrdilldnC@ 30
Attathment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
consistency among the consistency with the City's land
alternatives with the City use element goals and policies of
Comprehensive Plan goals, all alternatives by promoting the
objectives,and policies by redevelopment of the Sunset
implementing the development Terrace public housing
types envisioned in the City's land community.It also does more
use and zoning designations than other alternatives to develop
within the study area.Anticipated the Center Village.Development
growth would help the City meet in the subarea under this
its 2031 housing and employment alternative has a similar
targets. consistency as the study area for
Public investments would need to other City goals and policies,
be accounted for in amendments providing a greater degree of
to the City's Transportation and consistency with those goals and
Capital Facilities elements. policies than other alternatives.
ndirect and Cumulative No indirect or cumulative land Redevelopment of the subarea
use impacts are anticipated under this alternative would
outside the study area.The City serve as an incentive for other
applies its policies and redevelopment opportunities
development regulations to create near the study area.
a planned land use pattern.
Density is most intense at the
center of the study area and least
along its boundaries with single-
family residential land use
patterns;it is unlikely to alter
patterns or plans along the edges
of the study area.The City will,as
part of its regular comprehensive
plan review and amendment
updates,control the monitoring,
evaluation,and amendment
process.
Unavoidable Adverse Impacts
Although intensification of land uses in the Planned Action Study Area,including the Potential
Sunset Terrace Redevelopment Subarea,would occur and density would increase,this change would
be consistent with applicable plans,zoning,and land use character. Plan consistency can be
addressed by Comprehensive Plan amendments using the City's legislative process.Therefore,there
would be no significant adverse impacts.
Mitigation Measures
Table 16. Land Use Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Under all alternatives,the City shall require Construction mitigation would be the same as
planned action applicants to implement described under the Planned Action Study Area.
appropriate construction mitigation measures, The City and RHA should coordinate on future
including but not limited to dust control and
Pldnned ACtiOn OfdindnCe
31
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
construction traffic management. Sunset Terrace redevelopment and Planned
The City shouid make efforts to minimize Action Study Area streetscape improvements to
property acquisition that affects buildings as part ensure that property acquisition that affects
of its refinement of study area streetscape designs buildings is minimized.
while balancing Complete Streets principles. The City shall require construction plans to:
As part of the Planned Action Ordinance adoption
Locate the majority of the most intensiveprocess,the City should amend its Comprehensive
non-residential development along or nearPlan's Transportation and Capital Facilities
NE Sunset Boulevard,where possible.
elements to ensure that planned public
investments and their funding sources are Implement proposed open space and
accounted for and programmed. 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.
Nexus
City of Renton Comprehensive Plan
RMC Title 4 Chapter 2 Zoning Districts—Uses and Standards
9. Socioeconomics
Significant Impacts
Table 17. Socioeconomics Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Construction activities could The demolition of the Sunset
temporarily increase congestion Terrace complex to allow for the
and reduce parking,local access subarea redevelopment would
for businesses and residents,and require the relocation of the
access near the construction tenants.
activities,which could negatively Moreover,the relocation of the
affect businesses;however, tenants could affect some local
businesses located close to businesses during construction,if
construction activities could the tenants are relocated outside
experience an increase in revenue of the immediate area; however,
from spending by construction since the total number of
workers. relocations represents a small
portion of the overall population
any impact would likely be small
in scale.
Operations The higher number of dwelling The Planned Action Alternatives
units and jobs would result in would increase dwelling units and
greater intensities in development jobs by 266-554 net dwelling
Planned ACtion OfdindnCe
32 Attachment B:Mitigation Document
ORDINANCE NO. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
and economic benefits.units and 79- 117 jobs. The
Improvements in the streetscape subarea would be developed with
along NE Sunset Boulevard and new park,street,and civic
the other civic and infrastructure improvements that would
improvements would make the promote a healthy and walkable
study area more desirable to neighborhood.
investment,which could lead to
additional opportunities for
employment as more businesses
are attracted to the study area.
The facilities that would be added
under Alternative 3 include a
family village and a wider
reconstruction of NE Sunset
Boulevard.The family village
would include housing,education,
recreation,and supportive
services that would be designed
to promote a healthy and
walkable neighborhood.
lndirect Construction spending would Increased spending is anticipated
result in positive indirect effects with the mixture of affordable and
on the economic elements of market-rate units,which would
employment and income in the result in positive impacts on the
study area and the regional businesses in the area as well as
economy as businesses that local tax revenues.
support the construction effort
would likely see increased
spending.
The additional public and private
investment and associated
economic benefits would be
greater due to the increased
spending.
Cumulative Cumulative effects would be As the area changes and new
positive with the addition of new housing is provided,no existing
development that would continue public units would be lost and
to enhance the area and continue improvements in the
to improve the neighborhood neighborhood would likely
vitality. continue as new developments
are constructed.
Unavoidable Adverse Impacts
No long-term significant unavoidable adverse impacts are anticipated. Planned Action alternatives
would encourage new development in the both the Planned Action Study Area and the Potential
Sunset Terrace Redevelopment Subarea that would result in beneficial changes to the
socioeconomic conditions.
Under Planned Action Alternatives,relocation of the tenants of the Sunset Terrace complex would
result in short-term impacts;however,these impacts would be mitigated.The creation of new jobs
Planned ACtion Ordindnce
33
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
and spending in the subarea during construction of new developments would result in short-term
benefits.
Mitigation Measures
Table 18. Socioeconomics Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Mitigation measures to minimize dust,noise, In addition to mitigation measures described for
aesthetics,and transportation impacts during the Planned Action Study Area,the following
construction are identified in Sections 2,6, 12, mitigation measures apply:
and 14,respectively,of this Mitigation Document. . Public housing tenants shall be provided
These measures would address many of the relocation assistance under the Uniform
construction-related impacts that could Relocation Act.
negatively affect the study area businesses. RHA should consider phased demolition and
In addition,with the reconstruction of NE Sunset reconstruction to minimize the need to relocate
Boulevard,or with any new development,if all the residents at the same time,or the new
access to businesses is affected,the following affordable housing development could be
measures should be addressed by the City or constructed prior to demolition to provide
WSDOT: opportunities to relocate tenants within the
Provide detour,open for business,and other
subarea.
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.
Nexus
City of Renton Comprehensive Plan
10. Housing
Significant Impacts
Table 19. Housing Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Construction of commercial, Construction of residential and
residential,and civic uses in the civic uses would create temporary
study area would create noise,dust,and construction
temporary noise,dust,and traffic,which would affect
Plann2d ACtion OfdindnCe
34
Attachment B:Mitigation Document
ORDINANCE NO. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
construction traffic,which would adjacent residents to the subject
affect current residents. properties.
Operations The Planned Action Alternatives In this subarea,110 public
assume 40%of the study area housing and duplex dwellings
acreage would infilt or redevelop. would be eliminated.There would
This would result in the greatest be a 1:1 replacement of public
number of dwellings replaced at housing units on site and in the
299. Planned Action Study Area.
The Planned Action Alternatives The number of units added would
would add up to approximately be 266-554 above existing
2,339 to 2,507 new dwellings.dwellings,for a total of 376-664
In the study area there is a units.About three quarters of the
potential for additional market units would be affordable or public,
rate dwellings as well as and another approximate quarter
affordable and public dwellings. Would be market-rate dwelling
Most new units would be units.
multifamily.
lndirect Increased housing could increase The potential for residents to help
local resident spending at support local businesses as well
businesses in the study area,and as to create a demand for services
could also create an increased is similar to the Planned Action
demand for parks and recreation, Study Area.
public services,and utilities.
Cumulative Growth in the study area would The support of the new dwellings
be consistent with the City's to assist the City in meeting
Comprehensive Plan and would growth targets is similar to the
contribute to meeting growth Planned Action Study Area.
targets for the City's next
Comprehensive Plan Update for
the year 2031.
Unavoidable Adverse Impacts
Housing in the Planned Action Study Area would likely redevelop to some degree to take advantage
of adopted plans and zoning.However,the alternatives would allow for the construction of new
dwelling units to replace those that are eliminated.Lower-cost housing could be replaced with more
costly housing. Implementation of City regulatory incentives and use of federal,state,and local
housing funds and programs could reduce potential affordability impacts.Through its regular
Comprehensive Plan review cycles,the City could monitor housing trends in the neighborhood and
adapt measures to promote affordability.
During construction and in the short-term,residents would be subject to construction activities and
the tenants of the Sunset Terrace complex would be required to relocate during demolition and
construction. However,relocation assistance mitigation measures for RHA units would mitigate
impacts.
Planned ACtion OrdinanCe
35
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATfACHMENT 8
Mitigation Measures
Table 20. Housing Mi#igation Measures
Patentiai Sunset Terrace Redevetapmer t
Planned Action Study Area Subarea
Renton Municipai Cade(RMC)4-4-Q30(C) Construction mitigation would be as described
identifies construction hnurs intended to address for the Planned Action Study Area.
noise in sensitive time periods.See Section 6, RHA has cammitted to replacement hausing for
Noise,of this Mitigation Document regarding other the Sunset Terrace public housing units at a 1:1
noise mitigatian measures for constructian ratio,consistent with the existing proportion of
periods. units by number af bedrooms.Such replacement
When federal funds are being used for a praposal, hausing could occur on site and jar off site.
displaced tenants shall be offered relocation During the time replacement hausing is under
assistance in compliance with the Uniform construction,Section 8 vouchers,or equivalent
Relocation Assistance and Real Property measures,shall be used to relocate tenants.
Acquisitions Policies Act of 1970,as amended.
The Ciry and RHA should apply for federa3,state,
and local funding programs described in Draft EIS
Section 3.2Q,Hausing,ta promote new housing
appartunities for low and very low-income
housing.
RHA shauld establish a local preference far rental
assistance.For example,RHA could establish a
priority list far Sectian 8 vouchers for displaced
low-income tenants in the Planned Action Study
Area(in addition to the relocation assistance to he
provided by RHA to the Sunset Terrace residents).
llnit replacement and relocation assistance for the
family village would be the same as described for
the Patential Sunset Terrace Redevelapment
Subarea.
Nexus
City of Renton Comprehensive Plan
RMC Title 4 Chapter 2 Zoning Districts-Uses and Standards
RMC 4-4-030 Development Guidelines and Regulations-General
11. Environmentallusfiice
Significant Impacts
Table 21. Environmentallustice Impacts
Potentia]Sunset Terrace
Type of Impact Planned Action Study Area Redevetopment Subarea
Constructian Residents near constructian The demolition of the Sunset
activities would likely be affected Terrace camplex and construction
by temporary noise,dust,and of the proposed conceptual plans
visual impacts due to wauld require the relocatian of
Planned Action Ordinance 36
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
construction;these impacts would the tenants of the Sunset Terrace
be short-term in nature.The complex likely through Section 8
poputation of the study area is vouchers.Because the tenants are
predominately non-minority and low-income and predominately
non-low-income and any negative minority,this would constitute a
impacts would likely occur on greater impact on these
these populations to a greater populations than other
degree than the minority and low- populations.
income populations.
Operations Residential,commercial,and Planned Action Alternatives
recreational development and would have a number of beneficial
civic and infrastructure effects on minority and low-
improvements under Planned income populations in the
Action Alternatives would subarea,including the
improve the overall redevelopment of the existing
neighborhood,making it a more dwelling units,construction of
cohesive and desirable place to additional units,transportation
live for all populations in the improvements,and the addition
community,including minority of other community facilities(i.e.,
and low-income populations. senior day health,library,parks).
The family village would be These changes would result in
beneficial for all populations in improvements to public health
the Planned Action Study Area, and to the aesthetics of the area.
but these benefits could accrue to These would all improve
a greater degree for minority and community cohesion for subarea
low-income populations due to residents.
the close proximity,especially for
those without access to a vehicle.
lndirect The introduction of new retail and Housing types and affordability
commercial space within the would be more varied.New retail
study area would increase and commercial space wand
employment opportunities.These provide new employment
opportunities would benefit all opportunities could be seen as
study area populations,but could more beneficial to subarea
benefit minority and low-income residents who may be
populations to a greater degree. unemployed or not have a their
The Planned Action Alternatives own vehicle and would,therefore,
would increase the variety of benefit more from the proximity.
residential unit types and
affordability levels would reduce
the concentration of low-income
households in the subarea,and
thereby reduce or eliminate some
of the social consequences of such
concentrations.
Cumulative Cumulative impacts would Adverse impacts are not
primarily be beneficial.As the anticipated.New dwelling units
area continues to redevelop with would be affordable,public,and
new investments,public and market-rate units.The beneficial
private,it would become more cumulative impacts identified
desirable for the residents and under the Planned Action Study
Planned ACtiOn OrdinanCe
3
Attachment B:Mitigation Document
RDINANCE Nt}. 5813
AITACHMENT B
Pc tential Sunset Terrace
Type of Impact Planned Action 5tudy Area Redevelopment Subarea
would continue to create new Area would be similar.
jobs.The new development and
additian of more market-rate
units could cause the study area
to become less affordable to
lower-income papulations,which
could result in these populations
needing to relocate outside of the
study area.
Unavoidabie Adverse impacts
There are no long-term significant unavoidable adverse impacts related to environmental justice.
The Planned Actian alternatives would result in primarily beneficial impacts associated with new
dwelling units,new civic facilities and parks,improvements in nonmotorized transpartation,and
new employment opportunities in the surrounding area.
During construction and in the shart-term residents would be subject to construction activities and
the tenants af the Sunset Terrace complex would be required to relocate during demolition anc!
constructian.However,construction mitigation and relocatian assistance mitigation measures(for
the RHA units)would minimize irnpacts.
Mitigation Measures
Table 22. Enviranmental Justice Mitigatian Measures
Planned Actian Study Area Patential Sunset Terrace Redevelapment Subarea
There are no specific mitigation measures related Mitigation measures during constructian include
ta environmental justice during constructian or the need far replacement housing far the
aperation.During construction,mitigation residents of Sunset Terrace.It is likely that the
measures related to noise,dust,traffic congestion, tenants would be relocated under a potential
and visual quality shall be applicable to all Sectian 8 vaucher strategy during construction.
populations.These measures are described in See Section 9,Socioecanornics,of this Mitigation
Sections 2,6,12,and 14,respectivety,of this Document.
Mitigation Document.
Nexus
City of Renton Comprehensive Plan
RMC 4-4-Q30 Development Guidelines and Regulations—Genera]
12. aestnet cs
Significant Impacts
Table 23. Aesthetic Impacts
Potentiai Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Pldnned ActiOn OfdillBnG2 38
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction The demolition of existing Same as Planned Action Study
structures and construction of Area
new buildings would expose
nearby residents to visual
impacts,including dust,the
presence of construction
equipment,stockpiles of
construction materials,localized
increases in vehicular traffic,and
on-site construction activities.For
each alternative,these activities
would occur sporadically at
various locations throughout the
Planned Action Study Area,would
be localized to the construction
site,and would be temporary in
nature.
Operations
Visual Character The extensive public investment The visual character of the
under the Planned Action Potential Sunset Terrace
Alternatives would result in Redevelopment Subarea would
widespread changes to the visual change from its current state to a
character of the Planned Action pedestrian-oriented community
Study Area affecting about 40%of with a mix of residential,ground-
parcel acres.Private development floor commercial,and community
would take full advantage of the uses linked by public spaces and
current development regulations, landscaped pedestrian pathways.
resulting in a transition to a The Preferred Alternative concept
mixed-use,pedestrian-oriented would focus less residential
neighborhood. development in the subarea than
The application of adopted design Alternative 3,making room for a
standards as new construction larger neighborhood park.
gradually replaces older buildings
would result in an overall
improvement of the visual
environment in the Planned
Action Study Area.
