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August 2019 | Renton Sunset Community Area Reevaluation and Addendum 1
Reevaluation / Addendum
Renton Sunset Terrace Redevelopment | August 2019
Prepared By: BERK Consulting in association with Transpo Group
1 Background/Need for Reevaluation .................................................................................... 2
2 Sunset Area Alternatives ..................................................................................................... 6
2.1 Study Area ........................................................................................................................................ 6
2.2 Land Use Proposals ......................................................................................................................... 8
2.3 Development Standards ............................................................................................................... 11
2.4 Facility and Infrastructure Proposals .......................................................................................... 13
2.5 Updated Land Cover / Impervious Analysis ............................................................................. 13
2.6 Phasing ............................................................................................................................................. 15
2.7 Master Site Plan and Other Discretionary Applications ......................................................... 16
3 Environmental Analysis ....................................................................................................18
3.1 Land Use .......................................................................................................................................... 18
3.2 Aesthetics ......................................................................................................................................... 18
3.3 Cultural Resources .......................................................................................................................... 18
3.4 Transportation................................................................................................................................. 18
3.5 Parks and Recreation .................................................................................................................... 18
3.6 Public Services ................................................................................................................................ 18
3.7 Utilities .............................................................................................................................................. 18
3.8 Other FEIS Topics ........................................................................................................................... 19
3.9 Monitoring and Review ................................................................................................................. 19
4 Conclusions .......................................................................................................................23
Attachments
Attachment A Transportation Analysis - Reevaluation
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 2
1 Background/Need for Reevaluation
The City of Renton, along with the Renton Housing Authority (RHA), and other public, private, and
nonprofit agencies and developers, is redeveloping the Sunset Terrace public housing community
plus some peripheral sites that have been master planned for redevelopment along with Sunset
Terrace for a total of about 12.7 acres. See Exhibit 1.
The Master Site Plan envisions a mixed-use, mixed-income community with park and library and
other civic and commercial uses. Mixed-use sites will have both market rate and affordable rental
housing in multi-story, multi-family townhomes and apartments, along with commercial and retail
space.
The Master Site Plan is located within the Renton Sunset neighborhood that has been included in the
Renton Comprehensive Plan as a center for new housing, commercial, recreation, education, and
other uses. See Exhibit 2.
In order to meet National Environmental Policy Act (NEPA) and State Environmental Policy Act (SEPA)
requirements, the City of Renton issued the Draft Environmental Impact Statement (DEIS) for the City
of Renton Sunset Area Community Planned Action on December 17, 2010 and the Final Environmental
Impact Statement (FEIS) for the City of Renton Sunset Area Community Planned Action on April 1,
2011.1 The City served as the Responsible Entity (RE) for NEPA compliance, and the lead agency
for SEPA compliance.
The Sunset Terrace Master Site Plan Area was also the subject of subsequent revaluations/addenda
in 2014 and 2016. The Master Site Plan completed in 2014 provides a coordinated plan of
development for both the Sunset Terrace and Replacement sites. The 2016 Master Site Plan
amendment added properties into the Master Site Plan, and redistributed some dwelling units, but
retained the same overall number of units as approved by the 2014 Master Site Plan. See Exhibit
3 for the Sunset Terrace redevelopment area and housing replacement sites.
In 2019, RHA2 is proposing an amended Master Site Plan that would:
Shift units between a site on the west (Site C/18: Edmonds Apartments/Homestead Willow
Crest Townhomes) to a site in the north of the Master Site Plan area (Site E/14,16/17: Sunset
Park West Townhomes 2014/Harrington Park 2016/Sunset Oaks 2019).
This 2019 reevaluation also assesses the future removal of a site from the Master Site Plan
boundaries (Site G/11 known previously as the Sunset Park East (Piha) Townhomes & Apartments
2014/Suncrest Homes 2016/Solera 2019). The site would remain within the Sunset Area
Community neighborhood. This Master Site Plan boundary amendment proposal is evaluated for
potential implementation at a later date. It would require a Major Site Plan amendment and
Planned Action Ordinance (PAO) amendment when accomplished. The reevaluation identifies
implications of the site’s future removal should the City or RHA desire that amendment.
The 2019 proposals would not add housing units in the Master Site Plan area or in the Sunset Area
neighborhood. However, consistent with the flexibility allowed by the adopted Master Site Plan,
some units would be redistributed.
1 CH2MHill and ICF International. 2011. Sunset Area Community Planned Action NEPA/SEPA Environmental Impact
Statement. Final. April. (ICF 00593.10.) Bellevue and Seattle, WA. Prepared for City of Renton and the Renton Housing
Authority, Renton, WA.
2 RHA owns Sites C and E. The applicant for Site E is Sunset Oakes LLLP.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 3
As amended, development in the Master Site Plan area 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 amended Master Site Plan would be consistent with RMC Title IV. Also, the SEPA PAO would
be amended in the future to include the revised Master Site Plan concept should Site G/11 (Solera)
site be removed. The total development levels and mitigation measures in the PAO remain
unchanged.
Exhibit 1. Sunset Terrace Master Site Plan 2016
Source: Mithun, City of Renton 2016
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 4
Exhibit 2. Planned Action Area: 2011
Source: CH2MHill and ICF International, 2011; BERK, 2016.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 5
Exhibit 3. Renton Sunset Terrace Redevelopment Area and Swap Sites: 2016
Source: CH2MHill and ICF International, 2011; BERK, 2016.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 6
As with the changes previously evaluated in 2014 and 2016, the 2019 revisions proposed to the
Master Site Plan at this time are the focus of this NEPA Reevaluation and SEPA Addendum to provide
additional information about the proposal, to determine whether the proposed changes would result
in any new or substantially different environmental impacts, and to assess whether the conclusions
of the original EIS are still valid.
This analysis would also provide the basis for amendments to the Record of Decision (ROD) and/or
PAO, if any. This Reevaluation and Addendum document is structured as follows:
1. Introduction
2. Sunset Area Alternatives
3. Environmental Analysis
4. Conclusions
2 Sunset Area Alternatives
2.1 STUDY AREA
The primary Sunset Terrace redevelopment
area as well as housing Replacement sites,
and areas of public investment are illustrated
on Exhibit 4.
All Master Site Plan sites, plus the Sunset Area
neighborhood, were evaluated in the 2011
EIS for the Sunset Area Community Planned
Action Area. See Exhibit 5.
The 2014 Master Site Plan area totaled about
12.4 acres. The updated 2016 Master Site
Plan area equaled about 14 acres.
In this 2019 reevaluation, the Master Site Plan
area is about 14 acres with the same sites, or
12.9 acres if Site G/11 is removed.
Exhibit 4. Lettered Master Plan Sites
# - Master Plan Sites /// - Sunset Terrace Public Housing
Boundaries
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 7
Exhibit 5. Revitalization Projects: 2019
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 8
2.2 LAND USE PROPOSALS
In total, 722 dwelling units are being proposed in the study area in this 2019 Reevaluation, which
is to the same as the number of units considered in the 2014 and 2016 Reevaluations. See Exhibit
6. Future commercial square feet are the same for each Master Site Plan Reevaluation. The Master
Site Plan acres vary between the alternatives with more added in 2016 compared with 2014. In
2019, the total acres are similar to 2016, with slight adjustments due to the availability of specific
site plans completed since 2016. If Site G/11 is removed, the acres would equal 15.74 closer to
the 2014 Master Site Plan extent.
Exhibit 6. Summary of Total Units, Commercial Square Feet, and Acres: Studied in Reevaluation
Location
See Exhibit 4 for Site Letters
Total
Dwelling
Units: 2014,
2016, 2019
Commercial
Square Feet:
2014, 2016,
2019
Land Area
(acres):
2014
Land Area
(acres):
2016
Land Area
(acres):
2019
Master Site Plan Sites
Sunset Terrace and Replacement Sites: C through J 671 4,500-
39,500
7.63 9.23 9.17
Library (Site K), Developed 15,000
Sunset Park (Site M) and Regional Stormwater
Facility (Site L), Installed
3.20 3.20 3.21
NE 10th and Sunset Lane Loop (Site N and O) 1.61 1.61 1.61
Total Master Site Plan Sites 19,500-
54,500
12.44 14.04 13.99
Other Sunset Terrace Study Area Sites: Glenwood
(Site A) - Developed
671
0.65 0.65 0.65
Swap Sites: Kirkland Avenue (B) - Developed,
Library Site for Future Surplus (X)
8
2.18 2.18 2.18
Other Employment potential in Sunset Terrace and
Replacement Sites
43
4,500
Total All Sites 722 19,500-
59,000
15.28 16.88 16.83
Source: King County Assessor; ICF Jones & Stokes et al. 2011; BERK Consulting 2015 and 2019
Two alternatives were addressed in the NEPA Record of Decision (ROD) and the PAO as “selected”
alternatives: Alternative 3 and a Preferred Alternative. See Exhibit 7 for a list of net dwelling units.
These alternatives represented the higher growth levels studied in the EIS. The mitigation documents
contained in the ROD and PAO were based on the range of growth of the two Selected Sunset
Area Alternatives.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 9
Exhibit 7. Comparison of Net Growth in Sunset Terrace and Neighborhood Alternatives
Dwelling
Units/Jobs
Net New Growth
FEIS Alternative 3
FEIS Preferred
Alternative
Reevaluation
Alternative: 2014
Reevaluation
Alternative: 2016, 2019
Neighbor
-hood
Sunset
Terrace
Neighbor
-hood
Sunset
Terrace
Neighbor
-hood
Sunset
Terrace
Neighbor
-hood
Sunset
Terrace
Dwelling units 2,506 479c 2,339 266a 2,506 554b 2,506 519b
Population 5,789 1,106 5,403 614a 5,789 1,279 5,789 1,199
Employment SF 1,310,113 59,000 1,247,444
–
1,259,944
38,100 1,310,113 19,500-
59,000
1,310,113 19,500-
59,000
Jobs 3,330 182 3,154–
3,192
117 3,330 60-182 3,330 60-182
a Does not include approximately 90-100 units to be developed on land swap/housing replacement sites.
b Similar to the FEIS, includes the sites shaded purple in Exhibit 2 and Exhibit 3, considered Potential Sunset Terrace
Redevelopment subarea. This equates to Master Site Plan sites C, D, E, G to O, plus site A. Sites B, F, and X
considered swap sites and included within neighborhood dwelling units.