Height and Bulk The subarea would experience Building height and bulk within
moderate increases in height and the Potential Sunset Terrace
bulk over existing conditions. Redevelopment Subarea would
Heights would range from two to range from one to six stories.
four stories,and buildings would The Preferred Alternative,
generally be located closer to the however,would provide much
street than under current more park space than Alternative
conditions.The tallest building 3,and the Reevaluation
heights under the Preferred Alternative more park space than
Alternative would occur on these alternatives providing a
property zoned Center Village. sense of openness to the Sunset
Terrace site.In addition,buildings
on the site would be arranged to
place 2-story townhomes adjacent
Pldnned ActiOn OrdinanCe
39 Attachment B:Mitigation Document
ORDINANCE NO. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
to the park on the north and taller
multifamily residential buildings
along NE Sunset Boulevard and
Sunset Lane NE to the south.
Shade and Shadow Because heights in the Planned Taller buildings along NE Sunset
Action Study Area would Boulevard would cast longer
generally increase,shading effects shadows on the interior of the
would also become more subarea to the north,potentially
pronounced,though only to a shading sidewalks along Sunset
moderate degree.Increased Lane NE.Dependent on final
building heights within the design,building may potentially
Planned Action Study Area could shade sidewalks along Sunset
result in increased shading of Lane NE and Glenwood
pedestrian areas and public Avenue NE at various times of the
spaces,particularly along day.
NE Sunset Boulevard,which is With the Reevaluation Alternative
likely to see some of the most or Preferred Alternative,the
intense commercial and mixed- increased size of the central park,
use development. as well as the placement of 2-
story townhomes adjacent to the
park,reduces the potential for
adverse shading effects compared
to Alternative 3.
Indirect/Cumulative While redevelopment of the Redevelopment of the Sunset
public facilities discussed under Terrace housing facility would be
the various alternatives would be a localized action,but additional
a coherent effort,private private development is
development throughout the anticipated to occur in response
study area would occur to this public investment,and
piecemeal.Individual private each private development project
developments are likely to be of would contribute to the overall
higher density,greater height,and transformation of the area's
a different architectural style than aesthetic character.
existing development,and have
the potential to create temporary
aesthetic conflicts where they are
located adjacent to older
structures.Over time,as more
properties redevelop,the
temporary conflicts would be less
frequent and less noticeable.
Unavoidable Adverse Impacts
With the application of adopted development regulations and recommended mitigation measures,
no significant unavoidable adverse aesthetic impacts are anticipated.
Planned ACtion OfdindflCe
40
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Mitigation Measures
Table 24. Aesthetic Mitigation Measures
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
In both the Planned Action Study Area and Potential See Planned Action Study Area.
Sunset Terrace Redevelopment Subarea,mitigation Current city design standards address building
measures will be necessary to minimize impacts modulation and roofline variation and are
associated with increased height,bulk,and shading. recommended for application in the
Future development occurring under any of the Reevaluation/Addendum.
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
A ternatives would be located.To ensure that future
redevelopment exhibits quality urban 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.
Nexus
City of Renton Comprehensive Plan
RMC Title 4 Chapter 2 Zoning Districts-Uses and Standards
RMC 4-3-100 Urban Design Regulations
RMC 4-4-075 Lighting,Exterior On-Site
13. Historic/Cultural
Significant Impacts
Table 25. Historic/Cultural tmpacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Planned ACtiOn OrdinanCe
41
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Typical project impacts that could No significant cultural resources
disrupt or adversely affect are known to exist in the Potential
cultural resources in the Planned Sunset Terrace Redevelopment
Action Study Area include Subarea.
demolition,removal,or
substantial alteration without
consideration of historic and
archaeological sites and/or
features.
Operations,lndirect,and Development could occur on or Future development in the
Cumulative lmpacts near parcels in the Planned Action subarea would have no impact
Study Area that contain any known National Register of
previously identified or unknown Historic Places(NRHP)-eligible
cultural resources.This archaeological or historic
development would likely involve resources,and the likelihood of
ground disturbance and impacts on unknown cultural
modifications to buildings and resources is considered low.
structures,which could result in a
potentially significant impact on
cultural resources.Because of the
potential to impact unknown
cultural resources,a detailed
review of potential impacts on
cultural resources would be
required on a project-specific
basis.
Unavoidable Adverse Impacts
The impacts on cultural resources caused by new development associated with any alterative could
be significant and unavoidable,depending on the nature and proximity of the proposed
development project.Implementation of mitigation measures set forth in Draft EIS Section 4.13.2 as
amended in the Final EIS would identify potential impacts on cultural resources,at which point
measures to reduce them to less than significant could be taken.
Mitigation Measures
Table 26. Historic/Cultural Mitigation Measures
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
In the event that a proposed development site Since no native"A"horizon was identified at the
within the study area contains a building at Edmonds-Glenwood site and throughout the
least 50-years of age that is not listed in or Sunset Terrace public housing complex,no
determined eligible for listing in the National further archaeological investigations are
Register of Historic Places(NRHP)or recommended for these areas.Although a
Washington Heritage Register(WHR),the buried,native"A"horizon was identified on
project shall be required to undergo review to RHA's Piha site(east of Harrington Avenue NE),
determine if the property is considered eligible the potential for an archaeological discovery is
for listing. very low.The project should proceed with no
further archaeolo ical investigations.If
Planned Action Ordinance
42
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
It is recommended that the City adopt a archaeological materials are discovered during
historic preservation ordinance that considers ground disturbing excavations,the contractor
the identification and treatment of historic shall halt excavations in the vicinity of the find
resources listed in or determined eligible for and contact DAHP.
listing in the NRHP or WHR,or locally If human skeletal remains are discovered,or if
designated.Until such time an ordinance is during excavation archaeological materials are
adopted,the City must enter into consultation uncovered,the proponent will immediately stop
with DAHP regarding potential impacts on work and notify agencies as outlined in the
historic resources in the study area that are Unanticipated Discovery Plan provided in Draft
listed in or determined eligible for listing in the EIS Appendix J and as amended by Final EIS
NRHP or WHR. Chapter 4(and provided as Attachment 1 of this
Exhibit B).If the project would disturb an
For future projects that involve significant archaeological resource,the City shall impose
excavation in the study area the City must any and all measures to avoid or substantially
enter into consultation with Washington State lessen the impact.If avoidance of the
Department of Archaeology and Historic archaeological resource is not possible,an
Preservation(DAHP)to determine the appropriate research design must be developed
likelihood of and recommendations for and implemented with full data recovery of the
addressing potential archaeological resources. archaeological resource prior to the
It may be necessary to complete archaeological development project.The avoidance of
testing prior to significant excavation in the archaeological resources through selection of
study area,such as digging for footings or project alternatives and changes in design of
utilities.Archaeological project monitoring project features in the specific area of the
may be recommended for subsurface affected resource(s)would eliminate the need
excavation and construction in high for measuring or mitigating impacts.
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
Pldnned ACtiOn OfdindnCe
43
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
publications.
Nexus
City of Renton Comprehensive Plan
14. Transportation
Significant Impacts
Table 27. Transportation Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Potential impacts that could result Same as Planned Action Study
from construction activities Area
include increased traffic volumes,
increased delays,detour routes,
and road closures.
Lane closures in both directions of
NE Sunset Boulevard could be
required during construction
roadway improvements
associated with the Planned
Action Alternatives.This
reduction in capacity would likely
increase travel times,and may
force reroutes through local
streets.
Operations
Traffic Operations At Edmonds Avenue NE and NE Delay times in the subarea could
12th Street LOS F conditions are worsen slightly due to the
predicted in both 2015 and 2030. increase in trips generated,but
At Harrington Avenue NE and NE intersections would likely operate
12th Street LOS F conditions are better than the LOS D threshold.
expected in 2030.
Transit At both Edmonds Avenue NE and Same as Planned Action Study
at NE 10th Street,expanded bus Area
zones in both directions of travel
would provide larger waiting
areas for transit users and would
be conveniently located near
residential or retail land uses.Bus
zones and existing bus stops could
include shelters with adequate
lighting and street furniture.
Nonmotorized Planned Action Alternatives Same as Planned Action Study
include improved nonmotorized Area
facilities such as bicycle lanes,
sidewalks,and marked
Planned ACtion OfdinanCe
44
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT 6
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
crosswalks.Design elements such
as bike route signage,bike storage
lockers,and bicycle detection at
signalized intersections are
included to promote bike
ridership and safety.
The Preferred Alternative
includes a 5-foot-wide eastbound
bicycle lane,rather than bicycle
lanes in both directions(as in
Alternative 3).
Sidewalk connections from
NE Sunset Boulevard to side
streets would be improved,
strengthening the connectivity
between the residential areas and
NE Sunset Boulevard.To improve
safety for pedestrians crossing the
roadways,the Preferred
Alternative includes special
paving at crosswalks and
intersections.
Sustainability The Planned Action Alternatives Same as Planned Action Study
score a minimum of 33 with a Area
maximum of up to 99 out of 118
points in the Greenroads metric;
therefore,the alternatives meet
the minimum Greenroads
certification level and could
achieve the highest level of
certification.
The Planned Action Alternatives
score most strongly in the"Access
and Equity"section of the
Greenroads evaluation,as
improving access for pedestrians,
bicyclists,and transit users are
important elements of this
alternative.
The Planned Action Alternatives
typically include higher leve(s of
improvements or higher quality of
improvements such as wider
sidewalks,wider planting areas,
and special paving.
Indirect and Cumulative Growth would increase in Same as Planned Action Study
comparison to Comprehensive Area
Plan land use estimates;however,
the Planned Action Alternatives'
operational analysis is based on a
model that addresses growth
Planned Action Ordinance
45
Attathment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
cumulatively on the City's current
and planned roadway system and
any operational deficiencies can
be mitigated to meet City of
Renton thresholds.
Unavoidable Adverse Impacts
The alternatives are expected to contribute to a cumulative increase in traffic volumes within the
study area,which could degrade some roadway operations.The increase in traffic volumes due to
activities in the study area is considered unavoidable,but the roadway operation and LOS can be
mitigated to meet applicable LOS standards.
Mitigation Measures
Table 28. Transportation Mitigation Measures
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
Operational Mitigation No permanent mitigation measures are
Planned Action applicants shall pay a Transportation recommended within Potential Sunset Terrace
Impact Fee as determined by the Renton Municipal Redevelopment Subarea.The intersection
Code at the time of payment,payable to the City as operations under action alternatives are
specified in the Renton Municipal Code. expected to be within the LOS D threshold.
Planned Action applicants shall provide a traffic During construction,mitigation measures are
analysis estimating trips generated by their those described for the Planned Action Study
proposed development and demonstrate Area.Flaggers,advance warning signage to
conformance with the Planned Action Ordinance trip alert motorists of detours or closures,and
ranges and thresholds in Section 3(d) (4)as well as reduced speed zones would likely benefit
demonstrate conformance with the City's traffic operations.
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 tanes and,therefore,the capacity of the
intersection.With implementation,this
Planned Action Ordinance
46
Attachment B Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
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.
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 a11 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
fi-om 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
Pldnned Action OrdinanC2
47 Attachment B:M tigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
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.
Nexus
Renton Comprehensive Plan
RMC 4-6-060 Street Standards
15. Parks and Recreation
Significant Impacts
Table 29. Parks and Recreation Impacts
Potential Sunset Terrace
f
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Construction could temporarily No parks and recreation facilities
disrupt pedestrian access to exist in this subarea and no
existing park properties.Active construction impacts are
construction sites also represent anticipated.
opportunities for creative play
and attractive adventure for
young people in the community.
Operations Although there is an increase in With Alternative 3,portions of
community park acreage there Harrington Avenue NE right-of-
would continue to be a deficiency way within the subarea would be
in neighborhood and community converted to 0.25 acres of passive
park acreage in the Planned open space.
Action Study Area.Deficiencies Under the Preferred Alternative,
are less than for the Preferred Sunset Court Park woutd be
Alternative than Alternative 3 relocated to the Sunset Terrace
which has a similar population Subarea.Additionally,this park
but less proposed park facilities. would be expanded from 0.5 acres
Ballfield and sport court LOS to 2.65 acres and would have a
standards are applied citywide; vacation of Harrington Avenue NE
thus a lack of such facilities within similar to Alternative 3. This
the Planned Action Study Area or increases the acreage in
the Potential Sunset Terrace neighborhood park land for this
Redevelopment Subarea does not subarea and the Planned Action
indicate an LOS deficiency. Study Area.
NE Sunset Boulevard would be
improved to include bike lanes, The Reevaluation Alternative also
intersection improvements,and relocates Sunset Court Park and
Pldnned ACtiOn OfdinanC2
48
Attachment B:Mitigation Document
QRDINANCE N0. 5813
ATfACNMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
sidewalks,providing a more would vacate a portion of
walkabte corridar and more Harrington Avenue similar to the
direct access between residential above alternatives.The size ofthe
areas and park land park is the greatest considered at
about 3.2 acres.
Additionally,a library would be
constructed in the subarea.
ndirect Indirect impacts are expected to Facility deficiencies in this
mostly fall on the City's regional subarea would atso tikely lead to
and communitywide parks and spillover demand for aetive
recreatian facilities.Far example, piayfields far team sports in ather
as the population increases in the parts of Renton as well as in
Planned Action Study Area,there surrounding cornmunities.
will be a growing deficiency of
Neighborhoad and Community
Parks.Due to praximity,those
demands wauld likely be
displaced to nearby regional
facilities such as Gene Coulon
Park as well as in surrounding
communities.
Cumulative Increased demands for park and Same as Planned Action Study
recreation facilities and services Area
generated by the forecast
population growth under each of
the alternatives would add to
thase created by general
population growth throughout the
Renton community.
Unavoidabie Adverse Impacts
Under studied alternatives for the Planned Action Study Area and Potential Sunset Terrace
Redevelopment 5ubarea,there wauld be an increased demand for parks and recreation facilities.
With the application of mitigation measures,no significant unavoidable impacts are anticipated.
Mitigation Measures
Table 30. Parks and Recreation Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
During construction,impacts adjacent to or in With the prevalence of public facilities in the
parks within the Planned Action Study Area,such Planned Action Study Area as a whole,and the
as an increase in noise,dust,and access addition of a centrai park and a library in the
timitations,shall be mitigated as per a Potential Sunset Terrace Redevelopment
construction mitigation plan developed by Subarea,there is opportunity to manage the
Planned Action applicants and approved by the current facilities in a manner that maximizes
ty, their beneficial parks and recreation uses for
Planned Action Applicants shall pay a Parks and future population growth.The mitigation
Recreation Impact fee as deterrnined by the measures proposed far the Flanned Action Study
Area shall a pty to the Patential Sunset Terrace
Pldnned ACtion OrdindnCe 49
A#tachment B:Mitigatioo Document
ORDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Renton Municipal Code at the time of payment, Redevelopment Subarea.
payable to the City as specified by t he 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
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.
Planned Action Ordinance
50 Attachment B:Mitigation Document
4RDINANCE N0. 5813
ATfACHMENT B
Nexus
Renton Camprehensive Plan
Parks,Recreation,Open Space and Natural Resources Plan
16. Public Services
Significant Impacts
Table 31. Public Services Impacts
Potential Sunset Terrace
Type of tmpact Planned Action Study Area Redevelopment Subarea*
Construction
Police The Renton Police Department Same as Planned Action Study
cauld experience an increase in Area
calls for service related to
construction site theft,vandalism,
or trespassing relating to
construction.
Pire and Emergency Medical Construction impacts on fire Sarne as Planned Action Study
Services protection and emergency Area
medical services could include
increased calls far service related
to inspection of construction sites
and patential construction-related
injuries.
Education The McKnight Middle Schaol No impact
expansion wauid accur similar to
other alternatives.In addition,
changes would occur at the
Hillcrest F.arly Childhoad Center
and the reconfigured Hillcrest
Early Childhaad Center would be
part of a family village cancept
that would include recreation and
housing.The expansion of
McKnight Middle School is not
expected to disrupt student
attendance at the campus.
Health Care There may be temporary changes Same as Planned Action Study
to nonmotorized and motorized Area
access to health care services
during infrastructure
construction(e.g.,NE Sunset
Baulevard),but alternative routes
wauld be established.
Social Services There may be temparary changes Redevelapment of the Sunset
to nonmotorized and motorized Terrace housing develapment
access to social services during would displace the existing on-
infrastructure construction(e.g., site community meeting space
Planned Action Ordinance 51
Attachment B:Mit9gation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
NE Sunset Boulevard),but that is currently used for on-site
alternative routes would be social service programs.However,
established. the space would be replaced
Construction at the Hillcrest Early onsite or nearby with a larger and
Childhood Center as part of the more modern facility,and with
family village redevelopment,appropriate phasing of
would require relocation of the development,disruption to on-
Friendly Kitchen weekly meal site social service programs can
program that meets at that site. be minimized or avoided.
The Friendly Kitchen program
would either be relocated
permanently as a part of the
redevelopment or may be
accommodated as part of the
range of social services provided
at the family village.
Solid Waste Planned Action Alternatives Same as Planned Action Study
would result in construction- Area
related waste generation.
Library When the library is relocated,Same as Planned Action Study
library services may be Area
temporarily unavailable in the
study area,but services would be
available at other branches.
Operations
Police Applying the Renton Police Applying the Renton Police
Department staffing per Department standard to the
population standard to the anticipated population increase
anticipated population increase would account for 1.0 to1.8 of the
would result in a need for an approximately 8.6 to 9.3
estimated 8.6 to 9.3 additional additional police officers to
police officers to address increase address population growth study
in service calls related to growth. area.
Fire and Emergency Medical Applying the fire service's staffing Applying the fire service's staffing
Services ratio to growth in the study area ratio to growth in the study area
would result in the need for an to the population growth of in this
additiona11.2 to1.3 firefighter full- subarea would result in the need
time equivalents(FTEs) for less than 0.14 to 0.2 of the 1.2
compared to existing conditions to1.3 firefighter FTEs needed in
to maintain the City's existing the overall Planned Action Study
staffing ratio. Area to maintain the City's
existing staffing ratio.
Education Population growth would result in Population growth would result in
an increase in approximately 526 approximately 60 to 107
to 567 students in the Renton additional students compared to
School District compared to existing conditions.It is
existing conditions.The district's anticipated that this additional
planned opening of Honey Dew increment of students would be
Elementary,as well as accommodated by the district's
construction of additions to planned capital improvements,
McKnight Middle School and including openin Honey Dew
Plann2d ACtion OfdinanCe
52
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
Hazen High School,would Elementary,expansion of
accommodate this increase in McKnight Middle School,and
student population. redeveloping the Hillcrest Early
New students within the study Childhood Center which would
area would include a higher than provide additional student
average number of students capacity in addition to early
speaking English as a second education programs that
language,increasing demands on currently exist on the site.
the district's English Language
Learners Program.
Health Care Increase in study area population Based VMC's existing ratio of
would increase the need for hospital beds to district
hospital beds in the Valley population,the anticipated
Medical Center(VMC)service population increase would result
area by approximately 4.1 to 4.4 in a small increase of
beds,based on the current ratio of approximately 0.5 to 0.8 hospital
hospital beds to district service beds of the total assumed for the
area population.Additional entire study area.
population growth may aiso
result in increased demand at
VMC's nearby primary care and
urgent care clinics.
Social Services Planned Action Alternatives The subarea's new affordable
include major public investments, housing development for seniors
which could expand upon or would include enriched senior
enhance social services in the services on site,including elder
study area.Among the key day-health for off-site patients in
components outside of Potential a 12,500-square-foot space on the
Sunset Terrace Redevelopment northeastern vacant RHA parcel.
Subarea is development of a The increased population of
family village in the North affordable housing and,in
Subarea. particular,affordable senior
housing would increase the
demand for social services,
including senior services
accessible to the subarea.
Additional community space at
the family village,would be
located outside but nearby the
subarea.
Solid Waste Solid waste generation is Solid waste generation from the
expected to increase by around subarea would increase by about
129,689 to 139,000 pounds per 14,750 to 9,300 pounds per week
week compared to existing compared to existing conditions.
conditions.A portion of this waste A percentage of this waste would
stream would be diverted to be diverted to recycling.
recyclables.
Library Services Anticipated growth would create Anticipated growth in the subarea
a demand for an additional 1,940 would account for approximately
to 2,079 square feet of library 221-397 square feet of library
space compared to existing facilities to meet the growth in
Planned ACtlon OfdinanCe
53
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
conditions. demand.
Indirect and Cumulative All alternatives increase growth Same as Planned Action Study
above existing conditions and Area
would add to a citywide increase
in demand for public services;
however,the alternatives are
accommodating an increment of
growth already anticipated in the
Comprehensive Plan at a citywide
level,and planned growth to the
year 2035 has been addressed in
the City's 2015 Comprehensive
Plan update.
The overall conclusions of the FEIS is expected to be similar for the Reevaluation Alternatives in 2014 and
2016,except that patterns of growth and demand may slight shift to have slightly greater need in the
Potential Sunset Terrace Redevelopment Area and slightly less in the overall neighborhood.
Unavoidable Adverse Impacts
Demand for public services will continue to increase in conjunction with population growth.With
advanced planning and implementation of mitigation measures,no significant unavoidable adverse
impacts related to police,fire/emergency medical,education,health care,social services,solid
waste,or library services are anticipated.
Mitigation Measures
Table 32. Public Services Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Police Police
During construction,security measures shall be Mitigation measures described for the Planned
implemented by developers to reduce potential Action Study Area also apply to this Subarea.
crimina activity,including on-site security Fire and Emergency Medical Services
surveillance,lighting,and fencing to prevent Mitigation measures described for the Planned
public access. Such measures shall be detailed in Action Study Area also apply to this Subarea.
a construction mitigation plan prepared by Education
Planned Action Applicants and approved by the
No mitigation measures are necessary orCity.
proposed.
Planned Action applicants shall design street
Health Carelayouts,open space,and recreation areas to
promote visibility for residents and police.Street No mitigation measures are necessary or
and sidewalk lighting would discourage theft and
Proposed.
vandalism,and enhance security. Social Services
Fire and Emergency Medical Services RHA's provision of community space that could
Developers will construct all new buildings in be used for social services or community meeting
compliance with the International Fire Code and space for community organizations would serve
Renton Development Regulations(RMC Title 4), as mitigation.See the discussion under the
including provision of emergency egress routes P anned Action Study Area.
and installation of fire extinguishing and smoke RHA should maintain a community meeting space
Planned Action Ordinance
54
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT 6
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
detection systems.All new buildings will comply within or near the subarea during construction
with accessibility standard for people with phase of Sunset Terrace redevelopment that
disabilities,per the requirements of the allows for on-site social service programs to
Americans with Disabilities Act. continue to meet within the subarea.
Ptanned Action applicants shall pay a Fire Impact Solid Waste
Fee as determined by the Renton Municipal Code Mitigation measures described for the Planned
at the time of payment,payable to the City as Action Study Area also apply to this Subarea.
specified in the Renton Municipal Code.Public Library
Education The King County Library System should continue
During renovation of the Hillcrest Early Childhood to monitor growth within its geographic clusters,
Center,the Renton School District shall provide and adjust plans for facility sizing and spacing
temporary transportation or take other according to shifting trends in population growth.
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 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
Planned ACtiOn OfdinanCe
55 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
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,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 Gibrary
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.
Nexus
Renton Comprehensive Pian
RMC Title IV Chapter 1 Administration and Enforcement
RMC Title IV Chapter 5 Building and Fire Prevention Standards
17. Utilities
Significant Impacts
Table 33. Utilities Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
Planned ACtiOn OfdindnCe
56
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
Construction Where new construction occurs, Same as Planned Action Study
it is anticipated that existing Area
telecommunication lines would
be removed,replaced,or
abandoned in place.
Redevelopment would require
coordination with service
providers regarding the location
of proposed structures,utilities,
and site grading.
To accommodate the required
demand and capacity for water
and sewer services for new
development and redevelopment
in the study area,existing water
and sanitary sewer lines would
be abandoned in place or
removed and replaced with new
and larger lines.New and larger
water and sewer mains would be
installed in existing and/or future
dedicated public rights-of-way or
within dedicated utility
easements to the City,and would
connect with the existing
distribution network.Existing
utility lines would continue to
service the site during
construction,or temporary
bypass service would be
implemented until the
distribution or collection system
is complete and operational.
Operations
Telecommunications Increased capacity requirements Same as Planned Action Study
with increased levels of Area
population and commercial
activity in each of the alternatives
could require new fiber within
the Planned Action Study Area
and coordination with
telecommunication providers as
development occurs should be
performed so that appropriate
facilities can be planned.
Water The increase in the average daily The increase in ADD for this
Planned ACtion OrdindnCe
57 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
demand(ADD)is projected to be subarea is 0.05 to 0.09 mitlion
0.56 to 0.59 million gallons per gallons per day.The increase in
day within the Planned Action the peak daily demand (PDD)for
Study Area. this subarea is 0.09 to 0.16
The growth projected would million gallons per day.
increase the storage The primary significant impact of
requirements for the Highlands subarea development on the
435 and 565 pressure zones and water distribution system would
further increase the existing be related increased fire-flow
storage deficit in the Highlands requirements.These increased
435 pressure zone.In addition, fire flow requirements are
the development that is projected substantial and cannot be met by
for the Planned Action Study Area the existing distribution system
would increase the fire-flow serving the subarea. Water
requirements with more system pressure provided by the
multifamily development and 435 pressure zone within the
commercial development.The subarea is not adequate for
capacity of the existing water multistory development and/or
distribution system to meet these for development with fire
higher fire flows is inadequate if sprinkler systems. New water
system improvements are not mains extended from the higher-
constructed. pressure 565 pressure zone
system to service the subarea
would need to be phased to
accommodate growth.
Wastewater The increase in wastewater load The increase in wastewater flow
for the Planned Action Study Area in this subarea is 0.05 to 0.10
is 0.59 to 0.63 million gallons per million gallons per day.Similar to
day. the Planned Action Study Area,
This increase in wastewater load no impacts on the interceptors
is not expected to affect the that provide conveyance from the
wastewater interceptors that subarea are expected,but the
provide canveyance of increased sewer load could
wastewater from the Planned impact local sewers within the
Action Study Area but it could subarea.
increase surcharging that is
currently experienced and
observed within the Planned
Action Study Area.
Indirect and Cumulative Demands on utilities would Same as Planned Action Study
increase as a result of cumulative Area
development.No significant
cumulative impacts are
anticipated as long as the
replacement of water and sewer
infrastructure is properly
planned,designed,and
constructed,and funding
strategies are identified and
approved by City Council.
Planned ACtiOn OfdinanCe
58
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
The overall conclusions of the FEIS is expected to be similar for the Reevaluation Alternatives in 2014 and
2016,except that patterns of growth and demand may slight shift to have slightly greater need in the
Potential Sun set Terrace Redevelopment Area and slightly less in the overall neighborhood.
Unavoidable Adverse Impacts
All studied alternatives are anticipated to increase demand for water,wastewater,and
telecommunication services.Increased growth in the Planned Action Study Area has the potential to
exacerbate existing water and wastewater system deficiencies. However,with application of
mitigation measures,no significant unavoidable adverse impacts are anticipated.
Mitigation Measures
Table 34. Utilities Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Water Water
To mitigate the current and projected water The mitigation measures that are required in the
storage deficit in the pressure zones that serve Potential Sunset Terrace Redevelopment Subarea
the study area,the City completed the are similar to those noted for the Planned Action
construction of the 4.2-million-gallon Hazen Study Area.The water storage deficit would be met
Reservoir in the Highlands 565 pressure zone with an increase in storage at the existing Highlands
in March 2009.The City also completed a water Reservoirs site,and fire-flow requirements would
distribution storage feasibility study to develop require the new 12-inch-diameter pipe loop
conceptual options and planning level cost throughout this subarea and realignment of the
estimates for expanding the storage capacity at Highlands 435 and Highlands 565 pressure zones.
two existing City-owned sites:the Highlands As noted previously,the City has recently installed a
Reservoirs site and the Mt.Olivet Tank site new 12-inch-diameter main for development
HDR,Inc.2009).Financial strategies for the adjacent to this subarea,and as development occurs
planning,design,and construction of the in the subarea,the pipe network would need to be
storage-capacity expansion have not been extended to serve the development.A more detailed
determined at this time. discussion of needed system improvements is
To mitigate the fire-flow requirements for the provided in Attachment 2.
proposed level of development and
redevelopment within the Planned Action Study The NEPA Reevaluation/SEPA Addendum(October
Area,larger diameter(12-inch)piping is Z014)provides a description of water system
required throughout the Planned Action Study requirements for fire flow that are similar to the
Area to convey the higher fire-flow FEIS conclusions and that benefit from more
requirements.The new water mains will be specific master planning review.
looped for reliability and redundancy of service,
as required by City policies and water design ,yastewater Collection
standards.The larger mains will be installed
The sewers within the Potential Sunset Terracewithinthededicatedright-of-way in a north-to-
Redevelopment Subarea are also identified for
south and east-to-west grid-style water system.
replacement based on age and condition in theAdditionalmainswithinthedevelopmentsites
City's Long Range Wastewater Management Plan.will also be required to provide water to
gased on the increased wastewater load within thehydrantsandwatermeters,and should be
potential Sunset Terrace Redevelopment Subarea,looped within the development site around
the local sewers may need to be replaced withbuitdings.To provide the water pressure
requirements for multistory buildings and to upsized pipe to manage the increased wastewater
support the pressure requirements for fire load from the subarea.A more detailed discussion of
sprinkler systems,the new water mains will be needed sewer system improvements is provided
connected to the higher-pressure Highlands Attachment 2.
The NEPA Reevaluation/SEPA Addendum(October
Planned Action Ordinance
59
Attachment 6:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT 6
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
565 pressure zone.The options to address fire 2014)provides a description of sewer main
flow within the Planned Action Study Area are considerations that are similar to the FEIS
further described below. conclusions and that benefit from more specific
The Highlands 565 pressure zone typically has master planning review.
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 reyuirements
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 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 reGuired 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-
Planned Action Ordinance
60 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
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)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.