C Does not include swap sites B, F, and X.
Source: FEIS 2011, BERK 2014, 2016, 2019.
The purpose of identifying two “Selected Sunset Area Alternatives” in the FEIS was to define a
range of acceptable growth and designs considering the conceptual nature of the Sunset Terrace
redevelopment plans in 2011, as well as the 20-year horizon of the broader neighborhood planned
action. The Preferred Alternative was similar to Alternative 3 with slightly lower growth and a
reconfiguration of park space and road network. The two alternatives were similar in terms of
potential beneficial and adverse impacts and required mitigation measures.
Since the original FEIS analysis, additional site planning for Sunset Terrace and other properties
has occurred and some changes in the number or location of units have been considered. In 2014,
90 units were added to in the Sunset Terrace Master Site Plan area (Exhibit 8), compared to
Alternative 3 in the FEIS, but the total number of units in the overall Sunset Area neighborhood
remained the same. As well, other site planning considerations were addressed regarding building
height, etc. as described above. The NEPA/SEPA Reevaluation conducted in 2014 showed no
substantive changes in impacts or required mitigation were needed as a result of the revised
alternative, which is termed the “Reevaluation Alternative.” Per the approved 2014 Master Site
Plan, dwelling units may be redistributed among sites provided the Reevaluation conclusions are
maintained.
The net units in Sunset Terrace are lower in 2016 and 2019 than in 2014 per Exhibit 7. This is a
reflection of the boundaries of the 2011 Potential Sunset Terrace Redevelopment Area (sites
shaded purple in Exhibit 2 and Exhibit 3) that excluded Site 19 (also lettered Site F). Site F/19 is
included in the Sunset Area neighborhood units.
Some potential dwelling units are proposed to be transferred among five individual Master Site
Plan sites; these are identified with the “box” on Exhibit 8. However, the total number of units that
could be developed in the Master Site Plan area would remain the same.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 10
Exhibit 8. Summary of Total Units Proposed for Study in Reevaluation
Sources: Veer, Schemata, Third Place Design, Mithun, Colpitts, City of Renton, Renton Housing Authority, BERK 2014, 2016, 2019
Neighbor-
hood Site
Letter
Master
Plan Site Development Title Status Acres:
2014
Total Units
Reviewed in
Reevaluation:
2014
Acres:
2016
Total Units
Reviewed in
Reevaluation:
2016
Acres:
2019
Total Units
Reviewed in
Reevaluation:
2019
A Glennwood Townhomes Constructed RHA 0.65 8 0.65 8 0.65 8
B Kirkland Avenue Townhomes Constructed RHA 0.77 18 0.77 18 0.77 18
C 18 Edmonds Apartments/Sunset Crest Part of Master Site Plan 1.70 112 1.70 68 1.70 25
D 5 Sunset Terrace Apartments Part of Master Site Plan 0.51 54 0.51 47 0.51 47
E 14, 16/17 Sunset Park West Townhomes 2014 /
Harrington Park 2016/ Sunset Oaks 2019
Part of Master Site Plan 0.55 10 1.06 19 1.05 62
F 19 Sunset Court Townhomes 2014 / Sunset
Court Apartments 2016
Part of Master Site Plan 0.88 15 1.95 50 1.95 50
G 11 Sunset Park East (Piha) Townhomes & Apts
2014 / Suncrest Homes 2016 / Solera 2019
Part of Master Site Plan (Remove in Future)1.09 57 1.09 64 1.09 64
H 9 Sunset Terrace Dev. Building A Part of Master Site Plan 0.99 117 0.99 117 0.58 117
I 7/8 Sunset Terrace Dev. Building B Part of Master Site Plan 1.18 196 1.18 196 1.18 196
J 6/7 Sunset Terrace Dev. Building C Part of Master Site Plan 0.74 110 0.74 110 0.74 110
K 10 Renton Highlands Library Constructed, King County Library System See H See H 0.37
L Regional Stormwater Facility Constructed, City See M See M See M
M Sunset Park Consturcted, City 3.20 3.2 3.2
N Sunset Lane Loop Improvements Constructed, City 1.41 1.41 1.41
O NE 10th Street Extension Improvements Constructed, City 0.20 0.20 0.20
X Library Site (2013)Future Development 1.41 25 1.41 25 1.41 25
Total - Master Plan Sites 12.44 671 14.04 671 13.99 671
Total - All Sites 15.28 722 16.88 722 16.83 722
= Master Plan Properties
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 11
The 2019 Reevaluation alternative is similar to the 2016 Reevaluation alternative except potential
dwelling units would be transferred as follows:
Site C/18 would be reduced from 68 to 25 units and Site E/14,16/17 would be increased
from 19 to 62 units.
The eastern half of Site C is planned for 12 townhomes in a development currently known as
Homestead Willow Crest Townhomes. The development is seeking Self-Help Homeownership
Opportunity Program (SHOP) funding. This development has been reviewed in its own NEPA
documentation.
The reduced number of units allocated to Site C accommodates the 12-unit townhome development
on the east. The western portion of Site C has not yet been planned but could accommodate another
13 units with the balance of the 25-unit allocation.
The City considered a Comprehensive Plan future land use map change and rezone for Site E in
2018. The Future Land Use Map was changed from Residential High Density to Commercial Mixed
Use. The site was also correspondingly rezoned from R-14 to Center Village (CV). The reallocation
of the units is consistent with the density allowed by the CV zone.
Site E is proposed for affordable attached dwelling units in a development called Sunset Oakes. It
is anticipated that units will be rented with project-based vouchers using RHA operating subsidies;
there is no direct federal capital funding.
The Master Site Plan concept would be retained per Exhibit 1 at this time. In the future, it is possible
that Site G/11 will be removed from the Master Site Plan; however, it would still be located in the
Sunset Area neighborhood, retain its zoning, and be allowed development similar to that in the
Master Site Plan. It may develop with public housing, privately developed housing, mixed uses, or
other forms of development allowed by the CV zoning district. The boundary reduction would
require a Major Site Plan amendment and PAO amendment if proposed in the future.
2.3 DEVELOPMENT STANDARDS
Sites C/18 and E/14,16/17 proposed for unit reallocations are addressed below together with
cumulative development allowed in the Master Site Plan area and the Sunset Area neighborhood.
Other sites in the study area were addressed in the 2011 EIS and the 2014 and 2016 NEPA/SEPA
Reevaluations.
2.3.1 Building Height
All sites would be designed to meet allowable heights of their respective zones.
Site E/14,16/17 was considered to be developed at three stories in the 2016 Reevaluation and
associated Master Site Plan height analysis. While the CV zone allows heights of 50 feet with 10
feet more for retail on the ground floor, the proposed Sunset Oaks development would be 33 feet
maximum consistent with the 2016 height analysis; thus, no further height or shade/shadow analysis
is needed.
Site C/18 was evaluated in the 2016 Master Site Plan with conceptual buildings extending up to
50-60 feet in height consistent with the CV zone. Detailed site plans have been prepared for the
eastern portion of the property with three-story townhomes, less than the maximum height of the
zone. The western portion of the site is undesigned and subject to the maximum 50-60 feet in height.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 12
2.3.2 Density
All sites are consistent with the density requirements of the zoning code or density transfer
agreements. Sites D, H, I, and J were allowed to exceed site-specific density in 2014 based on the
density transfer from the larger park via the Master Site Plan approval. With detailed development
site plans for Sites H and K, the density increased on Site H since the lot is a little smaller than
originally projected. However, the 2014 Master Site Plan transferred density from the park to the
sites since it was conceptually planned together and part of the original Sunset Terrace public
housing site. Density for sites part of original Sunset Terrace (D, H-M) including the Sunset
Neighborhood Park is 76.6 units per acre less than the maximum 80 units (7.3 acres and 559 units).
See Exhibit 9.
Exhibit 9. Density Standards and Results
Notes:
R-14 zone allows a bonus density: Per 4-9-065 Density Bonus Review: Up to 4 additional dwelling units per net acre.
Densities of greater than eighteen (18) units per net acre are prohibited.
CV Zone: RMC 4-9-065 allows a bonus of 50% above maximum density in the CV zone.
Source: City of Renton Municipal Code; BERK Consulting 2019.
2.3.3 Parking
Subject sites will be required to meet City parking standards. The standards for parking are as
follows:
Attached dwellings in RM-F, R-14, and R-10 Zones: A minimum and maximum of
1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0
per 1 bedroom or studio dwelling unit. In addition to the minimum parking stalls
required, a minimum 10% of the total number of required parking spaces shall be
provided for guest parking and located in a common area accessible by guests.
Attached dwellings within all other zones: 1 per dwelling unit is required. A
maximum of 1.75 per dwelling unit is allowed.
Attached dwellings for low income: A minimum of 1 for each 4 dwelling units is
required [0.25]. A maximum of 1.75 per dwelling unit is allowed.