Nexus
Renton Comprehensive Plan
RMC Title IV Chapter 1 Administration and Enforcement
RMC Title IV Chapter 6 Street and Utility Standards
Advisory Notes
The EIS identified potentially applicable federal,state,and local laws and rules that apply to Planned
Actions and that can serve to mitigate adverse environmental impacts. It is assumed that all
applicable federal,state,and local regulations would be applied.The primary set of applicable local
regulations is the Renton Municipal Code. A list of specific requirements included in Chapter 3 of the
Draft EIS.
Pldnned ACtiOn OfdindnCe
61 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Attachment 1: Draft EIS, Cultural Resources Appendix J,
Plan and Procedures for Dealing with the Unanticipated
Discovery
Plan and Procedures for Dealing with the Unanticipated Discovery of Human
Skeletal Remains or Cultural Resources during Redevelopment of the Edmonds-
Glenwood Lot, Harrington Lot, and Sunset Terrace Public Housing Complex in
Renton, Washington
Any human skeletal remains that are discovered during this project will be treated with dignity and
respect.
A. If any City of Renton employee or any of the contractors or subcontractors believes that he or
she has made an unanticipated discovery of human skeletal remains or cultural resources,all
work adjacent to the discovery shall cease.The area of work stoppage will be adequate to
provide for the security,protection,and integrity of the human skeletal remains,in accordance
with Washington State Law.The City of Renton project manager will be contacted.
B. The City of Renton project manager or the City of Renton representative will be responsible for
taking appropriate steps to protect the discovery.At a minimum,the immediate area will be
secured to a distance of thirty(30)feet from the discovery.Vehicles,equipment,and
unauthorized personnel will not be permitted to traverse the discovery site.
C. If skeletal remains are discovered,the City of Renton will immediately call the King County
Sheriffs office,the King County Coroner,and a cultural resource specialist or consultant
qualified to identify human skeletal remains.The county coroner will determine if the remains
are forensic or non-forensic(whether related to a criminal investigation).The remains should
be protected in place until this has been determined.
D. If the human skeletal remains are determined to be non-forensic,the King County Coroner will
notify the Washington State Department of Archaeology and Historic Preservation.DAHP will
take jurisdiction over the remains.The State Physical Anthropologist will make a determination
of whether the remains are Native American or Non-Native American.DAHP will handle all
consultation with the Muckleshoot Indian Tribe as to the treatment of the remains.
E. If cultural resources are uncovered,such as stone tools or flakes,fire-cracked rocks from a
hearth feature,butchered animal bones,or historic-era objects(e.g.,patent medicine bottles,
milk tins,clay pipes,building foundations),the City of Renton will arrange for a qualified
professional archaeologist to evaluate the find.Again,the cultural resources will be protected in
place until the archaeologist has examined the find.
F. If the cultural resources find is determined to be significant,the City of Renton cultural resource
specialist/archaeologist or consulting archaeologist will immediately contact the Washington
State Department of Archaeology and Historic Preservation and the Muckleshoot Indian Tribes
Planned Action Ordinance
62
Attathment B:Mitigation Dotument
ORDINANCE N0. 5813
ATTACHMENT B
to seek consultation regarding the eligibility of any further discovery for inclusion in the
National Register of Historic Places.
CONTACT INFORMATION
Rocale Timmons,Senior Planner
City of Renton Department of Community and Economic Development
Renton City Hall
1055 South Grady Way
Renton,WA 98057
Phone: (425) 430-6578
Stephanie Kramer
Assistant State Archaeologist
Department of Archaeology and Historic Preservation
PO Box 48343
1063 Capitol Way South
Olympia,WA 98504-8343
Phone: (360) 586-3083
King County Sheriffs Office Headquarters
516 Third Avenue,Room W-150
Seattle,WA 98104-2312
Phone: (206) 296-4155 (non-emergency)
Laura Murphy
Muckleshoot Tribe Cultural Resources
39015 172nd Avenue SE
Auburn,WA 98092
Phone: (253) 876-3272
Planned Action Ordinance
63 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Attachment 2: Figure 3.17-1 Potential Subarea Utility
Improvements and Phasing
Planned Action Ordinance
64
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
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 below.
See NEPA Reevaluation/SEPA Addendum(October 2014) for more recent considerations on
location of pipes and fire flow requirements.
Overview
Renton fire and building codes mandate minimum fire flows,durations,and pressure prior to
occupancy of new structures. In the case of the Potential Sunset Terrace Redevelopment Subarea
these mandated flows dictate substantial upgrades to the water distribution system. When the fire
flow required for a new development exceeds 2,500 gallons per minute(gpm),the City also requires
that the mains providing that fire flow be looped. Looped water mains provide more reliability and
higher pressures under fire-flow conditions. City regulations also require installation of fire
hydrants along all arterials such as NE Sunset Boulevard.
Taken together these code requirements would lead to a series of new water mains connected to the
565 pressure zone and extended to the various redevelopment projects within the subarea. It is not
possible to predict the precise timing and sequencing of these redevelopment projects. The
following paragraphs illustrate one scenario of water main sequencing that could meet fire-flow
requirements.
Edmonds-Glenwood Phase 1
Phase 1 of the Edmonds-Glenwood redevelopment project consists of townhomes along Glenwood
Avenue NE. Fire-flow requirements for this project are expected to be in the range of 2,500 gpm.
The existing water system in Glenwood Avenue NE cannot provide that amount of fire flow. A new
12-inch-diameter water main would be required to be extended from Harrington Avenue NE and NE
12th Street in the 565 pressure zone,south along Harrington Avenue NE,and continuing along
Glenwood Avenue NE past and through the project site,about 800 feet of new pipe(Segment A on
Figure 3.17-1).
New Library
A new library is proposed in the northeast quadrant of NE Sunset Boulevard and Harrington Avenue
NE. If the fire-flow requirements for the new library are about 2,500 gpm or less,then the existing
12-inch-diameter main in NE Sunset Boulevard could meet that requirement.
Pldnned ACtiOn OfdinanC2
65 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
New Mixed-Use Building Adjacent to New Library
A new mixed-use community service/retail/residential structure is proposed adjacent to the new
library between NE Sunset Boulevard,NE 10th Street,and Sunset Lane NE. It is reasonable to expect
that the combination of additional structure size and exposure(to the library)would mandate fire
flows for this building in excess of 2,500 gpm. In that case,a looped system of mains from the 565
pressure zone would be required. This could be achieved by extending new mains from the existing
12-inch-diameter main in NE Sunset Boulevard northwesterly on both Harrington Avenue NE and
NE 10th Street to Sunset Lane NE. The loop could then be connected by installing a new 12-inch-
diameter main in Sunset Lane NE from Harrington Avenue NE to NE 10th Street.The existing water
main in Sunset Lane NE could then be abandoned in place. This new loop would be about 700 feet in
total length(Segment B on Figure 3.17-1).
RHA's Piha Site (aka Suncrest Homes)
Fire flows required for the Piha site development have not been established. If the flow requirement
is 2,500 gpm or less,then it could be met by extending a new 12 inch main in NE 10 h Street past the
site to Harrington Avenue NE. The extension could either be from NE Sunset Boulevard(if the
project precedes the mixed use development adjacent to the library). Or it could be from Sunset
Lane NE,if the project occurs after the mixed use development adjacent to the library. The length of
pipe required from Sunset Boulevard would be about 500 feet;from Sunset Lane NE it would be
about 350 feet. (Segment C on Figure 3.17-1)
It is possible that required fire flows for the Piha site would exceed 2,500 gpm. In that situation a
looped main system would be necessary. There are multiple scenarios to meet the looping
requirements. Those fire flow looping scenarios depend largely on the timing and sequencing of the
PISA site project;i.e.does it precede or follow other redevelopment projects contemplated for the
project area.
Under one scenario,if the Piha site development precedes construction of Phase II and III of the
Sunset Terrace redevelopment looping could be achieved by extending another main(in addition to
Segment C,discussed above) north on Harrington Avenue NE to Glenwood Avenue NE (Segment H
on Figure 3.17-1). If Piha site development follows Phases II and III of Sunset Terrace,looping could
be achieved by simply connecting the Piha main extension in NE 10th Street(Segment C)with
Segment E at the intersection of Harrington Avenue NE and NE lOth Street.
Under another scenario,the Piha site development could proceed before all other projects. In that
case the cost of looping would not be shared with other projects as described in the preceding
paragraphs and the Piha site project would need to install either a"long-term"or a"temporary" 12
inch diameter"stand alone"water main loop.
The"long-term"alignment would be to extend a 12-inch main in Harrington Avenue NE connecting
to the existing high-pressure water line in NE Sunset Blvd. This option would result in the
installation of a new water main in the section of Harrington Avenue NE that is proposed to be
vacated to help create the Sunset Terrace Redevelopment Neighborhood Park. The new 12-inch
water main would be looped around the west and north side of the new Piha site building and
extended southerly in Sunset Lane NE to NE lOth Street,then southeasterly in NE 10th Street to
connect back to the existing 12-inch line in Sunset Boulevard NE. (Segment P1 on Figure 3.17-1)
This new looped water main would be able to deliver about 5,000 gpm.
Planned ACtiOn Ordinance
66
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
A temporary route(which is not the preferred option)to provide 5,000 gpm to the same site would
be to extend two paralle112-inch water lines in NE lOth Street from the existing 12-inch line in
Sunset Boulevard NE,along with a looped water main around the west and north side of the
building,and a 12-inch line in Sunset Lane NE connecting back to the second new 12-inch main in
NE 10 h Street. (Segment P2 on Figure 3.17-1)
Sunset Terrace Redevelopment
It is reasonable to assume that the fire flows required for the Sunset Terrace redevelopment would
exceed 2,500 gpm,mandating installation of a looped system. In addition,Sunset Terrace abuts NE
Sunset Boulevard,triggering the requirement to install hydrants every 400 feet along that arterial.
It may be possible to phase the Sunset Terrace redevelopment in a manner that would allow early
elements of the redevelopment to be constructed without looping the water mains(see Edmonds-
Glenwood Phase 1,above). In any case,all mains serving the redevelopment would be extended
from the 565 pressure zone.
Initially,a new water main would be installed in Sunset Lane NE from Harrington Avenue NE to
Glenwood Avenue NE(about 750 feet). This presumes that the new main in Harrington Avenue NE
discussed in the Mixed-Use Building section,above,has been installed. The existing water main in
Sunset Lane NE could be abandoned in place(Segment D on Figure 3.17-1).
Looping the system could be achieved by extending the main from the intersection of Sunset Lane
NE and Glenwood Avenue NE along the newly aligned NE 10th Street to Harrington Avenue NE
about 250 feet) (Segment E on Figure 3.17-1).This presumes that the water main extension in NE
lOth Street to serve RHA's Piha site has already be installed.
There are two ways to install the required fire hydrants along NE Sunset Boulevard. One option
would be to extend the 12-inch-diameter main in NE Sunset Boulevard from Harrington Avenue NE
along the Sunset Terrace frontage(about 800 feet). This would be the most expensive option.
Another option would be to extend fire hydrant leads southwesterly through the Sunset Terrace
project from Sunset Lane NE to NE Sunset Boulevard at the appropriate intervals(Segments F on
Figure 3.17-1).This would be the least expensive option for two reasons. First,the pipes would not
be installed in a street avoiding significant restoration costs. Second,the pipes could be smaller
because they would be single purpose and not part of the City's transmission/distribution system.
Edmonds-Glenwood Phase 2
Fire-flow requirements for the Edmonds-Glenwood Phase 2 project are expected to be about 4,000
gpm,triggering the requirement to loop the water system. There are two options to meet this
looping requirement:north or south.
The north option would involve extending the 12-inch-diameter main from Phase 1 westerly
through the site to Edmonds Avenue NE. From there,the main would be extended north in
Edmonds Avenue NE to NE 12th Street,then east in NE 12th Street to Harrington Avenue NE,a
distance of more than 1,500 feet(Segment G on Figure 3.17-1).
The south option would begin in the same manner by extending the Phase 1 main through the
project site. Looping would be achieved by installing two new mains. One would extend from
Sunset Lane NE north in Glenwood Avenue NE to the Phase 1 pipe. The other would extend
Planned Action Ordinance
67 attachment s:nnitigation oocument
ORDINANCE N0. 5813
ATTACHMENT B
northwesterly in easements adjacent to NE Sunset Boulevard and Edmonds Avenue NE from the
northern-most fire hydrant lead installed for the Sunset Terrace project through the Phase 2 site. (A
more expensive option would be to install this same section of pipe in the rights-of-way of NE Sunset
Boulevard and Edmonds Avenue NE.) These loops would also comprise more than 1,500 feet of new
pipe (Segment H on Figure 3.17-1).
Water Main Costs
The cost of installation for new water mains is driven by a number of factors. Water mains installed
in roads are more expensive than water mains installed within project or open space areas,because
of the cost savings of avoiding conflicting utilities and restoring the road surface.
New water main costs are also affected by whether they are stand-alone or part of a suite of
infrastructure improvements. If the project is only installing a new water main,then all of the
excavation,bedding,installation,and other costs are borne by that project. If the project involves
installation of the other underground utilities such as sewers or storm sewers,the costs common to
the project can be spread across each utility facility being installed.
The cost of water mains is also affected by the project sponsor. If the project is being constructed by
a private developer,new water mains are less expensive. If the project is sponsored by a
government agency,numerous statutes make new water main projects more expensive.
The City's recent experience with stand-alone water main projects in a major arterial indicate costs
per foot of about$200 to$250. Applying these costs to the water main improvement described
above would indicate costs in the range of$1 to 1.2 mil(ion.The improvements would be
implemented with City and developer funding.
Wastewater Collection
Overview
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 below.
See NEPA Reevaluation/SEPA Addendum(October 2014)for more recent considerations on
location of sewer mains and the potential for reuse of existing lines or rerouting requirements.
Detailed Discussion
Mitigation issues related to wastewater fall into three broad categories: upsizing,rehabilitation,and
relocation.
Wastewater flows(forecast for the Planned Action Study Area,including the Potential Sunset
Terrace Redevelopment Subarea) indicate that some existing sewer pipes must be replaced with
larger pipes. One of those pipes is in Harrington Avenue NE. This sewer pipe would be replaced by
Planned Action Ordinance
68 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
the Ciry as part of the overall Sunset Terrace redevelopment to accommodate forecast flows.
Manholes along the Harrington alignment would be carefully designed and located to avoid
interference with the planned park.
The collection sewers in Sunset Lane NE are at or near the end of their design life. The condition of
these sewers would be assessed to determine if they can be rehabilitated in place or if new pipes
would need to be installed.
The redevelopment concept proposes narrowing and shifting the alignment of Sunset Lane NE. If
this action leaves the existing sewers too close to new structures,then the City would require that a
new sewer main be installed within the new right-of-way of Sunset Lane NE.
Planned ACtion Ordinance
69 Attachment B:Mitigation Dotument
ORDINANCE N0. 5813
ATTACHMENT B
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Prepared in partnership with:
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Urbal Architecture
206.257.0972
urbalarchitecture.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 16BLOCK A - LEVEL 2
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
1/1 TH768GSF
2/2 TH1280GSF
NE SUNSET LN.NE 11th ST.PARKING LANE
LOBBYBELOW
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
1/1 DEN864GSF GSF
1/1 DEN864
RESIDENTIAL PARKING
41 SPACES
UTILITY/STORAGERAMP DN
COMMERCIAL PARKING
49 SPACES
RETAIL9800 GSF
PARKINGENTRY
TRASH
UTILITY
SECURITYGATE
PROPOSED
BANKEXISTING
TOWNHOMES
RENTON, WA
PROJECT # 17-020
FLOOR PLAN: LEVEL 2
SCALE: NTS
SOLERA BLOCK A
05-16-18NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON
P/L P/LP/LP/L
P/LP/L
P/L
P/L
15'EXISTING6'-0"20'-0"16'-0"
16'-0"
2
1
'
-
0
"53'-0"15'-0"16'-0"
26'-0"
16'-0"
26'-0"26'-0"
34'-5"28'-8"16'-0"
26'-0"
35'-0"49'-9"
BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL
NE
1
2
t
h
S
T
SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"
26'-0"
19'-6"
18'-0"
15'-0"
15'-0"15'-0"13'-6"15'-0"
40'-4"
35'-0"
26'-0"
40'-9"
26'-5"
18'-0"
15'-0"
15'-0"
17'-0"
18'-0"18'-6"
15
'
-
0
"29'-6"18'-9"35'-1"3
2
'
-
8
"
15
'
-
7
"
28'-6"29'-6"36'-6"3
4
'
-
6
"
28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1
6
'
-
0
"33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"
6'-0"
BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"
5
3
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
2
0
'
2
8
'
-
3
"
1
5
'
1
5
'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"
53'-0"
53'-0"
GARAGE
ENTRY
ELEV 349
GARAGE
ENTRY
ELEV 355
DAYCARE DROP-OFF
ENTRANCE
ELEV 349
DAYCARE
OUTDOOR
PLAY AREA
ELEV 349
LOBBY
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
JEFFERSON
COVERED
BREEZEWAY /
ACCESS TO BANK
FROM PARKING
10'-3"
LOBBY
ENTRY
ELEV 355
GARAGE
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
6 6
6 6
6
6
5
3
4
4
54 5
6
4
5
5
5 8
6
3
8
6666
5
8
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 40 8020 A-101SITE PLAN
SHEET INFORMATION
OPEN
TO
RESIDENTIAL
LOBBY
BELOW
COMMERCIAL & GUEST JOINT PARKING SPACES
BLOCK A
DN
RESIDENTIAL UNITS
ELEV 364
RESIDENTIAL
UNITS
ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES
8,986 SF
ELEV. 361
GARAGE
ENTRY
BELOW
ELEV 342
228'32'32'42'294'RES. CORRIDOR38 SPACES
ELEV 364
39 SPACES
ELEV.
LOBBY
ELEV 364
RAMP
RESIDENTIAL STORAGE
140 STORAGE LOCKERS
ELEV 364
ELEV
356
AT GRADE
ELEV 361
ELEV 361 ELEV 356
DNOPEN TOBELOWAT GRADE
ELEV 358
221'
(75% OF 294' = 220'-6")
LEASING
ELEV 364
RES. CORRIDOR
9'18'24'COMMERCIAL
REFUSE & RECYCLING
141 SQFT REQ.
200 SQFT PROV.10'Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
MARCH 2, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 A-A202BLOCK A LEVEL 2
SHEET INFORMATION
FLOOR PLAN NOTES
1. Fire sprinkler and fire alarm systems will be provided
throughout mixed use building. Dry stand pipes will be
provided in all stairwells. Direct outside access will be
provided to the fire sprinkler riser room.
2. Elevator cars will be sized to allow a mininum of
a 40-inch by 84-inch stretcher
Architecture + Planning
888.456.5849
ktgy.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 25BLOCK B - LEVEL 224' COMMERCIAL / RESD AMENITIES
SPACE
6435 SQ. FT.
LOBBY UP44'40'LEVEL 2
ELEV 360 123'-6"368'-6"GARAGE
ENTRY
ELEV 355
ELEV 355ELEV 360 LEASING
123'-6"40'
ELEV 360
PEDESTRIAN
CONNECTION ELEV 360
ELEV 360
ELEV 360
ELEV 360
ELEV 360
ACCESS TO
DAYCARE
ELEV 360
BLOCK B 21'-6"COMMERCIAL / RESIDENTIAL AMENITIES
5263 SQ. FT.
55 SPACES
77'
5,900 SQ.FT.
PROPOSED
CHILD CARE
ELEV 36018'9'
445'-6"
(75% OF 452'-6" = 340'-0")53'-6"ELEV
355
MAIL ROOM
ELEV 355144 BICYCLE PARKING
COMMERCIAL
REFUSE & RECYCLING
323 SQFT REQ.
500 SQFT PROV.COMMERCIAL / DAYCARE
PARKING SPACES
MECH
MECH
ELEV 361FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
37'
LOBBY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 B-A202BLOCK B LEVEL 2
FLOOR PLAN NOTES
1. Fire sprinkler and fire alarm systems will be provided
throughout mixed use building. Dry stand pipes will be
provided in all stairwells. Direct outside access will be
provided to the fire sprinkler riser room.
2. Elevator cars will be sized to allow a mininum of
a 40-inch by 84-inch stretcherNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON
P/L P/LP/LP/L
P/LP/L
P/L
P/L
15'EXISTING6'-0"20'-0"16'-0"
16'-0"
2
1
'
-
0
"53'-0"15'-0"16'-0"
26'-0"
16'-0"
26'-0"26'-0"
34'-5"28'-8"16'-0"
26'-0"
35'-0"49'-9"
BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL
NE
1
2
t
h
S
T
SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"
26'-0"
19'-6"
18'-0"
15'-0"
15'-0"15'-0"13'-6"15'-0"
40'-4"
35'-0"
26'-0"
40'-9"
26'-5"
18'-0"
15'-0"
15'-0"
17'-0"
18'-0"18'-6"
15
'
-
0
"29'-6"18'-9"35'-1"3
2
'
-
8
"
15
'
-
7
"
28'-6"29'-6"36'-6"3
4
'
-
6
"
28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1
6
'
-
0
"33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"
6'-0"
BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"
5
3
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
2
0
'
2
8
'
-
3
"
1
5
'
1
5
'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"
53'-0"
53'-0"
GARAGE
ENTRY
ELEV 349
GARAGE
ENTRY
ELEV 355
DAYCARE DROP-OFF
ENTRANCE
ELEV 349
DAYCARE
OUTDOOR
PLAY AREA
ELEV 349
LOBBY
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
JEFFERSON
COVERED
BREEZEWAY /
ACCESS TO BANK
FROM PARKING
10'-3"
LOBBY
ENTRY
ELEV 355
GARAGE
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
6 6
6 6
6
6
5
3
4
4
54 5
6
4
5
5
5 8
6
3
8
6666
5
8
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 40 8020 A-101SITE PLAN
SHEET INFORMATION
OPEN
TO
RESIDENTIAL
LOBBY
BELOW
COMMERCIAL & GUEST JOINT PARKING SPACES
BLOCK A
DN
RESIDENTIAL UNITS
ELEV 364
RESIDENTIAL
UNITS
ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES
8,986 SF
ELEV. 361
GARAGE
ENTRY
BELOW
ELEV 342
228'32'32'42'294'RES. CORRIDOR38 SPACES
ELEV 364
39 SPACES
ELEV.
LOBBY
ELEV 364
RAMP
RESIDENTIAL STORAGE
140 STORAGE LOCKERS
ELEV 364
ELEV
356
AT GRADE
ELEV 361
ELEV 361 ELEV 356
DNOPEN TOBELOWAT GRADE
ELEV 358
221'
(75% OF 294' = 220'-6")
LEASING
ELEV 364
RES. CORRIDOR
9'18'24'COMMERCIAL
REFUSE & RECYCLING
141 SQFT REQ.
200 SQFT PROV.10'Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
MARCH 2, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 A-A202BLOCK A LEVEL 2
SHEET INFORMATION
1601 5th Avenue, Suite 1600
Seattle, WA 98101
206.622.5822
www.kpff.com
NW 1/4 OF THE NW 1/4 AND THE NE 1/4 OF THE NW 1/4 SECTION 9, TOWNSHIP 23 NORTH, RANGE 05 EAST, W.M.
Architecture + Planning
888.456.5849
ktgy.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 2 SITE PLANNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON
P/L P/LP/LP/L
P/LP/L
P/L
P/L
15'EXISTING6'-0"20'-0"16'-0"
16'-0"
2
1
'
-
0
"53'-0"15'-0"16'-0"
26'-0"
16'-0"
26'-0"26'-0"
34'-5"28'-8"16'-0"
26'-0"
35'-0"49'-9"
BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL
NE
1
2
t
h
S
T
SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"
26'-0"
19'-6"
18'-0"
15'-0"
15'-0"15'-0"13'-6"15'-0"
40'-4"
35'-0"
26'-0"
40'-9"
26'-5"
18'-0"
15'-0"
15'-0"
17'-0"
18'-0"18'-6"
15
'
-
0
"29'-6"18'-9"35'-1"3
2
'
-
8
"
15
'
-
7
"
28'-6"29'-6"36'-6"3
4
'
-
6
"
28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1
6
'
-
0
"33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"
6'-0"
BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"
5
3
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
2
0
'
2
8
'
-
3
"
1
5
'
1
5
'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"
53'-0"
53'-0"
GARAGE
ENTRY
ELEV 349
GARAGE
ENTRY
ELEV 355
DAYCARE DROP-OFF
ENTRANCE
ELEV 349
DAYCARE
OUTDOOR
PLAY AREA
ELEV 349
LOBBY
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
JEFFERSON
COVERED
BREEZEWAY /
ACCESS TO BANK
FROM PARKING
10'-3"
LOBBY
ENTRY
ELEV 355
GARAGE
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
6 6
6 6
6
6
5
3
4
4
54 5
6
4
5
5
5 8
6
3
8
6666
5
8
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 40 8020 A-101SITE PLAN
SHEET INFORMATION
BLOCK A - PODIUM MIXED USE BLOCK B - PODIUM MIXED USE TOWNHOMES EXISTING BANK PROJECT TOTALS
2 LEVELS OF TYPE I-A ABOVE GRADE 2 LEVELS OF TYPE I-A ABOVE GRADE 3 STORIES INCLUDING 2-CAR GARAGE EXISTING ONE STORY
5 LEVELS OF TYPE III-A OVER PODIUM 5 LEVELS OF TYPE III-A OVER PODIUM
MARKET RATE APARTMENTS 296 UNITS SENIOR APARTMENTS 225 UNITS FOR SALE HOMES 152 UNITS TOTAL UNITS 673 UNITS
COMMERCIAL 9,800 SF COMMERCIAL 11,698 SF COMMERCIAL 5,479 SF TOTAL COMMERCIAL 26,977 SF
DAY CARE 11,800 SF TOTAL DAYCARE 11,800 SF
GROSS RESIDENTIAL AREA 251,998 SF GROSS RESIDENTIAL AREA 189,475 SF GROSS RESIDENTIAL AREA 372,404 SF GROSS TOTAL RESIDENTIAL AREA 813,877 SF
GROSS TOTAL BUILDING AREA 377,425 SF GROSS TOTAL BUILDING AREA 323,430 SF GROSS TOTAL BUILDING AREA 372,404 SF GROSS TOTAL BUILDING AREA 5,479 SF GROSS TOTAL BUILDING AREA 1,078,738 SF
(includes residential balconies)NE 10th ST20'-0"20'-0"16'-0"13'-6"20'-0"53'-0"29'-6"P/LP/L
P/LP/L6'-0"20'-0"16'-0"
16'-0"53'-0"15'-0"16'-0"
26'-0"
16'-0"
26'-0"26'-0"
34'-5"28'-8"16'-0"
26'-0"
35'-0"49'-9"
BLOCK B MIXED USE10'-0"11'-0"15'-8"
SUNSET BLVDNE 11th ST37'-3""16'-0"
26'-0"
19'-6"
18'-0"
15'-0"
15'-0"15'-0"13'-6"15'-0"
40'-4"
26'-0"
40'-9"
26'-5"
18'-0"
15'-0"
15'-0"
17'-0"
18'-0"18'-6"29'-6"28'-6"29'-6"36'-6"28'-9"
1
6
'
-
0
"32'-4"12'-6"2'-0"6'-0"
6'-0"
BLOCK A MIXED USE30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"
53'-0"
53'-0"
GARAGE
ENTRY
ELEV 349
GARAGE
ENTRY
ELEV 355
DAYCARE DROP-OFF
ENTRANCE
ELEV 349
DAYCARE
OUTDOOR
PLAY AREA
ELEV 349
LOBBY
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
JEFFERSON
10'-3"
LOBBY
ENTRY
ELEV 355
GARAGE
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV
6 6
6 6
6
6 5
54 5
6
4
5 8
6
3
8
6666
5
8
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 40 8020
PEDESTRIAN ENTRANCE / EXIT
VEHICULAR ENTRANCE / EXIT
CITYOF—----—-RentoncDepartmentofCommunityandEconomicDevelopmentPlanningDivisionADMINISTRATIVEPOLICY/CODEINTERPRETATIONADMINISTRATIVEPOUCY/CODEINTERPRETATION#:Cl-134MUNICIPAl.CODESECTIONS:4-7-090,UnitLotSubdivisionsREFERENCE:OrdNo5818/CI-125SUBJECT:UnitCotSubdivisionsintheCVZone#2BACKGROUND:Ordinance#5818establishedprocessandstandardsforunitlotsubdivisionsthatwouldaccommodatefeesimpletownhomedevelopmentprojects.TheordinanceidentifiedtheR-10,R-14,andRMFzonesfortheiruse,butCl-125clarifiedthataunitlotsubdivisionisalsopermittedinareasoftheCVzonethatallowstandalonetownhomedevelopment.Thisfollowupinterpretationisintendedtoclarifyunitlotsubdivisionsarereviewedconsistentlywithinallfourzoningdistrictstheyarepermitted.TheRMFzonecontainsanUrbanDesignDistrictBoverlaythatrequiresproposalstocomplywithRMC4-3-100,UrbanDesignRegulations.However,forunitlotsubdivisionprojects,theproposalsareexemptfromtheUrbanDesignRegulationsandinsteadaresubjecttoRMC4-2-115,ResidentialDesignandOpenSpaceStandards,asappliedtoR-10andR14zones.UnitlotsubdivisionsintheCVzonewerealsointendedtobeexemptfromtheUrbanDesignRegulations.Additionally,theResidentialDesignandOpenSpaceStandardsconflictwiththeCVzone’sBuildingOrientationStandards(RMC4-2-120A)thatrequirethefrontentryofresidentialonlyusesbeorientedtoapublicorprivatestreet,whereastheResidentialDesignandOpenSpaceStandardsallowadditionalentryoptionssuchasfromapark,commongreen,pocketpark,pedestrianeasement,oropenspace.Lastly,theunitlotsubdivisionparkingregulationsrefertotheR-10,R-14,andRMFzonesandexcludeanymentionoftheCVzone.H:\CED\Planning\TitleIV\Docket\AdministrativePolicyCodelnterpretation\CI-134\CodeInterpretation.docx
OnehousekeepingitemisaddedtotheinterpretationthatremovesreferencetononexistentprivatestreetstandardsandredundantlanguageregardingpublicstreetstandardsDECISION:ClarifythatunitlotsubdivisionregulationsapplyconsistentlytotheR-10,R-14,RMF,andCVzones.JUSTIFICATION:Applyingthesamestandardstoallunitlotsubdivisions,regardlessoftheirrespectivezone,providesaclarifiedandconsistentreviewprocessandcontinuestegoalsobjectivesandpurposeofOrdinance5818.ADMINISTRATOR-APPROVAL:____________________________C.E.“Chip”VincentEFFECTIVEDATE:March1,2018APPEALPROCESS:Toappealthisdetermination,awrittenappeal--accompaniedbytherequiredfilingfee--mustbefiledwiththeCitysHearingExaminer(1055SouthGradyWay,Renton,WA98057,425-430-6515)nomorethan14daysfromthedateofthisdecision.Yoursubmittalshouldexplainthebasisfortheappeal.Section4-8-110oftheRentonMunicipalCodeprovidesfurtherinformationontheappealprocess.DISCLAIMER:ExcerptsfromtheRentonMunicipalCodeshownbelowmaynotcontainthemostrecentlycodifiedtext.Insuchinstances,codeamendmentsimplementedthroughthisAdministrativeCodeInterpretationshallbeconstruedtoaffectthecurrentcodeandpast/futureAdministrativeCodeInterpretationsnotyetcodifiedinthesamemannerasshownbelow.ShouldanyconflictsresulttheAdministratorshalldeterminetheeffectivecode.CODEAMENDMENTSNEEDEDTOIMPLEMENTDETERMINATIONS:4-2-120ADEVELOPMENTSTANDARDSFORCOMMERCIALZONINGDESIGNATIONS(CN,CV,CA,&UC)CNCVCAUCBUILDINGLIMITATIONSBuildingAllcommercialSeeurbandesignregulationsinSeeurbandesignOrientationusesshallhaveRMC4-3-100.regulationsinRMC4-3-theirprimaryCommercialandcivicusesshall100.entranceandprovideentryfeaturesonallshopdisplaysidesofabuildingfacingapublicwindoworientedright-of-wayorparkinglot.towardthestreetExceptforunitlotsubdivisions,frontage.thefrontentryofresidentialcI-134Page2of3
CNCVCAUConlyusesshallbeorientedtoapublicorprivatestreetdevelopedtothcrequiredstandardsinRMC46060.4-7-090UNITLOTSUBDIVISIONS:E.EXCEPTIONS:3.Parking:ThenumberofparkingspacesrequiredforattacheddwellingsintheR10,R14,andRMFzonespursuanttoRMC4-4-O8OFlOd,ParkingSpacesRequiredBasedonLandUse,maybeaveragedanddispersedamongunitlotsorwithintheparentsite;however,atleastoneparkingspaceshallbeprovidedwithineachunitlot.F.UNITLOTSUBDIVISIONREQUIREMENTS:5.DesignandOpenSpaceStandards:RMC4-2-115,ResidentialDesignandOpenSpaceStandards,asappliedtotheR-10andR-14zonesshallapplytounitlotsubdivisionswithintheRMFandCVzones.UnitlotsubdivisionswithintheRMFandCVzonesshallbeexemptfromRMC4-3-100,UrbanDesignRegulations.STAFFCONTACT:MattHerrera,SeniorPlannerX6593CI-134Page3of3
Architecture + Planning
888.456.5849
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QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 3PROJECT SUMMARY
Site
Lot Area (SF)514,032 SF
Lot Area (acres)11.8
Lot Area (SF)
minus dedications and public
easements 414,030 SF
Lot Area (acres)
minus dedications and public
easements 9.5
Building Height 50', or 60' if ground floor is
commercial use
Proposed Max. Building Height For
Mixed Use Buildings
85' above grade plan with
requested CUP
Allowable Density 20-80 du/ac
Proposed Density 70.81 du/ac
Max Lot Coverage 65%
Lot coverage 54.75%
Uses Block A Mixed Use Block B Mixed Use Townhomes
Residential 251,998 SF 189,475 SF 372,404 SF
Commercial 9,800 SF 11,698 SF
Day Care 11,800 SF
Garage / Mech 115,627 SF 110,457 SF
Gross Building Area 377,425 SF 323,430 SF 372,404 SF
Units
Block A Mixed Use 296 UNITS
Block B Mixed Use 225 UNITS
Townhomes 152 UNITS
Total Units 673 UNITS
Vehicle Parking - Block A MINIMUM MAXIMUM PROVIDED
Resident 296
Guest 33
Total Residential 296 518 329
Commercial 25 @ 2.5/1,000 25 @ 2.5/1,000 49 w/ add. for eat/drink
Block A Parking 321 543 378
Vehicle Parking - Block B
Resident 229
Guest 0
Total Residential 225 394 229
Commercial 29 @ 2.5/1,000 29 @ 2.5/1,000 30
Required Day Care 25 25 25
Block B Parking 279 448 284
Vehicle Parking - Townhomes
Townhome Parking 152 266 244
Vehicle Parking Project Totals
Total Average Vehicle Parking 752 1,256 906
Bicyle Parking MINIMUM PROVIDED
Bicycle Parking - Block A 148 153
Bicycle Parking - Block B 113 144
Bicycle Parking - Townhomes 76 152
Total Average Bicycle Parking 337 449
170853 Quadrant - Renton Highlands
Renton, WA
Site Information
Assesor Parcel Number 722780-1235, -1405, -1406, -1206, -1785, and -1205
Lot Area (SF)514,000 SF
Lot Area (acres)11.8
Lot Area (SF) minus dedications and public easements 422,090 SF
Lot Area (acres) minus dedications and public easements 9.7
Existing Zoning CV - Center Village, District D
Comprehensive Plan Land Use CMU - Commercial mixed Use
Community Planning Area Highlands (Sunset Area)
Use - Existing Shopping Center
Use - Proposed Mixed-use residential, senior, and commercial
DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING Section 4-2-120A
Minimum Lot Size 25,000sf
Lot Coverage 65%, or 75% if parking provided within building
Density 20-80 du/ac
Setbacks
Front Yard 15' min to 20' max
Secondary Front Yard 15' min to 20' max
Rear Yard none, except 15' if lot abuts lot zoned residential
Side Yard
none, except 15' if lot abuts or is adjacent to lot zoned
residential
Clear Vision Area 20' triangle
Max Gross Floor Area none
Building Height 50', or 60' if ground floor is commercial use
URBAN DESIGN REGULATIONS Section 4-3-100
Natural light and sun exposure shall be considered.
Buildings shall be oriented to the street with connections to sidewalk.
Front entry shall be oriented to the street or landscaped pedestrian-only courtyard.
Residential uses shall be setback 10' from sidewalk or raised above street level.
Street-facing facades shall be prominent and include weather protection proportional to the distance above ground.
Transition to surrounding used by using upper-level step-backs, building breaks, or roof design to reduce apparent bulk.
Service elements shall be located to minimize impacts to pedestrian environment and abutting uses.
Service / trash collection areas shall be enclosed on all sides or adjacent to 3' min planter.
No surface parking shall be located between building and front or side PL.
Parking structures shall accommodate ground floor commercial uses along street frontages at 75% min frontage width.
Public-facing façade of oparking structures shall be pedestrian-oriented and setback 6' from sidewalk (10' for arterial).
Access to parking shall be from alleys or side streets.
50 sf/unit Minimum common open space and/or recreation area (excludes private o.s.).
For projects with over 100 DU, LID facilities may count towards no more than 50% of required open space.
All buildings shall include modulations or articulation every 40', at a minimum of 2' deep, 16' high, and 8' wide.
Buildings over 160' in length shall provide a variety of modulations.
PARKING REGULATIONS Section 4-4-080
Fire Lane width 20'
Parking Stall Dimensions-surface/private garage/carport
standard 9' x 20'
parallel 9' x 23'
compact 8'-6" x 16'
structure parking - standard 8'-4" x 16'
structure parking - compact 7'-6" x 13'
maximum compact 50% structured, 30% otherwise
vehicle overhang 2'
parallel parking aisle width 10', one way, 18' two way
90 degree parking aisle width 24'
Parking spaces required
detached dwellings 2 spaces per unit
attached dwellings 1 space minimum - 1.75 spaces maximum per unit
retail 2.5 spaces per 1,000 sf of net floor area
restaurant min. and max of 10 per 1,000 SF of dining area
day care center
min. and max of 1 per employee and 2 drop-off spaces within
100 ft of the main entrace for every 25 clients of the program
Bicycle parking required
bicycle parking, attached dwellings 0.5 space per unit
bicycle parking, other uses 10% of off-street vehicle parking requirement
bicycle space dimensions 2' x 6' + 5' aisle
SOLERA - ZONING SUMMARY SOLERA - PROJECT SUMMARY
Urbal Architecture
206.257.0972
urbalarchitecture.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 17BLOCK A - LEVEL 3-6
FLOOR PLAN NOTES
1. Fire sprinkler and fire alarm systems will be provided
throughout mixed use building. Dry stand pipes will be
provided in all stairwells. Direct outside access will be
provided to the fire sprinkler riser room.
2. Elevator cars will be sized to allow a mininum of
a 40-inch by 84-inch stretcher
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN
576GSF
1/1OPEN
576GSF
1/1OPEN
576GSF
1/1 OPEN
576GSF
1/1 OPEN
576GSF
1/1 OPEN
576GSF
1/1OPEN
576GSF
1/1 OPEN
576GSF
1/1 OPEN
544GSF
1/1
OPEN 1/1544GSF
2/2960GSF
2/2960GSF
2/2960GSF
2/2960GSF
2/2960GSF
2/2960GSF
OPEN 1/1624GSF
OPEN 1/1624GSF
OPEN 1/1624GSF
OPEN 1/1624GSF
1/1720GSF
1/1720GSF
1/1720GSF
1/1720GSF
DEN+1/1816GSF
DEN 1/1816GSF
1/1672GSF
1/1672GSF
2/21032GSF
2/21032GSF
DEN+1/1816GSF
DEN+1/1816GSF
2/21008GSF
2/21008GSFUTILITYUTILITY2/21032GSF
2/21032GSF
2/21032GSF
2/21032GSF
2/21032GSF
2/21032GSF
1/1672GSF
1/1672GSF
NE SUNSET LN.NE 11th ST.NE SUNSET BLVD.
OPEN
576GSF
1/1
OPEN 1/1576GSF
OPEN 1/1544GSF
OPEN
544GSF
1/1
RENTON, WA
PROJECT # 17-020
FLOOR PLAN: LEVELS 3-6
SCALE: NTS
SOLERA BLOCK A
05-16-18NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON
P/L P/LP/LP/L
P/LP/L
P/L
P/L
15'EXISTING6'-0"20'-0"16'-0"
16'-0"
2
1
'
-
0
"53'-0"15'-0"16'-0"
26'-0"
16'-0"
26'-0"26'-0"
34'-5"28'-8"16'-0"
26'-0"
35'-0"49'-9"
BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL
NE
1
2
t
h
S
T
SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"
26'-0"
19'-6"
18'-0"
15'-0"
15'-0"15'-0"13'-6"15'-0"
40'-4"
35'-0"
26'-0"
40'-9"
26'-5"
18'-0"
15'-0"
15'-0"
17'-0"
18'-0"18'-6"
15
'
-
0
"29'-6"18'-9"35'-1"3
2
'
-
8
"
15
'
-
7
"
28'-6"29'-6"36'-6"3
4
'
-
6
"
28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1
6
'
-
0
"33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"
6'-0"
BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"
5
3
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
2
0
'
2
8
'
-
3
"
1
5
'
1
5
'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"
53'-0"
53'-0"
GARAGE
ENTRY
ELEV 349
GARAGE
ENTRY
ELEV 355
DAYCARE DROP-OFF
ENTRANCE
ELEV 349
DAYCARE
OUTDOOR
PLAY AREA
ELEV 349
LOBBY
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
JEFFERSON
COVERED
BREEZEWAY /
ACCESS TO BANK
FROM PARKING
10'-3"
LOBBY
ENTRY
ELEV 355
GARAGE
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
6 6
6 6
6
6
5
3
4
4
54 5
6
4
5
5
5 8
6
3
8
6666
5
8
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 40 8020 A-101SITE PLAN
SHEET INFORMATION
OPEN
TO
RESIDENTIAL
LOBBY
BELOW
COMMERCIAL & GUEST JOINT PARKING SPACES
BLOCK A
DN
RESIDENTIAL UNITS
ELEV 364
RESIDENTIAL
UNITS
ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES
8,986 SF
ELEV. 361
GARAGE
ENTRY
BELOW
ELEV 342
228'32'32'42'294'RES. CORRIDOR38 SPACES
ELEV 364
39 SPACES
ELEV.
LOBBY
ELEV 364
RAMP
RESIDENTIAL STORAGE
140 STORAGE LOCKERS
ELEV 364
ELEV
356
AT GRADE
ELEV 361
ELEV 361 ELEV 356
DNOPEN TOBELOWAT GRADE
ELEV 358
221'
(75% OF 294' = 220'-6")
LEASING
ELEV 364
RES. CORRIDOR
9'18'24'COMMERCIAL
REFUSE & RECYCLING
141 SQFT REQ.
200 SQFT PROV.10'Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
MARCH 2, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 A-A202BLOCK A LEVEL 2
SHEET INFORMATION
Urbal Architecture
206.257.0972
urbalarchitecture.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 18BLOCK A - LEVEL 7
FLOOR PLAN NOTES
1. Fire sprinkler and fire alarm systems will be provided
throughout mixed use building. Dry stand pipes will be
provided in all stairwells. Direct outside access will be
provided to the fire sprinkler riser room.
2. Elevator cars will be sized to allow a mininum of
a 40-inch by 84-inch stretcher
OPEN
576GSF
1/1 OPEN
576GSF
1/1 OPEN
576GSF
1/1 OPEN
576GSF
1/1 OPEN
576GSF
1/1 OPEN
576GSF
1/1 OPEN
576GSF
1/1 OPEN
576GSF
1/1 OPEN
576GSF
1/1
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1544GSF
OPEN 1/1544GSF
OPEN
544GSF
1/1 OPEN
544GSF
1/1DEN+1/1816GSF
DEN+1/1816GSF
2/21008GSF
2/21008GSF
2/2960GSF
2/2960GSF
1/1720GSF
1/1720GSFOPEN 1/1624GSF
OPEN 1/1624GSFUTILITY UTILITY2/2960GSF
2/2960GSF
2/2960GSF
2/2960GSF
1/1720GSF
1/1720GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
OPEN 1/1576GSF
DEN 1/1816GSF
DEN+1/1816GSF
AMENITY1728GSF
NE SUNSET LN.NE 11th ST.NE SUNSET BLVD.