Project Name
Total
Proposed
Units with
Reevaluation
Density
Reevaluation
Zone
Maximum
Density
Greater or
Lesser than
Maximum
Density
Proposed
Building
Height in
Feet
RHA Sunset Terrace- Sunset Area Replacement and Affordable Housing Units
C Edmonds Apartments/Homestead Willow Crest 1.70 25 14.7 80.0 (65.3) 60.0 60.00 -
D Sunset Terrace Apartments 0.51 47 93.0 80.0 13.0 60.0 50.00 10.0
E Sunset Park West Townhomes 2014 / Harrington
Park 2016/ Sunset Oaks 2019
1.05 62 59.2 80.0 (20.8)
33.0 50.00 (17.0)
F Sunset Court Townhomes 2014 / Sunset Court 1.95 50 25.6 80.0 (54.4) 39.0 50.00 (11.0)
G Sunset Park East (Piha) Townhomes & Apts 2014 /
Suncrest Homes 2016 / Solera 2019
1.09 64 58.6 80.0 (21.4)
48.0 50.00 (2.0)
Other Sunset Terrace Public and Private Projects -
H Sunset Terrace Dev. Building A 0.58 117 202.4 80.0 122.4 68.0 60.00 8.0
I Sunset Terrace Dev. Building B 1.18 196 166.0 80.0 86.0 62.0 50.00 12.0
J Sunset Terrace Dev. Building C 0.74 110 148.3 80.0 68.3 58.0 50.00 8.0
K Renton Highlands Library 0.37 27.0 60.00 (33.0)
L Regional Stormwater Facility See park
M Sunset Park 3.21
N Sunset Lane Loop Improvements 1.41
O NE 10th Street Extension, Improvements 0.20
Total Sunset Terrace Improvement Projects 13.99 671 48.0
Density Exlcluding Rights of Way 671 52.5
Greater or
Lesser Than
Maximum
Height
Property
Area per Site
Plans
Zone
Maximum
Height
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 13
Public housing sites propose parking consistent with the standards for low-income attached dwellings
which may range from 0.25 to 1.75 per dwelling unit.
2.3.4 Onsite Open Space
In the CV zone, common open space is required to be provided at a rate of fifty (50) square feet
per unit. The City may allow substitutions in light of the public park provided adjacent to the
properties. See RMC 4-1-240 for Common Open Space Substitutions. This would likely require
payment of a Fee-in-Lieu of Common Open Space. This would be addressed in future Site Plan
Review applications.
Site C/18 would require 1,250 square feet of onsite open space. The eastern portion of the
site with 12 homes proposes 3,886 square feet, which is more than the number for 25 total
future units. It is likely the western portion of the site would add to the onsite open space.
Site E/14, 16/17 would require 3,100 square feet of open space. Conceptual site plans show
a central tree and mix of hardscape and plantings in the center of the site that would equal at
least half of that with other areas of plantings that are beyond the setback areas.
Private open space is required to be provided for each dwelling unit. Site plans for site C/18 show
townhome units with patio space. Site E plans shows balconies; first floor units appear to have
windows/balconies higher than ground level.
At the time of Site Plan Review, the Director may approve modifications such as a percentage of
units that may have alternative private open space standards if meeting the overall intent of design
standards and other criteria at 4-3-100(F) and RMC 4-9-250(D).
2.3.5 Setbacks
The CV zone requires a minimum 10-foot setback which may be reduced to 0 feet as part of the
site plan development review process, provided blank walls are not located within the reduced
setback.
Site C/18 on the west facing Edmonds Ave NE has not yet been designed but would be subject to
CV zone setbacks.
The proposed Sunset Oaks plan for Site E/14,16/17 provides 15 feet setbacks from streets. The
northern property line setback includes a 16-foot alley and about 10 feet of plantings or parking
access areas.
2.4 FACILITY AND INFRASTRUCTURE PROPOSALS
Detailed infrastructure plans will be required to meet City standards for utility hookups, fire flow
pressure, and stormwater standards including the conceptual utility plan that was part of the PAO.
2.5 UPDATED LAND COVER / IMPERVIOUS ANALYSIS
The FEIS included an analysis of changes in impervious surfaces. Additionally, consistent with the
requirements of Section 7 of the Endangered Species Act (ESA), the original 2011 proposal was
evaluated with respect to potential effects on species listed or proposed for listing under the ESA. A
biological assessment was prepared and submitted to the National Marine Fisheries Service (NMFS)
in December 2010 for its concurrence with a finding that the proposal may affect, but is not likely
to adversely affect, anadromous fish protected under the ESA, and would have no effect on any
ESA-protected species under U.S. Fish and Wildlife Service jurisdiction. The City and NMFS
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 14
corresponded in January, February, and April 2011 on NMFS questions. The City received a letter
of concurrence in May 2011.
Exhibit 10 shows the land cover analysis associated with the 2011 FEIS Alternative 3, and Exhibit
11 shows the analysis associated with the Preferred Alternative; both were addressed in the FEIS,
ROD, and NMFS correspondence.
Exhibit 10. FEIS Alternative 3 Land Cover Analysis
Location
Total Area
(acres)
Total
Impervious
Area (acres)
Total
Pervious Area
(acres)
Total PGIS
(acres)
Total
Untreated
PGIS (acres)
Effective
Impervious
(acres)
Potential Replacement Sites 3.06 2.28 0.78 0.62 0.26 2.14
Potential Sunset Terrace Redevelopment
Subarea
12.64 7.04 6.02 2.43 0 4.22
Total 15.70 9.32 6.80 3.05 0.26 6.36
Notes: PGIS = Pollutant generating impervious surfaces
Source: CH2MHill, April 29, 2011, memo to Erika Conkling, City of Renton, Summary of Sunset Terrace Land
Coverage Analysis in Response to NMFS Comments
Exhibit 11. FEIS Preferred Alternative Land Cover Analysis
Location
Total Area
(acres)
Total Impervious
Area (acres)
Total Pervious
Area (acres)
Total PGIS
(acres)
Total Untreated
PGIS (acres)
Effective
Impervious
(acres)
Potential Replacement Sites 3.06 2.57 0.49 0.41 0 2.39
Potential Sunset Terrace
Redevelopment Subarea
12.64 6.1 6.54 1.7 0 3.66
Total 15.70 8.67 7.03 2.11 0 6.15
Notes: PGIS = Pollutant generating impervious surfaces
Source: CH2MHill, April 29, 2011, memo to Erika Conkling, City of Renton, Summary of Sunset Terrace Land
Coverage Analysis in Response to NMFS Comments
The following table shows an updated analysis of the 2019 Reevaluation Proposal, including sites
that are amended regarding unit reallocations but also other sites that have been constructed using
approved site plans, and sites under planning with updated site plans. Results show the total
impervious area, pollutant generating impervious surfaces (PGIS), and effective impervious area is
less than FEIS Alternative 3.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 15
Exhibit 12. Reevaluation 2019 Land Cover Analysis
Location
Total
Area
(acres)
Total
Impervious
Area (acres)
Total
Pervious
Area
(acres)
Total
PGIS
(acres)
Total
Untreated
PGIS (acres)
Effective
Impervious
(acres)*
Potential Replacement Sites 4.14 1.38 2.76 0.45 0.26 0.83
Potential Sunset Terrace
Redevelopment Subarea
12.69 6.99 5.74 1.64 0 4.19
Total 16.83 8.37 8.50 2.09 0.26 5.02
Notes: PGIS = Pollutant generating impervious surfaces .
Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, CH2MHill, BERK , 2014; Schemata, Renton
Housing Authority, BERK 2015; Third Place Design, Lank Tree Land Surveying, BERK, 2019.
Notes: *Per FEIS & BA, assumes that 40% of the impervious area in the site would be mitigated with flow control best
management practices.
Total acres within the study area as a whole are higher than in 2011 due to properties for
replacement housing added in 2016. However, with updated site plan information across the
Master Site Plan area, total impervious area is lower due to the proposed designs of the sites many
of which have pervious sidewalks and pavement (e.g. Glenwood Townhomes, Sunset Court), lesser
Sunset Terrace right-of-way, and the larger park.
To keep within impervious limits, the following features are included with sites where units are being
reallocated in this 2019 Reevaluation:
Site C/18: Sidewalk dedication is assumed to be pervious due to green street designation of
Edmonds Avenue NE as a “green street” in the City’s plans for the Sunset Area.
Site E/14, 16/17: The Sunset Oakes development would include pervious parking and pervious
sidewalks, if necessary to meet any impervious requirements and to be consistent with the
cumulative impervious range and cap evaluated for the Sunset Area NEPA/SEPA Record of
Decision.
Therefore, the 2019 Reevaluation Alternative is in the range of the prior analysis and no further
analysis or conditions are needed in association with the proposal.
The City communicated with NOAA in 2019 and received confirmation that no new formal
consultation is needed with regard to the ESA as the results are within the range previously received
in the 2011 letter of concurrence. (pers com, Janet Curran, NOAA to Rocale Timmons, City of Renton,
October 30, 2015) The analysis updated in 2019 has been submitted to NOAA and is anticipated
to receive a similar confirmation of consistency with prior conditions.
Should Site G/11 site be removed from the Master Site Plan in the future, the base impervious area
would not change as the site is undeveloped. The future impervious area would be reduced within
the Master Site Plan area. The site would be subject still to the City’s stormwater regulations. Once
removed the total area subject to the impervious surfaces limits would be reconfigured but more
similar in land area to the 2011 and 2014 acres.
2.6 PHASING
The redevelopment of the study area and broader neighborhood was anticipated to occur over a
number of years. The Master Site Plan sites are being phased over an approximate 10-year period
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 16
in approximately 5 phases. Phase 1 sites have approved site plans or are in active permit review.
Other phases are approximately estimated based on prior Master Site Plan evaluations. See
Exhibit 13.
Exhibit 13. Site Phasing
= Master Site Plan Sites
Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, BERK 2016 ; BERK, 2019
2.7 MASTER SITE PLAN AND OTHER DISCRETIONARY APPLICATIONS
RHA proposes to amend the Master Site Plan per RMC 4-9-200 to reallocate units. For each Master
Site Plan site, a number of current and future permits are also anticipated. See Exhibit 14.
This Reevaluation and Addendum for the revised proposal will also result in minor revisions of the
ROD. Minor housekeeping amendments could be made to the PAO to update information about the
2019 reevaluation though there is no change to total dwellings or PAO mitigation measures.
Should Site G/11 be removed from the Master Site Plan in the future, a major Master Site Plan
amendment would be needed. In addition, the same conceptual site plan attached to the PAO would
be amended.
Other development permits and approvals would be required for implementing projects. These
could include lot line adjustments/subdivisions, right-of-way dedications and easements,
phased/detailed site plans and associated design modifications where appropriate. Lastly,
building and construction permits would be sought.