RENTON, WA
PROJECT # 17-020
FLOOR PLAN: LEVEL 7
SCALE: NTS
SOLERA BLOCK A
05-16-18NE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON
P/L P/LP/LP/L
P/LP/L
P/L
P/L
15'EXISTING6'-0"20'-0"16'-0"
16'-0"
2
1
'
-
0
"53'-0"15'-0"16'-0"
26'-0"
16'-0"
26'-0"26'-0"
34'-5"28'-8"16'-0"
26'-0"
35'-0"49'-9"
BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL
NE
1
2
t
h
S
T
SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"
26'-0"
19'-6"
18'-0"
15'-0"
15'-0"15'-0"13'-6"15'-0"
40'-4"
35'-0"
26'-0"
40'-9"
26'-5"
18'-0"
15'-0"
15'-0"
17'-0"
18'-0"18'-6"
15
'
-
0
"29'-6"18'-9"35'-1"3
2
'
-
8
"
15
'
-
7
"
28'-6"29'-6"36'-6"3
4
'
-
6
"
28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1
6
'
-
0
"33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"
6'-0"
BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"
5
3
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
2
0
'
2
8
'
-
3
"
1
5
'
1
5
'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"
53'-0"
53'-0"
GARAGE
ENTRY
ELEV 349
GARAGE
ENTRY
ELEV 355
DAYCARE DROP-OFF
ENTRANCE
ELEV 349
DAYCARE
OUTDOOR
PLAY AREA
ELEV 349
LOBBY
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
JEFFERSON
COVERED
BREEZEWAY /
ACCESS TO BANK
FROM PARKING
10'-3"
LOBBY
ENTRY
ELEV 355
GARAGE
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
6 6
6 6
6
6
5
3
4
4
54 5
6
4
5
5
5 8
6
3
8
6666
5
8
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 40 8020 A-101SITE PLAN
SHEET INFORMATION
OPEN
TO
RESIDENTIAL
LOBBY
BELOW
COMMERCIAL & GUEST JOINT PARKING SPACES
BLOCK A
DN
RESIDENTIAL UNITS
ELEV 364
RESIDENTIAL
UNITS
ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES
8,986 SF
ELEV. 361
GARAGE
ENTRY
BELOW
ELEV 342
228'32'32'42'294'RES. CORRIDOR38 SPACES
ELEV 364
39 SPACES
ELEV.
LOBBY
ELEV 364
RAMP
RESIDENTIAL STORAGE
140 STORAGE LOCKERS
ELEV 364
ELEV
356
AT GRADE
ELEV 361
ELEV 361 ELEV 356
DNOPEN TOBELOWAT GRADE
ELEV 358
221'
(75% OF 294' = 220'-6")
LEASING
ELEV 364
RES. CORRIDOR
9'18'24'COMMERCIAL
REFUSE & RECYCLING
141 SQFT REQ.
200 SQFT PROV.10'Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
MARCH 2, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 A-A202BLOCK A LEVEL 2
SHEET INFORMATION
Architecture + Planning
888.456.5849
ktgy.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 26BLOCK B - LEVEL 3
71'-0"71'-0"
32'-0"
73'-6"73'-6"71'-0"123'-6"32'-0"7'-0"32'-0"7'-0"32'-0"32'-0"32'-0"7'-0"
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 B-A203BLOCK B LEVEL 3
FLOOR PLAN NOTES
1. Fire sprinkler and fire alarm systems will be provided
throughout mixed use building. Dry stand pipes will be
provided in all stairwells. Direct outside access will be
provided to the fire sprinkler riser room.
2. Elevator cars will be sized to allow a mininum of
a 40-inch by 84-inch stretcherNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON
P/L P/LP/LP/L
P/LP/L
P/L
P/L
15'EXISTING6'-0"20'-0"16'-0"
16'-0"
2
1
'
-
0
"53'-0"15'-0"16'-0"
26'-0"
16'-0"
26'-0"26'-0"
34'-5"28'-8"16'-0"
26'-0"
35'-0"49'-9"
BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL
NE
1
2
t
h
S
T
SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"
26'-0"
19'-6"
18'-0"
15'-0"
15'-0"15'-0"13'-6"15'-0"
40'-4"
35'-0"
26'-0"
40'-9"
26'-5"
18'-0"
15'-0"
15'-0"
17'-0"
18'-0"18'-6"
15
'
-
0
"29'-6"18'-9"35'-1"3
2
'
-
8
"
15
'
-
7
"
28'-6"29'-6"36'-6"3
4
'
-
6
"
28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1
6
'
-
0
"33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"
6'-0"
BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"
5
3
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
2
0
'
2
8
'
-
3
"
1
5
'
1
5
'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"
53'-0"
53'-0"
GARAGE
ENTRY
ELEV 349
GARAGE
ENTRY
ELEV 355
DAYCARE DROP-OFF
ENTRANCE
ELEV 349
DAYCARE
OUTDOOR
PLAY AREA
ELEV 349
LOBBY
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
JEFFERSON
COVERED
BREEZEWAY /
ACCESS TO BANK
FROM PARKING
10'-3"
LOBBY
ENTRY
ELEV 355
GARAGE
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
6 6
6 6
6
6
5
3
4
4
54 5
6
4
5
5
5 8
6
3
8
6666
5
8
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 40 8020 A-101SITE PLAN
SHEET INFORMATION
OPEN
TO
RESIDENTIAL
LOBBY
BELOW
COMMERCIAL & GUEST JOINT PARKING SPACES
BLOCK A
DN
RESIDENTIAL UNITS
ELEV 364
RESIDENTIAL
UNITS
ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES
8,986 SF
ELEV. 361
GARAGE
ENTRY
BELOW
ELEV 342
228'32'32'42'294'RES. CORRIDOR38 SPACES
ELEV 364
39 SPACES
ELEV.
LOBBY
ELEV 364
RAMP
RESIDENTIAL STORAGE
140 STORAGE LOCKERS
ELEV 364
ELEV
356
AT GRADE
ELEV 361
ELEV 361 ELEV 356
DNOPEN TOBELOWAT GRADE
ELEV 358
221'
(75% OF 294' = 220'-6")
LEASING
ELEV 364
RES. CORRIDOR
9'18'24'COMMERCIAL
REFUSE & RECYCLING
141 SQFT REQ.
200 SQFT PROV.10'Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
MARCH 2, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 A-A202BLOCK A LEVEL 2
SHEET INFORMATION
Architecture + Planning
888.456.5849
ktgy.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 27BLOCK B - LEVEL 4-6
71'-0"71'-0"
32'-0"
73'-6"73'-6"71'-0"123'-6"32'-0"7'-0"32'-0"7'-0"32'-0"32'-0"32'-0"7'-0"
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 B-A204BLOCK B LEVEL 4-5
FLOOR PLAN NOTES
1. Fire sprinkler and fire alarm systems will be provided
throughout mixed use building. Dry stand pipes will be
provided in all stairwells. Direct outside access will be
provided to the fire sprinkler riser room.
2. Elevator cars will be sized to allow a mininum of
a 40-inch by 84-inch stretcherNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON
P/L P/LP/LP/L
P/LP/L
P/L
P/L
15'EXISTING6'-0"20'-0"16'-0"
16'-0"
2
1
'
-
0
"53'-0"15'-0"16'-0"
26'-0"
16'-0"
26'-0"26'-0"
34'-5"28'-8"16'-0"
26'-0"
35'-0"49'-9"
BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL
NE
1
2
t
h
S
T
SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"
26'-0"
19'-6"
18'-0"
15'-0"
15'-0"15'-0"13'-6"15'-0"
40'-4"
35'-0"
26'-0"
40'-9"
26'-5"
18'-0"
15'-0"
15'-0"
17'-0"
18'-0"18'-6"
15
'
-
0
"29'-6"18'-9"35'-1"3
2
'
-
8
"
15
'
-
7
"
28'-6"29'-6"36'-6"3
4
'
-
6
"
28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1
6
'
-
0
"33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"
6'-0"
BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"
5
3
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
2
0
'
2
8
'
-
3
"
1
5
'
1
5
'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"
53'-0"
53'-0"
GARAGE
ENTRY
ELEV 349
GARAGE
ENTRY
ELEV 355
DAYCARE DROP-OFF
ENTRANCE
ELEV 349
DAYCARE
OUTDOOR
PLAY AREA
ELEV 349
LOBBY
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
JEFFERSON
COVERED
BREEZEWAY /
ACCESS TO BANK
FROM PARKING
10'-3"
LOBBY
ENTRY
ELEV 355
GARAGE
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
6 6
6 6
6
6
5
3
4
4
54 5
6
4
5
5
5 8
6
3
8
6666
5
8
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 40 8020 A-101SITE PLAN
SHEET INFORMATION
OPEN
TO
RESIDENTIAL
LOBBY
BELOW
COMMERCIAL & GUEST JOINT PARKING SPACES
BLOCK A
DN
RESIDENTIAL UNITS
ELEV 364
RESIDENTIAL
UNITS
ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES
8,986 SF
ELEV. 361
GARAGE
ENTRY
BELOW
ELEV 342
228'32'32'42'294'RES. CORRIDOR38 SPACES
ELEV 364
39 SPACES
ELEV.
LOBBY
ELEV 364
RAMP
RESIDENTIAL STORAGE
140 STORAGE LOCKERS
ELEV 364
ELEV
356
AT GRADE
ELEV 361
ELEV 361 ELEV 356
DNOPEN TOBELOWAT GRADE
ELEV 358
221'
(75% OF 294' = 220'-6")
LEASING
ELEV 364
RES. CORRIDOR
9'18'24'COMMERCIAL
REFUSE & RECYCLING
141 SQFT REQ.
200 SQFT PROV.10'Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
MARCH 2, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 A-A202BLOCK A LEVEL 2
SHEET INFORMATION
Architecture + Planning
888.456.5849
ktgy.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 28BLOCK B - LEVEL 7
71'-0"71'-0"
32'-0"
73'-6"73'-6"71'-0"123'-6"32'-0"7'-0"32'-0"7'-0"32'-0"32'-0"32'-0"7'-0"
ROOF
DECK
AMENITY
ROOF DECK
AMENITY
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 B-A207BLOCK B LEVEL 7
FLOOR PLAN NOTES
1. Fire sprinkler and fire alarm systems will be provided
throughout mixed use building. Dry stand pipes will be
provided in all stairwells. Direct outside access will be
provided to the fire sprinkler riser room.
2. Elevator cars will be sized to allow a mininum of
a 40-inch by 84-inch stretcherNE 10th ST20'-0"20'-0"16'-0"13'-6"BANK20'-0"53'-0"29'-6"16'-0"JEFFERSON
P/L P/LP/LP/L
P/LP/L
P/L
P/L
15'EXISTING6'-0"20'-0"16'-0"
16'-0"
2
1
'
-
0
"53'-0"15'-0"16'-0"
26'-0"
16'-0"
26'-0"26'-0"
34'-5"28'-8"16'-0"
26'-0"
35'-0"49'-9"
BLOCK B MIXED USE10'-0"11'-0"15'-8"KIRKLAND AVEHARRINGTON PL
NE
1
2
t
h
S
T
SUNSET BLVDNE 11th ST37'-3"5'-0"16'-0"
26'-0"
19'-6"
18'-0"
15'-0"
15'-0"15'-0"13'-6"15'-0"
40'-4"
35'-0"
26'-0"
40'-9"
26'-5"
18'-0"
15'-0"
15'-0"
17'-0"
18'-0"18'-6"
15
'
-
0
"29'-6"18'-9"35'-1"3
2
'
-
8
"
15
'
-
7
"
28'-6"29'-6"36'-6"3
4
'
-
6
"
28'-9"3'-9"11'-8"25'-3"19'-10"33'-8"1
6
'
-
0
"33'32'-4"8'-0"21'-6"12'-6"23'-0"2'-0"2'-0"6'-0"
6'-0"
BLOCK A MIXED USE 54'-0"30'-3"16'-4"16'-0"2'-0"47'-0"13'-6"28'-6"
5
3
'
-
0
"
1
5
'
-
0
"
1
5
'
-
0
"
2
0
'
2
8
'
-
3
"
1
5
'
1
5
'12'-8"15'-0"13'-6"16'-0"15'-0"20'-0"25'-6"25'-6"
53'-0"
53'-0"
GARAGE
ENTRY
ELEV 349
GARAGE
ENTRY
ELEV 355
DAYCARE DROP-OFF
ENTRANCE
ELEV 349
DAYCARE
OUTDOOR
PLAY AREA
ELEV 349
LOBBY
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
PEDESTRIAN
CONNECTION ELEV 360
FIRE ACCESS TO DAY CARE FROM
JEFFERSON
COVERED
BREEZEWAY /
ACCESS TO BANK
FROM PARKING
10'-3"
LOBBY
ENTRY
ELEV 355
GARAGE
ENTRY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
PEDESTRIAN
CONNECTION ELEV 365
6 6
6 6
6
6
5
3
4
4
54 5
6
4
5
5
5 8
6
3
8
6666
5
8
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 40 8020 A-101SITE PLAN
SHEET INFORMATION
OPEN
TO
RESIDENTIAL
LOBBY
BELOW
COMMERCIAL & GUEST JOINT PARKING SPACES
BLOCK A
DN
RESIDENTIAL UNITS
ELEV 364
RESIDENTIAL
UNITS
ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES
8,986 SF
ELEV. 361
GARAGE
ENTRY
BELOW
ELEV 342
228'32'32'42'294'RES. CORRIDOR38 SPACES
ELEV 364
39 SPACES
ELEV.
LOBBY
ELEV 364
RAMP
RESIDENTIAL STORAGE
140 STORAGE LOCKERS
ELEV 364
ELEV
356
AT GRADE
ELEV 361
ELEV 361 ELEV 356
DNOPEN TOBELOWAT GRADE
ELEV 358
221'
(75% OF 294' = 220'-6")