Neighbor-
hood Site
Letter
Master
Plan Site Phasing
RHA Sunset Terrace- Sunset Area Replacement and Affordable Housing Units
A Glennwood Townhomes Completed
B Kirkland Avenue Townhomes Completed
C 18 Edmonds Apartments/Homestead Willow Crest Townhomes Phase 1 Sunset Crest,
Phase 4 Edmonds
D 5 Sunset Terrace Apartments Phase 5
E 14,16/17 Sunset Park West Townhomes 2014 / Harrington Park 2016/ Sunset Oaks 2019 Phase 1
F 19 Sunset Court Townhomes 2014 / Sunset Court Apartments 2016 Completed
G 11 Sunset Park East (Piha) Townhomes & Apts 2014 / Suncrest Homes 2016 / Solera 2019 Phase 1
Other Sunset Terrace Public and Private Projects
H 9 Sunset Terrace Dev. Building A Phase 1
I 7/8 Sunset Terrace Dev. Building B Phase 2
J 6/7 Sunset Terrace Dev. Building C Phase 3
K 10 Renton Highlands Library Completed
L Regional Stormwater Facility Completed
M Sunset Park Completed
N Sunset Lane Loop Improvements Extended with Utilities
O NE 10th Street Extension, Improvements Extended with Utilities
X Library Site Phase 5
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 17
Exhibit 14. Matrix of Permits
= Sites permitted/constructed.
Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, BERK 2016 , BERK 2019.
Neighbor-
hood Site
Letter
Master
Plan Site
Project Name Master PlanHeight CUPDensity InterpretationParking Rate InterpretationStreet Reclass-ificationsNEPA/SEPA ReevaluationROD/Planned Action AmendmentLot Line Adjustment or SubdivisionROW Dedication / EasementsSite Plan ReviewDensity BonusMod: Open SpaceMod: TransparencyMod: Blank WallMod: ModulationBuilding & Construction PermitsRHA Sunset Terrace- Sunset Area Replacement and Affordable Housing Units
C 18 Edmonds Apartments/Homestead Willow Crest Townhomes X X X X X
D 5 Sunset Terrace Apartments X X X X X X X X
E 14, 16/17 Sunset Park West Townhomes 2014 / Harrington Park 2016/ Sunset Oaks 2019 X X X X X X X
F 19 Sunset Court Townhomes 2014 / Sunset Court Apartments 2016
G 11 Sunset Park East (Piha) Townhomes & Apts 2014 / Suncrest Homes 2016 / Solera 2019
Other Sunset Terrace Public and Private Projects
H 9 Sunset Terrace Dev. Building A X X X X X X X X X X X
I 7/8 Sunset Terrace Dev. Building B X X X X X X X X X X X X
J 6/7 Sunset Terrace Dev. Building C X X X X X X X X X X X X
K Renton Highlands Library
L Regional Stormwater Facility
M Sunset Park
N Sunset Lane Loop Improvements
O NE 10th Street Extension, Improvements
Approvals and Permits Summer 2014 Future Permits Permits with Site Plan Review
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 18
3 Environmental Analysis
The analysis of each element of the environment below compares the conclusions from the FEIS regarding
Alternative 3 and the Preferred Alternative to the 2019 Reevaluation Alternative. It concludes that the
revised Master Site Plan would not change results of the impact analysis or mitigation measures in the FEIS.
3.1 LAND USE
The Land Use analysis in the FEIS concluded that the Sunset Area subarea would advance the purposes of
the Comprehensive Plan and Center Village (CV) zoning district. It would serve as an incentive for other
redevelopment opportunities near the study area. Anticipated growth would also help the City meet its
2031 (now 2035) housing and employment targets. These conclusions are still valid for the 2019
Reevaluation Alternative which proposes housing and mixed uses consistent with zoning and developed in
coordination with the Master Site Plan.
3.2 AESTHETICS
As described in Section 2.2, the Reevaluation Alternative will reallocate dwelling units among sites, but all
sites will meet zoning densities, building heights and setbacks, open space, and landscaping per the code
or per the Master Site Plan approval in 2014. Design standards will apply.
3.3 CULTURAL RESOURCES
The Master Site Plan area was evaluated for cultural resources in the 2011 EIS and again with the Master
Site Plan expansion in 2016. No sites were determined eligible. The ROD includes inadvertent discovery
conditions applicable throughout the study area.
3.4 TRANSPORTATION
Based on the results of the 2019 Reevaluation traffic analysis, overall transportation conditions are
expected to operate similarly to the FEIS Preferred Alternative, Alternative 3, and the 2014 Reevaluation
Alternative. The 2019 evaluation includes the Sunset Court site added in 2016. See Appendix A.
3.5 PARKS AND RECREATION
The Sunset Neighborhood Park has been constructed in accordance with the adopted Master Site Plan.
There are no changes to the FEIS results or prior Reevaluations in 2014 or 2016.
3.6 PUBLIC SERVICES
The overall conclusions of the FEIS for Selected Alternatives is expected to be similar for the Reevaluation
Alternative since growth is the same as projected for the overall neighborhood and is similar to the 2014
and 2016 Reevaluation proposal.
3.7 UTILITIES
3.7.1 Water and Sewer
Conceptual utility plans in the FEIS, City design manuals, and code requirements will apply to future
development.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 19
3.8 OTHER FEIS TOPICS
Generally, regarding natural environment topics (earth, air quality, water resources, plants and animals),
there are no anticipated changes to the overall conclusions or mitigation measures identified in the ROD
and PAO since the proposed mixed use development activities are essentially occurring within the same
footprint and the range of impervious estimates in the FEIS and ROD will be maintained.
Conditions, mitigation measures, and conclusions regarding Environmental Health and Historic/Cultural
Features are likewise unchanged. No environmental health conditions or cultural resources features are
known in the Potential Sunset Terrace Redevelopment Subarea, but in case such features are uncovered
mitigation measures would apply.
Lastly, regarding socio-economics, housing, and environmental justice, overall conditions and impacts
regarding the potential for change in the neighborhood, need for replacement housing or vouchers, etc.
identified in the FEIS are still valid, as the study area continues to redevelop to a mixed use, amenity-rich
environment.
3.9 MONITORING AND REVIEW
The PAO includes monitoring and review measures to be considered within five years of the ordinance
adoption; some measures are to be considered at the time of a NEPA Reevaluation (compliance with
neighborhood goals and Leadership in Environmental and Energy Design rating system for Neighborhood
Development [LEED-ND] criteria or equivalent), though monitoring and review are directed to the Planned
Action area as a whole. The City conducted a review in the 2014 Reevaluation and 2016 Reevaluation.
The next 5-year milestone, based on the effective date of the amended ordinance in 2016, would occur in
2021.
Consistent with the PAO monitoring provisions, this Reevaluation provides a review of the Planned Action
Study Area Goals and Objectives and to the LEED-ND criteria in relation to the Reevaluation Alternative.
See Exhibit 15 and Exhibit 16. Results show the 2019 Reevaluation Alternative continues to create a mixed
use, mixed income neighborhood supported by park, library, road, and stormwater improvements that
increase quality of life.
Exhibit 15. Goals and Objectives Reevaluation
FEIS Goals and Objectives Reevaluation Alternative: Potential Sunset
Terrace Redevelopment Subarea
Transformation of private and public properties in
the Planned Action Study Area …is expected to
meet the Sunset Area Community vision, as
expressed in the Highlands Phase II Task Force
Recommendations (City of Renton 2008a) and the
CIS (City of Renton 2009b).
The Highlands is a destination for the rest of the
city and beyond.
The neighbors and businesses here are engaged
and involved in the community.
Neighborhood places are interconnected and
walkable.
The neighborhood feels safe and secure.
The Reevaluation Alternative is based on the prior
studied alternatives and continues to promote a
mixed-income, mixed-use development with parks,
library, and green streets to promote an
affordable, connected, walkable, and attractive
area for residents and businesses.
Since the approval of the Planned Action and
implementing Master Site Plan, affordable housing
has been developed at Sunset Court.
Neighborhood civic facilities have been built
including the library. The City has developed a
more walkable place with streets and streetscapes
improved consistent with the Master Site Plan. The
Sunset Neighborhood Park has been completed.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 20
FEIS Goals and Objectives Reevaluation Alternative: Potential Sunset
Terrace Redevelopment Subarea
Neighborhood growth and development is
managed in a way that preserves quality of life.
The neighborhood is an attractive place to live
and conduct business.
The neighborhood is affordable to many incomes.
The neighborhood celebrates cultural and ethnic
diversity.
For each of the major components of the proposal,
the following specific goals and objectives were
developed to be consistent with this vision.
The entire Renton Sunset neighborhood is
considered a planned action area since 2011 per
Exhibit 2; growth and general types of land uses
are consistent with the City’s Comprehensive Plan.
The PAO, effective in 2011 and amended in 2014
and 2016, remains in effect. The City may update
the PAO with the amended 2019 Master Site Plan
results.
The Reevaluation/Addendum demonstrates that the
Planned Action EIS conclusions remain valid. City
infrastructure investments for the planned action
area continue. For example, regional stormwater
and green streets have bene implemented and are
expected to continue to be implemented in the
neighborhood. A loop road has been implemented;
the Library site has been developed. The park was
enlarged and has been constructed.
1. Through designation of a Planned Action and
infrastructure investments, support and stimulate
public and private development.
2. Ensure that redevelopment is planned to conform
to the City’s Comprehensive Plan.
The Reevaluation Alternative implements the City’s
Comprehensive Plan Commercial Mixed-Use
designation and furthers the intent of the CV zone
for a mixed-use center, providing housing, civic,
retail, and park uses.
3. Through the Planned Action and early
environmental review, accelerate the transformation
of the Potential Sunset Terrace Redevelopment
Subarea with mixed-income housing and mixed uses
together with places for community gathering. This
will also be accomplished in part by using this EIS to
achieve a NEPA Record of Decision, which will
enable RHA to submit a HUD Demolition and
Disposition application in 2015.
See Response to #1. A Demolition and Disposition
permit was obtained for the Library site and a
second permit was obtained for the balance of the
site.
4. Ensure that the Planned Action covers
environmental review of Sunset Area roadway,
drainage, parks and recreation, and other
infrastructure improvements, and analyze impacts of
anticipated private development in addition to
Sunset Terrace.