LEASING
ELEV 364
RES. CORRIDOR
9'18'24'COMMERCIAL
REFUSE & RECYCLING
141 SQFT REQ.
200 SQFT PROV.10'Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
MARCH 2, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 A-A202BLOCK A LEVEL 2
SHEET INFORMATION
Architecture + Planning
888.456.5849
ktgy.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 4UNIT MIX SUMMARY
SOLERA FEE-SIMPLE UNITS REVISED 06/07/ 2018
# OF 2A 2B 2C 2D 3A 3B 4A 4B
BUILDINGS
1,261 SF 1,373 SF 1,520 SF 2,279 SF 1,643 SF 2,018 SF 2,018 SF 2,139 SF
471 SF 552 SF 300 SF 270 SF 283 SF 456 SF 456 SF 448 SF
82 SF 65 SF 102 SF 57 SF 65 SF 101 SF 101 SF 127 SF
1,814 SF 1,990 SF 1,922 SF 2,606 SF 1,991 SF 2,575 SF 2,575 SF 2,714 SF
B3 - 3 HOUSE GROUP 2 0 2 0 0 0 2 0 2 6 UNITS
B4 - 4 HOUSE GROUP 2 0 4 0 0 4 0 0 0 8 UNITS
B5 - 5 HOUSE GROUP 6 0 12 0 0 0 12 0 6 30 UNITS
B5-ALT - 5 HOUSE GROUP 1 2 0 0 0 1 1 1 0 5 UNITS
B6 - 6 HOUSE GROUP 6 0 12 0 0 0 12 0 12 36 UNITS
B6-ALT - 6 HOUSE GROUP 6 12 0 12 0 6 0 6 0 36 UNITS
B7 - 7 HOUSE GROUP 1 0 1 0 1 0 0 1 4 7 UNITS
B8 - 8 HOUSE GROUP 3 0 0 0 0 0 9 9 6 24 UNITS
TOTAL 27 14 UNITS 31 UNITS 12 UNITS 1 UNITS 11 UNITS 36 UNITS 17 UNITS 30 UNITS 152 UNITS
17,654 SF 42,563 SF 18,240 SF 2,279 SF 18,073 SF 72,648 SF 34,306 SF 64,170 SF 269,933 SF
25,396 SF 61,690 SF 23,064 SF 2,606 SF 21,901 SF 92,700 SF 43,775 SF 81,420 SF 352,552 SF
TOTAL UNIT AREA
TOTAL GROSS AREA
TOTAL UNITS
58 UNITS 47 UNITS 47 UNITS
38.16%30.92%30.92%
FEE-SIMPLE UNIT TYPE
UNIT AREA / UNIT
GARAGE AREA/UNIT
BALCONY AREA /UNIT
UNIT GROSS AREA /UNIT
REVISED 06/07/ 2018
Townhome 768 SF 20 UNITS 7%15,360 SF
Studio -0 UNITS 0%0 SF
Open 1/1 576 SF 146 UNITS 49%84,096 SF
1 br / 1ba 720 SF 36 UNITS 12%25,920 SF
1 br / 1ba Den 816 SF 22 UNITS 7%17,952 SF
2 br / 2ba 1,008 SF 72 UNITS 24%72,576 SF
TOTAL UNITS 729 SF avg unit size 296 UNITS 100%215,904 SF
Studio 500 SF 68 UNITS 30%34,000 SF
1 Bedroom 650 SF 135 UNITS 60%87,750 SF
2 Bedroom 950 SF 22 UNITS 10%20,900 SF
TOTAL UNITS 634 SF avg unit size 225 UNITS 100%142,650 SF
1 Bedroom 675 SF 40 UNITS 25%27,000 SF
1 Bedroom 750 SF 30 UNITS 19%22,500 SF
1 Bedroom + 1.5 bath 825 SF 25 UNITS 16%20,625 SF
2 bedroom 950 SF 18 UNITS 11%17,100 SF
2 bedroom 1,050 SF 22 UNITS 14%23,100 SF
2 Bedroom 1,150 SF 25 UNITS 16%28,750 SF
TOTAL UNITS 869 SF avg unit size 160 UNITS 100%139,075 SF
BLOCK B - Unit Mix and sizes per Avenida preferred unit mix and count
Unit Types Area / Unit Gross
Rentable (SF)No. Units Unit Mix NRSF
BLOCK B - Unit mix and sizes per Site Review Submittal Package
Unit Types Area / Unit Gross
Rentable (SF)No. Units Unit Mix NRSF
BLOCK A - Unit mix and sizes per Site Review Submittal Package
Unit Types Area / Unit Gross
Rentable (SF)No. Units Unit Mix NRSF
BLOCK A - UNIT MIX & UNIT SIZES
REVISED 06/07/ 2018
Townhome 768 SF 20 UNITS 7%15,360 SF
Studio -0 UNITS 0%0 SF
Open 1/1 576 SF 146 UNITS 49%84,096 SF
1 br / 1ba 720 SF 36 UNITS 12%25,920 SF
1 br / 1ba Den 816 SF 22 UNITS 7%17,952 SF
2 br / 2ba 1,008 SF 72 UNITS 24%72,576 SF
TOTAL UNITS 729 SF avg unit size 296 UNITS 100%215,904 SF
Studio 500 SF 68 UNITS 30%34,000 SF
1 Bedroom 650 SF 135 UNITS 60%87,750 SF
2 Bedroom 950 SF 22 UNITS 10%20,900 SF
TOTAL UNITS 634 SF avg unit size 225 UNITS 100%142,650 SF
1 Bedroom 675 SF 40 UNITS 25%27,000 SF
1 Bedroom 750 SF 30 UNITS 19%22,500 SF
1 Bedroom + 1.5 bath 825 SF 25 UNITS 16%20,625 SF
2 bedroom 950 SF 18 UNITS 11%17,100 SF
2 bedroom 1,050 SF 22 UNITS 14%23,100 SF
2 Bedroom 1,150 SF 25 UNITS 16%28,750 SF
TOTAL UNITS 869 SF avg unit size 160 UNITS 100%139,075 SF
BLOCK B - Unit Mix and sizes per Avenida preferred unit mix and count
Unit Types Area / Unit Gross
Rentable (SF)No. Units Unit Mix NRSF
BLOCK B - Unit mix and sizes per Site Review Submittal Package
Unit Types Area / Unit Gross
Rentable (SF)No. Units Unit Mix NRSF
BLOCK A - Unit mix and sizes per Site Review Submittal Package
Unit Types Area / Unit Gross
Rentable (SF)No. Units Unit Mix NRSF
BLOCK B - UNIT MIX & UNIT SIZES
TOWNHOMES - UNIT MIX & UNIT SIZES
Urbal Architecture
206.257.0972
urbalarchitecture.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 21BLOCK A - SITE SECTIONS
OPEN
TO
RESIDENTIAL
LOBBY
BELOW
COMMERCIAL & GUEST JOINT PARKING SPACES
BLOCK A
DN
RESIDENTIAL UNITS
ELEV 364
RESIDENTIAL
UNITS
ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES
8,986 SF
ELEV. 361
GARAGE
ENTRY
BELOW
ELEV 342
228'32'32'42'294'RES. CORRIDOR38 SPACES
ELEV 364
39 SPACES
ELEV.
LOBBY
ELEV 364
RAMP
RESIDENTIAL STORAGE
140 STORAGE LOCKERS
ELEV 364
ELEV
356
AT GRADE
ELEV 361
ELEV 361 ELEV 356
DNOPEN TOBELOWAT GRADE
ELEV 358
221'
(75% OF 294' = 220'-6")
LEASING
ELEV 364
RES. CORRIDOR
9'18'24'COMMERCIAL
REFUSE & RECYCLING
141 SQFT REQ.
200 SQFT PROV.10'Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
MARCH 2, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 A-A202BLOCK A LEVEL 2
SHEET INFORMATION9'-2"9'-2"9'-2"10'-0"12'-0"9'-2"8'-0"TYPE V-ACONSTRUCTIONTYPE I-ACONSTRUCTION60'-0"9'-0"75'-0"NE SUNSET LN
COURTYARD
RETAIL
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
PARKING
PARKING
PARKING SUNSET BLVDGRADE PLANE
RMC AVG
EL. 361'-0"
RMC HGT. LIMITEL. 421'-0"
RMC HGT. LIMIT INCREASE PER CUPEL. 436-0"
EL. 421'-8"T.O. PLATE
EL. 413'-8"LEVEL 7
EL. 404'-6"LEVEL 6
EL. 395'-4"LEVEL 5
EL. 386'-2"LEVEL 4
EL. 377'-0"LEVEL 3
EL. 365'-0"LEVEL 2
EL. 346'-0"LEVEL P1
EL. 355'-0"LEVEL 1
RENTON, WA
PROJECT # 17-020
BUILDING SECTION
SCALE: NTS
SOLERA BLOCK A
05-16-18
Architecture + Planning
888.456.5849
ktgy.com
QUADRANT HOMES
15900 SE EASTGATE WAY
SUITE 300
BELLEVUE, WA 98008
RENTON, WA # 2017-0853
SOLERA
JULY 12, 2018
SITE PLAN REVIEW A - 31
COMMERCIAL
ELEV. 360
COURTYARD
ELEV. 375
COMMERCIAL
ELEV. 360
DAY CARE
ELEV. 360
LOBBY
ELEV. 360
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTING
MAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
LOBBY
ELEV. 360
PARKING ELEV. 349DAY CARE ELEV. 349
GRADE PLANE
ELEV. 353.25
MECH
ELEV. 360
NE 11TH ST
ELEV. 359
RESIDENTIAL
ELEV. 375
RESIDENTIAL
ELEV. 375 RESIDENTIAL
ELEV. 375
PARKING ELEV. 338
DAY CARE ELEV. 349
DAY CARE ELEV. 360DAY CARE ELEV. 360
PARKING
ELEV. 338
RESIDENTIAL
ELEV. 375
RESIDENTIAL
ELEV. 375
COURTYARD
ELEV. 375
COMMERCIAL
ELEV. 360PARKING
ELEV. 360
PARKING ELEV. 349JEFFERSON
ACCESS
ELEV. 345
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTING
MAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
GRADE PLANE
ELEV. 353.25
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTING
MAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
GRADE PLANE
ELEV. 353.25OUTDOOR PLAY AREA ELEV. 349
SUNSET BLVD
ELEV. 353
JEFFERSON
ACCESS
ELEV. 355
SUNSET BLVD
ELEV. 359
PARKING ELEV. 338
PARKING ELEV. 341
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 B-A401BLOCK B SITE SECTIONS
SHEET INFORMATION
2. CROSS SECTION
3. LONG SECTION
1. CROSS SECTION
24' COMMERCIAL / RESD AMENITIES
SPACE
6435 SQ. FT.
LOBBY UP44'40'LEVEL 2
ELEV 360 123'-6"368'-6"GARAGE
ENTRY
ELEV 355
ELEV 355ELEV 360 LEASING
123'-6"40'
ELEV 360
PEDESTRIAN
CONNECTION ELEV 360
ELEV 360
ELEV 360
ELEV 360
ELEV 360
ACCESS TO
DAYCARE
ELEV 360
BLOCK B 21'-6"COMMERCIAL / RESIDENTIAL AMENITIES
5263 SQ. FT.
55 SPACES
77'
5,900 SQ.FT.
PROPOSED
CHILD CARE
ELEV 36018'9'
445'-6"(75% OF 452'-6" = 340'-0")53'-6"ELEV
355
MAIL ROOM
ELEV 355144 BICYCLE PARKING
COMMERCIAL
REFUSE & RECYCLING
323 SQFT REQ.
500 SQFT PROV.COMMERCIAL / DAYCARE
PARKING SPACES
MECH
MECH
ELEV 361FIRE ACCESS TO DAY CARE FROM
SUNSET BLVD
37'
LOBBY
ELEV 355
PEDESTRIAN
CONNECTION ELEV 360
Architecture + Planning888.456.5849ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 B-A202BLOCK B LEVEL 2
BLOCK B - SITE SECTIONS
OPEN
TO
RESIDENTIAL
LOBBY
BELOW
COMMERCIAL & GUEST JOINT PARKING SPACES
BLOCK A
DN
RESIDENTIAL UNITS
ELEV 364
RESIDENTIAL
UNITS
ELEV 364 PLAZA COMMERCIAL / RESD AMENITIES
8,986 SF
ELEV. 361
GARAGE
ENTRY
BELOW
ELEV 342
228'32'32'42'294'RES. CORRIDOR38 SPACES
ELEV 364
39 SPACES
ELEV.
LOBBY
ELEV 364
RAMP
RESIDENTIAL STORAGE
140 STORAGE LOCKERS
ELEV 364
ELEV
356
AT GRADE
ELEV 361
ELEV 361 ELEV 356
DNOPEN TOBELOWAT GRADE
ELEV 358
221'
(75% OF 294' = 220'-6")
LEASING
ELEV 364
RES. CORRIDOR
9'18'24'COMMERCIAL
REFUSE & RECYCLING
141 SQFT REQ.
200 SQFT PROV.10'Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
MARCH 2, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 A-A202BLOCK A LEVEL 2
SHEET INFORMATION
1 2
3
COMMERCIAL
ELEV. 360
COURTYARD
ELEV. 375
COMMERCIAL
ELEV. 360
DAY CARE
ELEV. 360
LOBBY
ELEV. 360
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTING
MAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
LOBBY
ELEV. 360
PARKING ELEV. 349DAY CARE ELEV. 349
GRADE PLANE
ELEV. 353.25
MECH
ELEV. 360
NE 11TH ST
ELEV. 359
RESIDENTIAL
ELEV. 375
RESIDENTIAL
ELEV. 375 RESIDENTIAL
ELEV. 375
PARKING ELEV. 338
DAY CARE ELEV. 349
DAY CARE ELEV. 360DAY CARE ELEV. 360
PARKING
ELEV. 338
RESIDENTIAL
ELEV. 375
RESIDENTIAL
ELEV. 375
COURTYARD
ELEV. 375
COMMERCIAL
ELEV. 360PARKING
ELEV. 360
PARKING ELEV. 349JEFFERSON
ACCESS
ELEV. 345
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTING
MAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
GRADE PLANE
ELEV. 353.25
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTING
MAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
GRADE PLANE
ELEV. 353.25OUTDOOR PLAY AREA ELEV. 349
SUNSET BLVD
ELEV. 353
JEFFERSON
ACCESS
ELEV. 355
SUNSET BLVD
ELEV. 359
PARKING ELEV. 338
PARKING ELEV. 341
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 B-A401BLOCK B SITE SECTIONS
SHEET INFORMATION
2. CROSS SECTION
3. LONG SECTION
1. CROSS SECTION
COMMERCIAL
ELEV. 360
COURTYARD
ELEV. 375
COMMERCIAL
ELEV. 360
DAY CARE
ELEV. 360
LOBBY
ELEV. 360
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTING
MAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
LOBBY
ELEV. 360
PARKING ELEV. 349DAY CARE ELEV. 349
GRADE PLANE
ELEV. 353.25
MECH
ELEV. 360
NE 11TH ST
ELEV. 359
RESIDENTIAL
ELEV. 375
RESIDENTIAL
ELEV. 375 RESIDENTIAL
ELEV. 375
PARKING ELEV. 338
DAY CARE ELEV. 349
DAY CARE ELEV. 360DAY CARE ELEV. 360
PARKING
ELEV. 338
RESIDENTIAL
ELEV. 375
RESIDENTIAL
ELEV. 375
COURTYARD
ELEV. 375
COMMERCIAL
ELEV. 360PARKING
ELEV. 360
PARKING ELEV. 349JEFFERSON
ACCESS
ELEV. 345
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTING
MAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
GRADE PLANE
ELEV. 353.25
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTING
MAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
GRADE PLANE
ELEV. 353.25OUTDOOR PLAY AREA ELEV. 349
SUNSET BLVD
ELEV. 353
JEFFERSON
ACCESS
ELEV. 355
SUNSET BLVD
ELEV. 359
PARKING ELEV. 338
PARKING ELEV. 341
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 B-A401BLOCK B SITE SECTIONS
SHEET INFORMATION
2. CROSS SECTION
3. LONG SECTION
1. CROSS SECTION
COMMERCIAL
ELEV. 360
COURTYARD
ELEV. 375
COMMERCIAL
ELEV. 360
DAY CARE
ELEV. 360
LOBBY
ELEV. 360
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTING
MAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
LOBBY
ELEV. 360
PARKING ELEV. 349DAY CARE ELEV. 349
GRADE PLANE
ELEV. 353.25
MECH
ELEV. 360
NE 11TH ST
ELEV. 359
RESIDENTIAL
ELEV. 375
RESIDENTIAL
ELEV. 375 RESIDENTIAL
ELEV. 375
PARKING ELEV. 338
DAY CARE ELEV. 349
DAY CARE ELEV. 360DAY CARE ELEV. 360
PARKING
ELEV. 338
RESIDENTIAL
ELEV. 375
RESIDENTIAL
ELEV. 375
COURTYARD
ELEV. 375
COMMERCIAL
ELEV. 360PARKING
ELEV. 360
PARKING ELEV. 349JEFFERSON
ACCESS
ELEV. 345
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTINGMAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
GRADE PLANE
ELEV. 353.25
MAXIMUM CV ZONING HEIGHT - 60'
REQUESTINGMAXIMUM BUILDING HEIGHT = 85'-0"
VIA ADMINISTRATIVE CUP
PER RMC 4-2-120C.16
GRADE PLANE
ELEV. 353.25OUTDOOR PLAY AREA ELEV. 349
SUNSET BLVD
ELEV. 353
JEFFERSON
ACCESS
ELEV. 355
SUNSET BLVD
ELEV. 359
PARKING ELEV. 338
PARKING ELEV. 341
Architecture + Planning
888.456.5849
ktgy.com
CONCEPTUAL DESIGN
May 25, 2018RENTON, WA # 20170853
SOLERA
0 8 16 32 B-A401BLOCK B SITE SECTIONS
SHEET INFORMATION
2. CROSS SECTION
3. LONG SECTION
1. CROSS SECTION