See Response to #1. The total amount of growth
studied across the Planned Action study area
remains unchanged under the 2019 Reevaluation
Alternative; redistribution of some units was
evaluated in 2014, 2016, and 2019. Both public
and private development is promoted in the
Potential Sunset Terrace Redevelopment Subarea
as well as the broader neighborhood.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 21
FEIS Goals and Objectives Reevaluation Alternative: Potential Sunset
Terrace Redevelopment Subarea
5. Build on previous City, RHA, and Renton School
District efforts and current projects. Leverage
relationships and partner with existing community
outreach activities and resources. Recognize
community desires documented in:
Report and Recommendation of the Highlands
Area Citizen’s Zoning Task Force (City of Renton
2006),
Report and Recommendation of the Highlands
Phase II Task Force (City of Renton 2008a),
Highlands Action Plan (City of Renton 2009c),
Sunset Area Community Investment Strategy (City
of Renton 2009b),
Renton Trails and Bicycle Master Site Plan (City
of Renton 2009d),
Renton Parks, Recreation, Open Space and
Natural Resources Plan (estimated completion
date September 2011),
Utility system plans, and
Library replacement (in process).
The Reevaluation Alternative continues to further the
prior planning efforts. The following has been
developed:
Replacement affordable housing at Sunset Court
A new library
A new larger neighborhood park
A regional stormwater facility
Harrington Avenue NE Greenstreet
Sunset Lane improvements
Early childhood education center has been
redeveloped
The subarea will have additional mixed income,
mixed use development as anticipated in the
Community Investment Strategy.
6. Create a Great Street on NE Sunset Boulevard,
as described in the CIS. Implement the City
Complete Streets policy for the NE Sunset
Boulevard corridor and the Sunset Area green
connections. Extend conceptual design of
improvements between the Interstate 405 limited
access right-of-way and Monroe Avenue NE and
include them in the Planned Action effort.
The Reevaluation Alternative Master Site Plan
concept anticipates and recognizes the multimodal
design of NE Sunset Boulevard by matching the
future right of way boundary studied in the FEIS.
7. Encourage low-impact stormwater management
methods and area-wide solutions as part of a
master drainage plan to support development.
The Reevaluation Alternative would be developed
consistent with the Sunset Area drainage plan.
Regional stormwater in the central park and green
streets (e.g. Harrington Avenue NE) have been
accomplished with more green infrastructure
planned in future phases.
8. Engage the community in a transparent process
using available outreach opportunities and tools
successfully used in prior planning efforts.
The Reevaluation Alternative is similar to prior
studied alternatives that were developed with
public engagement opportunities. Public comment
opportunities are offered with some types of land
use permits (e.g. Notices of Application), or
amendments to the PAO.
9. Optimize funding strategies by leveraging
partnerships, innovation and sustainable
development for a healthy community. Recognize
the importance and timing of integrating housing,
transportation, infrastructure, expanded economic
The Reevaluation Alternative has resulted from a
public/private Master Site Plan coordination effort.
See response to #1 regarding infrastructure and
civic investments.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 22
FEIS Goals and Objectives Reevaluation Alternative: Potential Sunset
Terrace Redevelopment Subarea
opportunity, parks and recreation, and the
environment.
Source: FEIS, Appendix A, 2011; BERK 2014
The official 2014 LEED ND project scorecard3 published by the U.S. Green Building Council is used as a
guide to address green design issues in relation to the proposed redevelopment. For each criteria group
on the scorecard, a brief discussion of how the proposed redevelopment is consistent with the principles of
LEED ND is provided in Exhibit 16.
Exhibit 16. LEED for Neighborhood Development Criteria
Summary of Criteria Reevaluation Alternative: Potential Sunset Terrace
Redevelopment Subarea
The intent of the Smart Location and Linkage
criteria of the LEED ND rating system is to
encourage development to avoid environmentally
sensitive areas and to be focused within and near
existing communities where there are opportunities
to access services and reach destinations. There is a
preference for housing proximate to jobs. Access to
public transit is promoted to reduce vehicle trips.
Development in smart locations also encourages a
greater degree of walking of bicycling, which has
personal health benefits.
The Sunset Terrace site is located along a major
transportation and transit corridor within the City of
Renton. Redevelopment of the site under the
Reevaluation Alternative would contribute to a
mixed-use, mixed-income development already
served by the full range of public services on a
previously developed infill site on a major transit
corridor – a “smart location.” The Master Site Plan
concept anticipates and recognizes the multimodal
design of NE Sunset Boulevard by matching the
future right of way boundary studied in the FEIS.
The intent of the Neighborhood Pattern and
Design criteria of the LEED ND rating system is to
promote safe, diverse, walkable, compact
neighborhoods with high-quality design with a mix
of land uses.
The Master Site Plan furthers the intent of the
Comprehensive Plan Mixed Use Commercial
designation and CV zone for a mixed-use center,
providing housing, civic, retail, and park uses. The
neighborhood is compact and furthers walkability
and quality design with a loop road, green streets,
and a new park and library.
The intent of the Green Infrastructure and
Buildings criteria is to encourage development that
implements green building practices or introduces
green infrastructure. This includes using certified
green building techniques, increasing building water
and energy efficiency, controlling pollution from
construction activities, implementing adaptive reuse
of historic buildings, and using green methods of
stormwater management.
The Reevaluation Alternative as expressed in the
amended Master Site Plan would implement FEIS
mitigation measures and retain green features of
prior studied alternatives, including:
Green Connections for Stormwater Management:
The Reevaluation Alternative continues the City’s
investment in Green Connections (Harrington
Avenue NE implemented), a regional stormwater
facility (built), and the drainage Master Site Plan
for the study area.
Construction Emission Control: The FEIS
recommends that the City require all construction
contractors to implement air quality control plans
3 See: Checklist: LEED v4 for Neighborhood Development. https://www.usgbc.org/resources/leed-v4-neighborhood-
development-checklist. Accessed: July 22, 2019.
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 23
Summary of Criteria Reevaluation Alternative: Potential Sunset Terrace
Redevelopment Subarea
for construction activities in the study area,
including measures for reducing engine emissions
and fugitive dust.
Energy Efficiency: The FEIS recommends that the
City encourage or require implementation of
energy and greenhouse gas reduction measures
in the study area such as compliance with the
Northwest ENERGY STAR Homes program and
the Seattle Energy Code for non-residential
buildings.
Source: FEIS, Appendix A, 2011; BERK, 2014 and 2019.
4 Conclusions
The City of Renton (City) is the Responsible Entity and lead agency for NEPA purposes. In accordance with
specific statutory authority and the U.S. Department of Housing and Urban Development’s (HUD’s)
regulations at 24 Code of Federal Regulations (CFR) part 58, the City is authorized to assume responsibility
for environmental review, decision-making, and action that would otherwise apply to HUD under NEPA.
Additionally, the City is the lead agency and proponent of the broader Planned Action for the Sunset area
which has had environmental review under Washington State Environmental Policy Act (SEPA) Revised Code
of Washington [RCW] 43.21(C).
The City has performed joint NEPA/SEPA environmental review in cooperation with the Recipient, the Renton
Housing Authority (RHA). Accordingly, the City prepared a Draft and Final EIS to analyze potential impacts
of redevelopment of the Sunset Terrace public housing community. The Final Environmental Impact Statement
(FEIS) supporting both milestones was issued April 1, 2011.
The City initiated consultation with agencies and tribes regarding permit requirements and to identify any
areas of concerns regarding the Sunset Terrace public housing redevelopment as well as the overall
Planned Action. Federal and state agencies were notified of comment opportunities through the scoping
process and were offered comment opportunity on the Draft EIS. Two agencies were particularly consulted
consistent with NEPA, the National Historic Preservation Act (Section 106), and the Endangered Species Act
(Section 7). As documented in the ROD and Environmental Review Record, the City received a letter of
concurrence from NMFS in May 2011. The Biological Assessment and NMFS memoranda are included in
the Environmental Review Record. The City also completed Section 106 consultation for Sunset Terrace
redevelopment and all properties fronting NE Sunset Boulevard as documented in the ROD and
Environmental Review Record. In addition, consistent with the federal Coastal Zone Management Act, the
City received a letter of consistency from the State of Washington Department of Ecology (16 U.S.C. 1451-
1464).
In May 2011, the City of Renton completed a ROD in accordance with the National Environmental Policy
Act and adopted a PAO in accordance with the State Environmental Policy Act.
The ROD and PAO identified mitigation measures from the FEIS. The Record of Decision (ROD) concluded
that “[w]ith the application of City-adopted development regulations and recommended mitigation
measures, and application of other federal and state requirements, no significant unavoidable adverse
impacts are anticipated. Pursuant to 40 CFR 1505.3, this decision to proceed with Sunset Terrace and
actions in the broader area will be implemented and mitigation measures imposed through appropriate
August 2019 | Renton Sunset Community Area Reevaluation and Addendum 24
conditions in any land use or related permits or approvals issued by the City of Renton and through
conditions of federal funding.” This Reevaluation and Addendum maintains the mitigation measures from
the EIS, ROD, and Planned Action and identifies where the application of such mitigation measures (e.g.,
design guidelines) is particularly relevant and could be included in permit conditions.
The City finds by this re-evaluation, after considering the effects of the revised Master Site Plan, as well
as existing and supplemental environmental documentation, that no substantive change to the findings in
the ROD would occur. The Sunset Area Community Planned Action NEPA/SEPA EIS adequately examines
the impacts of the overall project, and the proposed changes in the Master Site Plan would not result in
modification to those conclusions. No new or significantly different impacts to the environment would occur.
Mitigation measures incorporated in the proposal and identified in the EIS, and additional consultation and
mitigation documented in the ROD, represent reasonable steps to reduce adverse environmental effects of
the proposed project. Together, these measures and would reduce effects to acceptable levels. No
additional mitigation is warranted as a result of changes proposed in the Master Site Plan.
Responsible Entity Certifying Officer
City of Renton Environmental Review Committee (ERC)
Date: Signature:
Signature:
Signature:
Signature:
1
Renton Sunset Terrace
Impervious Surfaces Analysis
August 2019 | Prepared By: BERK Consulting
Environmental Review 2011
In May 2011, the City of Renton completed a Record of Decision (ROD) in accordance with the National
Environmental Policy Act (NEPA) and adopted a Planned Action Ordinance in accordance with the State
Environmental Policy Act (SEPA) for redevelopment of the Sunset Terrace area. The NEPA/SEPA Final
Environmental Impact Statement (FEIS)1 supporting both milestones was issued April 1, 2011.
The ROD and Planned Action established a range of growth and associated facility and infrastructure
investments (e.g. park, library, “green streets,” etc.) for the Sunset Area Community Planned Action Study
Area, for the neighborhood as a whole and for the Sunset Terrace Redevelopment, a site then fully owned
by the Renton Housing Authority (RHA).
In support of the NEPA/SEPA process, an analysis of change in impervious surfaces was addressed in the
FEIS. Additionally, consistent with the requirements of Section 7 of the Endangered Species Act (ESA), the
proposal has been evaluated with respect to its potential effects on species listed or proposed for listing
under the ESA. A biological assessment was prepared and submitted to the National Marine Fisheries
Service (NMFS) in December 2010 for its concurrence with a finding that the proposal may affect, but is
not likely to adversely affect, anadromous fish protected under the ESA, and would have no effect on any
ESA-protected species under U.S. Fish and Wildlife Service jurisdiction. The City and NMFS corresponded
in January, February, and April 2011 on NMFS questions. The City received a letter of concurrence in
May 2011.
Study Area
The Study Area that was the focus of the NMFS consultation included sites in the Potential Sunset
Redevelopment Study Area (shaded in purple) and swap sites (outlined in red) shown in Exhibit 1. Since the
original 2011 analysis more specific Master Planning has been conducted for the Potential Sunset
Redevelopment Study Area and some abutting property added to facilitate master planning. See Exhibit
2 and Exhibit 3.
1 CH2MHill and ICF International. 2011. Sunset Area Community Planned Action NEPA/SEPA Environmental Impact Statement.
Final. April. (ICF 00593.10.) Bellevue and Seattle, WA. Prepared for City of Renton and the Renton Housing Authority, Renton,
WA.
August 2019 | Renton Sunset Terrace Impervious Surfaces Analysis 2
Exhibit 1. Renton Sunset Terrace Redevelopment Area and Swap Sites: 2011
August 2019 | Renton Sunset Terrace Impervious Surfaces Analysis 3
Exhibit 2. Renton Sunset Terrace Redevelopment Area and Swap Sites: 2016 and 2019
August 2019 | Renton Sunset Terrace Impervious Surfaces Analysis 4
Exhibit 3. Sunset Terrace Master Site Plan
Activities and Review: 2014-2016
Since May 2011, redevelopment efforts have continued, including the Demolition and Disposition permit
for a Mixed Use Library redevelopment on a portion of the property and a purchase and sale agreement
with a private developer. This has been followed by a Demolition and Disposition permit for the balance
of the Sunset Terrace property allowing for both market rate and affordable dwellings. RHA has
developed plans or has constructed units in the Sunset Area that could serve as replacement units for Sunset
Terrace when redeveloped. There would be no net loss of affordable units.
As a result of ongoing planning for the area, the City approved additional dwellings and height in the
Sunset Terrace area in 2014. The City prepared a revised Master Plan including a new Conceptual Plan
to be developed and approved under the Renton Municipal Code (RMC) Title IV. This Master Plan is
intended to facilitate the preparation of phased detailed Site Plans over time and would allow the City to
determine consistency with applicable regulations. This will also provide more certainty for members of the
public and private developers.
2014 Reevaluation: The changes to the development proposal to add more units and height and to address
street standards also required a NEPA Reevaluation, pursuant to Section 58.47 of US Department of
Housing and Urban Development’s (HUD’s) NEPA regulations, demonstrating that the original conclusions of
the FEIS remain valid. SEPA also provides a process, using an Addendum to the prior FEIS where new
information or analysis does not substantially change prior conclusions about impacts (WAC 197-11-706).
August 2019 | Renton Sunset Terrace Impervious Surfaces Analysis 5
On September 15, 2014, NOAA acknowledged the 2014 reevaluation proposal was within the range of
effects considered in the previous analysis, and there was no need to re-initiate consultation. (Curran,
NOAA, pers com)
2015-2016 Reevaluation: The City and RHA added replacement housing for the Sunset Terrace
redevelopment on properties abutting the master plan. See Exhibit 2 and Exhibit 3. This required a NEPA
Reevaluation pursuant to the same process described above for the 2014 proposal. In fall 2015, NOAA
found the revised design is within the scope and range of effects considered in the Endangered Species
Act consultation for the project (NMFS 2010/01983). The City and RHA completed the Reevaluation in
2016.
Reevaluation Alternative 2019
In 2019, RHA is proposing an amended Master Plan that would shift dwelling units between a site on the
west (Site 18) to a site in the north of the Master Plan area (Site 14, 16/17). This 2019 reevaluation also
assesses the future removal of a site from the master plan boundaries (Site 11). The site would remain
within the Sunset Area Community neighborhood and zoning and development allowed is similar. This
Master Plan boundary amendment proposal is evaluated for potential implementation at a later date.
The purpose of this document is to document how the 2019 reevaluation proposal is in the range of the
prior analysis of impervious areas contained in the FEIS, ROD and NMFS consultation process.
In 2019, the City has rearranged allowed dwellings between sites 18 and 14/16/17 but the total units
would remain the same over the study area. See Exhibit 3.
August 2019 | Renton Sunset Terrace Impervious Surfaces Analysis 6
Exhibit 3. Master Plan Sites – Reevaluation 2014, 2016, 2019
Impervious Analysis
Exhibit 4 shows the land cover analysis associated with FEIS Alternative 3, and Exhibit 5 shows the analysis
associated with the Preferred Alternative, both addressed in the FEIS, ROD and NMFS correspondence.
Exhibit 4. FEIS Alternative 3 Land Cover Analysis
Location
Total Area
(acres)
Total
Impervious
Area
(acres)
Total
Pervious
Area
(acres)
Total PGIS
(acres)
Total
Untreated
PGIS
(acres)
Effective
Impervious
(acres)
Potential Replacement Sites 3.06 2.28 0.78 0.62 0.26 2.14
Potential Sunset Terrace
Redevelopment Subarea
12.64 7.04 6.02 2.43 0 4.22
Total 15.70 9.32 6.80 3.05 0.26 6.36
Source: CH2MHill, April 29, 2011, memo to Erika Conkling, City of Renton, Summary of Sunset Terrace Land Coverage
Analysis in Response to NMFS Comments
Master
Plan Site Development Title Acres:
2014
Total Units
Reviewed in
Reevaluation:
2014
Acres:
2016
Total Units
Reviewed in
Reevaluation:
2016
Acres:
2019
Total Units
Reviewed in
Reevaluation:
2019
Glennwood Townhomes 0.65 8 0.65 8 0.65 8
Kirkland Avenue Townhomes 0.77 18 0.77 18 0.77 18
18 Edmonds Apartments/Sunset Crest 1.70 112 1.70 68 1.70 25
5 Sunset Terrace Apartments 0.51 54 0.51 47 0.51 47
14, 16/17 Sunset Park West Townhomes 2014 /
Harrington Park 2016/ Sunset Oaks 2019
0.55 10 1.06 19 1.05 62
19 Sunset Court Townhomes 2014 / Sunset
Court Apartments 2016
0.88 15 1.95 50 1.95 50
11 Sunset Park East (Piha) Townhomes & Apts
2014 / Suncrest Homes 2016 / Solera 2019
1.09 57 1.09 64 1.09 64
9 Sunset Terrace Dev. Building A 0.99 117 0.99 117 0.58 117
7/8 Sunset Terrace Dev. Building B 1.18 196 1.18 196 1.18 196
6/7 Sunset Terrace Dev. Building C 0.74 110 0.74 110 0.74 110
10 Renton Highlands Library See H See H 0.37
Regional Stormwater Facility See M See M See M
Sunset Park 3.20 3.2 3.2
Sunset Lane Loop Improvements 1.41 1.41 1.41
NE 10th Street Extension Improvements 0.20 0.20 0.20
Library Site (2013)1.41 25 1.41 25 1.41 25
Total - Master Plan Sites 12.44 671 14.04 671 13.99 671
Total - All Sites 15.28 722 16.88 722 16.83 722
August 2019 | Renton Sunset Terrace Impervious Surfaces Analysis 7
Exhibit 5. FEIS Preferred Alternative Land Cover Analysis
Location
Total
Area
(acres)
Total
Impervious
Area (acres)
Total
Pervious
Area (acres)
Total
PGIS
(acres)
Total
Untreated
PGIS (acres)
Effective
Impervious
(acres)
Potential Replacement Sites 3.06 2.57 0.49 0.41 0 2.39
Potential Sunset Terrace
Redevelopment Subarea
12.64 6.1 6.54 1.7 0 3.66
Total 15.70 8.67 7.03 2.11 0 6.15
Source: CH2MHill, April 29, 2011, memo to Erika Conkling, City of Renton, Summary of Sunset Terrace Land Coverage
Analysis in Response to NMFS Comments
The following table shows an updated analysis of the 2019 Reevaluation Proposal, including sites that are
amended regarding unit reallocations but also other sites that have been constructed using approved site
plans, and sites under planning with updated site plans. Results show the total impervious area, pollutant
generating impervious surfaces (PGIS), and effective impervious area is less than FEIS Alternative 3.
Exhibit 6. Reevaluation 2019 Land Cover Analysis
Location
Total
Area
(acres)
Total
Impervious
Area (acres)
Total
Pervious
Area
(acres)
Total
PGIS
(acres)
Total
Untreated
PGIS (acres)
Effective
Impervious
(acres)*
Potential Replacement Sites 4.14 1.38 2.76 0.45 0.26 0.83
Potential Sunset Terrace
Redevelopment Subarea
12.69 6.99 5.74 1.64 0 4.19
Total 16.83 8.37 8.50 2.09 0.26 5.02
Notes: PGIS = Pollutant generating impervious surfaces.
Sources: Veer, Schemata, Colpitts, City of Renton, Renton Housing Authority, CH2MHill, BERK, 2014; Schemata, Renton Housing
Authority, BERK 2015; Third Place Design, Lank Tree Land Surveying, BERK, 2019.
Notes: *Per FEIS & BA, assumes that 40% of the impervious area in the site would be mitigated with flow control best
management practices.
Consistent with the 2016 Reevaluation, total acres within the study area as a whole are higher due to the
added properties for replacement housing. However, with updated site plan information across the Master
Plan area, total impervious area is lower due to the proposed designs of the sites where some have pervious
sidewalks and pavement (e.g. Glenwood Townhomes, Sunset Court), lesser Sunset Terrace right-of-way,
and the larger park. RHA has also indicated use of pervious parking and sidewalks for proposed
development not yet constructed, if necessary to meet any impervious requirements and to be consistent
with the cumulative impervious range and cap evaluated for the Sunset Area NEPA/SEPA Record of
Decision.
Under the 2019 Reevaluation alternative, PGIS and effective impervious area are a little lower overall
than Alternative 3. Therefore, the Reevaluation Alternative 2019 is in the range of the prior analysis and
no further analysis or conditions are needed in association with the proposal.
Should Site 11 be removed from the Master Plan in the future, the base impervious area would not change
as the site is undeveloped. The future impervious area would be reduced within the Master Plan area. The
August 2019 | Renton Sunset Terrace Impervious Surfaces Analysis 8
site would be subject still to the City’s stormwater regulations. Once removed the total area subject to the
impervious surfaces limits would be reconfigured though similar to total acres evaluated in the 2011 EIS.
12131 113th Avenue NE, Suite 203, Kirkland, WA 98034 | 425.821.3665 |
MEMORANDUM
Date: July 23, 2019 TG:1.19223.00
To: Lisa Grueter, AICP – BERK
From: Brent Turley, PE – Transpo Group
Subject: Sunset Oaks and Master Site Plan: Transportation Analysis
The purpose of this Transportation Analysis memorandum is to provide NEPA/SEPA
documentation for the Master Site Plan changes based on a review of traffic volume changes and
comparisons to previous studies. The Renton Travel Demand Model was reviewed as part of this
analysis, but the land use changes fall within only one transportation analysis zone (TAZ) and
would have a net zero land use change in that zone. Rather than use the travel demand model,
the traffic analysis approach focused on the net change in intersection trips at major locations
around the Master Plan Site. These were then compared to the intersection analysis results found
in the Sunset Area Community Planned Action Update: Traffic Analysis Results - May 2014
Redevelopment Master Site Plan Alternative documentation.
Project Description
The proposed land use changes would shift residential units between several parts of the area
while maintaining the same overall total number of units. Table 1 summarizes the proposed
changes by Master Plan sites. For reference, the site locations are shown in Figure 1. Table 1 is
separated into two sections based on how trips from each site accesses Renton’s arterial and
collector street network. Site #18 generally uses Edmonds Avenue NE to access the network. The
remaining sites use Harrington Avenue NE or NE 10th Street. The changes in land use show that
87 residential units shift from Site #18 to the other sites. In other words, intersections along
Edmonds Avenue NE would see a reduction in trips, while Harrington Avenue NE and NE 10th
Street would see an increase in trips. This analysis focuses on the impacts on study intersections
on Harrington Avenue NE and NE 10th Street due to an 87-unit increase.
Table 1. Master Plan Land Use Changes
Townhomes/Apartment Units
Neighborhood Site ID Master Plan Site Development 2014 2019 Change
Neighborhood Access via Edmonds Ave
C 18 Edmonds Apartments 112 25 -87
Neighborhood Access via Harrington Ave or 10th St
D 5 Sunset Terrace Apartments 54 47 -7
E 14, 16/17 Sunset Oaks 2019 10 62 +52
F 19 Sunset Court 2016 15 50 +35
G 11 Solera 2019 57 64 +7
Subtotal 136 223 +87
Total 248 248 +0
Source: BERK, 2019
2
Figure 1 – Master Plan Area
Trip Generation
Trip generation for the net change in shifted units was estimated based on the Land Use #220
(Multifamily Housing (Low-Rise)) average trip rates from Trip Generation, 10th Edition, Institute of
Transportation Engineers (ITE), 2017. Weekday daily and AM and PM peak hour trip generation
estimates are summarized in Table 2 and include inbound and outbound daily and peak hour
estimates.
Table 2. Estimated Weekday Trip Generation
Project Trips
Land Use Size Rate1 Total In Out
Multifamily Housing (Low-Rise) LU #220 87 du
Weekday Daily 7.32 636 318 318
Weekday AM Peak Hour 0.46 40 9 31
Weekday PM Peak Hour 0.56 49 31 18
Note: du = dwelling units
1. Trips rates from ITE Trip Generation Manual, 10th Edition (2017).
3
As shown in Table 1, it is estimated that 87 new lowrise units would generate approximately 636
vehicle trips over the course of a typical weekday including 40 trips during the weekday AM peak
hour and 49 trips during the weekday PM peak hour.
Trip Distribution and Percent Impact
The trips generated were distributed to major intersections along Harrington Avenue NE and NE
10th Street near the site. The trip distribution is based on the Sunset Court TIA (Perteet, 2015)
which has very similar characteristics. As Table 3 shows, approximately 30 percent of project trips
would be oriented to the north at the NE 12th Street/Harrington Avenue NE intersection. About 45
percent would be oriented southeast to the NE Sunset Boulevard/NE 10th Street intersection.
Another 25 percent would be oriented southwest to the NE Sunset Boulevard/Harrington Avenue
NE intersection. Other major intersections would be expected to have very little net new trips.
Table 3 summarizes the amount of net new trips expected at these intersections and how they
relate to overall intersection traffic volumes. Between 12 to 22 net new trips are expected. For NE
Sunset Boulevard intersections, the net new trips would represent less than one percent of 2015
traffic volumes. For the NE 12th Street/Harrington Avenue NE intersection, the net new trips would
represent about 2.4 percent. To keep this analysis conservative, trip reductions to/from Site #18
were assumed to be zero for east-west through volumes at the study intersections.
Table 3. Trip Distribution and Percent Impact
Intersection Trip Distribution1
New PM Peak
Hour Shifted
Trips2
2015 Total
Entering
Volumes
(TEV)1
New Shifted
Trips as
Percent of
TEV
NE 12th St/Harrington Ave NE 30% 15 620 2.4%
NE Sunset Blvd/NE 10th St 45% 22 2,350 0.9%
NE Sunset Blvd/Harrington Ave NE 25% 12 2,326 0.5%
Source: Transpo Group
1. Trip distribution and traffic counts based on Sunset Court TIA, Perteet, 2015
2. There may be some east-west through trips on NE Sunset Blvd and NE 12th Street that may be removed due to shifts, but this analysis
conservatively assumed these trips were zero.
Traffic Analysis Results
The previous Master Site Plan 2030 level of service (LOS) analysis at these three study
intersections are documented in the Sunset Area Community Planned Action Update: Traffic
Analysis Results - May 2014 Redevelopment Master Site Plan Alternative (CH2MHill, 2014). The
NE Sunset Boulevard intersections were shown to be LOS C or better. The NE 12th
Street/Harrington Avenue NE was shown to be LOS F in the previous Master Site Plan 2030
analysis. As shown in Table 3, the net new traffic at study intersections were between 12 and 22
trips and represent between 0.5 and 2.4 percent of total intersection volumes for 2015 conditions
and would be even less for 2030 conditions. The relatively minor net new trips at the study
intersection would not significantly change the LOS or delays at these intersections from the
previous 2030 analysis.
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
1
2
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4
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6
7
8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
9
10
RE: Renton Sunset Terrace
FINAL DECISIONRedevelopmentMasterSitePlan )
11
Site Plan, Conditional Use Permit )
12
LUA14-001475, SA-M, CUP
13
14
15 SUMMARY
16 The City has requested Master Site Plan review and a Conditional Use Permit to modify the Sunset
17 Terrace Redevelopment Area by adding 90 additional residential units, increasing the height limit
and lot coverage requirements and reducing setbacks. The City has also requested a change in the
18 vesting timeline. The Master Site Plan Review and Conditional Use Permit are approved with
19
conditions. The 10 year expiration request is granted.
20 TESTIMONY
21 Rocale Timmons, senior planner, described the history of the project and the progress to date. She
described the site characteristics and the revisions being requested for this process. Ms. Timmons
22 stated since 2011, there have been some entitlements of land uses. The City and its partners have
23 reevaluated the original Master Site Plan since the 2011 approvals of the Planned Action Ordinance
and issuance of the FEIS. The preferred alternative was Alternative 3 from the FEIS. The City and its
24 partners are requesting several changes to the preferred alternative including the addition of 90 more
residential units, increased building heights, reduced setbacks, increased lot coverages and
25 reclassification of local streets. In return, the City will be able to expand the proposed public park to
26 13.2 acres.
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 1
I The City is requesting Master Site Plan review at this stage to allow for the proposed changes. This is
2
not site plan review for individual project components; that will come later. This decision is
conceptual only in nature. As proposed and conditioned, all zoning, development standards and
3 design standards will be met. The decision today covers only lot coverage, residential density,
building height and an increased timeline for vesting. The hope is to streamline the process going
4 forward and to reflect the revised design. Approval of the Master Site Plan and Conditional Use
Permit will facilitate phased site planning over time and provide more certainty to the development5partners. The CUP approval is for the height increase. The City would like this project to have a 10
6 year vesting timeline.
7 All environmental review has been accomplished as either part of the initial FEIS for the original
Master Site Plan are as amended for the revised Master Site Plan. No new or different impacts are
8 anticipated from the proposed changes. Demolition and Disposition Permits for all public housing has
9 already been approved by HUD. All affected families in public housing have already received either
vouchers or relocation assistance. No public comments were received regarding the proposed
10 revisions to the approved Master Site Plan.
11 The additional units will pay impact fees and development charges based on school district and City
12
requirements. The project includes installation of a regional stormwater system, though each
individual development will provide for its own stormwater.
13
Public Testimony
14
Larry Joel Dean of 1100 Harrington Avenue NE lives in the redevelopment master plan area. He
15 spoke generally in favor of the project, but had several items of concern. He understands this is a long
16 term project with many phases, but has been living in an active construction zone for a long time. He
is looking forward to the completion of the project.
17
Mr. Dean is president of the homeowners association for Olympic Condos, which represents 29 units
18 in the center of the master plan. He stated his residents feel ignored by the City and communication
19 has been inadequate. Specifically, Mr. Dean related the story of the road construction work that
occurred over the Christmas break. The contractor failed to place a steel plate over the driveway to
20 the condos. As a result, a resident got their car stuck in the gap and had to have the vehicle towed.
The contractor eventually returned from the break and placed the steel plate in place, but only after
21 the damage was done.
22
Mr. Dean stated he was concerned about the reduced setbacks along SR 900 and the increased
23 building height. He currently lives next to a vacant lot that is slated to become a six story building. He
reiterated he is generally very supportive of the project, but is concerned about communication with
24 and from the City.
25
26
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 2
I Staff Rebuttal
2 Rocale Timmons apologized for the incident with the steel plate. She explained the project timeline,
3 which is in excess of ten years. She also stated the road improvements along Harrington Road will
likely last another six months. Ms. Timmons stated the City would support a condition of approval
4 that required notification in addition to what is currently required by City code, such as asking each
individual phase to provide information to surrounding property owners about timelines and contact
5 information.
6
EXHIBITS
7
8 The December 30, 2014 staff report Exhibits 1-15 identified at page 2 of the staff report itself
9 were admitted into the record during the hearing. The staff PowerPoint was admitted as Exhibit
16 during the hearing.
10
11 FINDINGS OF FACT
12
13 Procedural:
14 1.Applicant. The applicants are the City of Renton, the Renton Housing Authority and the
Sunset Terrace Development, LLC.
15
2. Hearing. The Examiner held a hearing on the subject application on December 30, 2014 at1610:00 am in the City of Renton Council Chambers.
17
3.Project Description. Sunset Terrace in northeast Renton is the oldest multifamily public
18 housing complex directly managed by the Renton Housing Authority. It was constructed in 1959 and
19 contains 110 dwelling units in 27 buildings. The City of Renton, along with the Renton Housing
Authority (RHA), the King County Library System, Colipitts Development, and community partners,
20 is redeveloping approximately 15.28-acres of Sunset Terrace within the larger Sunset Area
21 Community Neighborhood.
22 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
23 [
SR] 900) on the south, and Edmonds Avenue NE on the west. RHA owns additional vacant and
24 residential land along Edmonds Avenue NE, Glenwood Avenue NE, Harrington Ave NE, Kirkland
Ave NE, and Sunset Lane NE, and the Authority plans to incorporate these additional properties into25
the Sunset Terrace redevelopment for housing and associated services.
26
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 3
I Redevelopment of this area envisions Sunset Terrace as a mixed-use, mixed-income community
2 anchored by a new public library and a new park. Mixed-use sites will have both market rate and
affordable rental housing in multi-story, multi-family townhomes and apartments, along with
3 commercial and retail space. Proposed residential land includes apartments and attached townhomes
4 that are generally between two and four stories in height, extending to five and six stories along SR
900, which will provide 722 total dwelling units. Proposed commercial space would equal between
5 19,500-59,OOOsf, with 15,OOOsf consisting of a newly relocated Renton Highlands Library (this use
6 has already been permitted and is under construction), and the rest consisting of retail or office space
depending on market needs.
7
The NEPA/SEPA Final Environmental Impact Statement (FEIS) was issued on April 1, 2011. The
8
City completed a Record of Decision (ROD) in accordance with the National Environmental Policy
9 Act (NEPA) to redevelop the 15.28 acre Sunset Terrace public housing community (May 2011) into a
mixed use, mixed density, mixed income community anchored by a new public park and library. The10
City also completed Planned Action Ordinance (#5610) in accordance with the State Environmental
11 Policy Act (SEPA). Since the original FEIS analysis, redevelopment efforts have continued and
12 additional site planning has occurred. As a consequence, the applicants are now proposing changes to
the number and configuration of units.
13
The revised development proposal will add 90 more units to the Sunset Terrace area, though the
14 neighborhood total will remain the same. Also, the City has reconfigured the proposed public park
15 and expanded it to 3.2 acres. This required a reduction in the footprint of the adjacent buildings and
commensurate increases in building heights and density at these locations. To do this, the City must
16 increase the lot coverage and building heights within the Sunset Terrace area and reduce the required
17 street setbacks. The original FEIS Preferred Alternative (#3), Record of Decision and Planned Action
Ordinance contemplated 90 fewer units, larger setbacks from SR 900, shorter buildings and different
18
street profiles.
19
To accomplish these changes, a NEPA Reevaluation, pursuant to Section 58.47 of US Department of
20 Housing and Urban Development's (HUD's)NEPA regulations, is required. The NEPA Reevaluation
21
must demonstrate the original conclusions of the FEIS remain valid. SEPA also provides a process,
using an Addendum to the prior FEIS where new information or analysis does not substantially
22 change prior conclusions about impacts (WAC 197-11-706). A Reevaluation, consistent with
23
applicable National Environmental Policy Act (NEPA) regulations and a SEPA addendum, was
prepared to evaluate the proposed changes to the Master Site Plan. The Reevaluation and Addendum
24 (December 8, 2014) concluded there are no new or different impacts resulting from the change and
25 the conclusions of the FEIS are still valid.
26
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 4
I To accommodate the localized change in density, the City has requested Master Site Plan review. The
2 City has requested a Conditional Use Permit to increase the height limit and lot coverage
requirements and reduce setbacks in the areas proposed for additional units. The City has also
3 requested an extension of the vesting timeline to 10 years.
4 In total, there will be 722 dwelling units (including the 90 additional units requested under the present
5 proposal). Twenty six of the units have already been constructed by the Renton Housing Authority
6 (
RHA). The 90 additional units will be spread across Master Plan Sites C, D, E, F, G, H, I and J.
Site C: The RHA Edmonds Apartments site is approximately 1.7 acres within the Center Village7 (
CV) zone. Proposed for the site is a four-story multi-family building, over one-story of structured
8 parking, containing no more than 112 apartment units. The proposed building height is 50 feet and
9
would orient towards Edmonds Avenue NE, with a direct sidewalk connection. The original proposal
had contemplated 99 units for this site.
10
Site D: The RHA Sunset Terrace Apartments site is approximately 0.51 acres within the CV Zone.
11 Proposed for the site is a five-story multi-family building containing no more than 54 apartment units.
12 The FEIS Preferred Alternative had contemplated 41 units on this site. Units may be redistributed
among Sites D and G provided the NEPA Reevaluation conclusions are maintained (Staff Report
13 Exhibit 2). The proposed building height is 60 feet and would orient towards Sunset Lane NE, with a
14 direct sidewalk connection. Parking is anticipated to be under building.
15 Site E: The RHA Sunset Park West Townhomes site is approximately 0.55 acres and is zoned
Residential-14. The proposed development consists of two, three-story, multi-family residential16
buildings with associated garage parking. These buildings contain eight apartment and ten townhome
17 dwelling units for a total of 18 units.
18 Site F: The RHA Sunset Court Townhomes site is approximately 0.88 acres and is zoned CV. The
19 proposed development consists of two, two-story, multi-family residential buildings with associated
surface parking. These buildings contain ten townhome dwelling units. The proposed building height
20 is 30 feet'.
21
22 1 The Staff Report Findings No. 6 lists this site as having a total of 10 units in the approved and revised site plans.
The language above is from Staff Report Finding No. 10. The chart on page 4 of the Staff Report limits the total
23
units to 722. This decision is for a conceptual site plan limited to a total of 722 units to be constructed in several
phases and in several different buildings and locations. If the City wishes to increase the total number of units to
24 account for the discrepancy between the Staff Report Findings for Site E, they are encouraged to request a
reconsideration.
25 2 There is also a discrepancy between the Staff Report Finding Nos. 6 and 11 with respect to the total number of
26
units proposed for this site. As noted above, this decision limits the total number of units in the Master Site Plan to
722.
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 5
I Site G: The RHA Sunset Park Townhomes East (Piha) site is approximately 1.09 acres in size and
2 zoned CV. The proposed development consists of three multi-story, multi-family residential buildings
with a below grade parking structure. Future plans include 3 buildings containing a total of 57 multi-
3 family units with a mix of 1, 2, and 3-bedroom units. Units may be redistributed among Sites D and
4 G provided the NEPA Revaluation conclusions are maintained (Exhibit 2). The buildings range in
height from two to four stories, and the overall proposed building height is 48 feet. Proposed off-site
5 improvements include a new sidewalk along Sunset Lane NE. The FEIS considered 56 units for this
6 site.
7 Site H: The Colpitts Sunset Terrace Development Building A site is approximately 0.99 acres and is
located within the CV zone. A six-story, 68-foot tall, mixed-use building with associated structured
8
parking is proposed for the site. The building would contain a total of 117 residential units (up from
9 111 units in the original proposal) and about 19,500sf of commercial space including a 15,OOOsf King
County Library facility (LUA13-001720). Units between sites H, I, and J may be redistributed at the10
time of Site Plan Review.
11
Site I: The Colpitts Sunset Terrace Development Building B site is approximately 1.18 acres and is
12 located within the CV Zone. A six-story, 62-foot tall, multi-family project with associated structured
13 parking is proposed for the site. The building would contain a total of 196 residential units. The FEIS
had considered 188 units for this site. Units between sites H, I, and J may be redistributed at the time
14 of Site Plan Review. Vehicular access to structured parking on the site would be provided at multiple
15 points along Sunset Lane NE. Pedestrian access to a residential lobby would also occur from Sunset
Lane NE.
16
Site J: The Colpitts Sunset Terrace Development Building C site is approximately 0.74 acres and is
17
located within the CV zone. A five-story multi-family project with associated structured parking is
18 proposed for the site. The building would contain a total of approximately 110 residential units (up
19
from 104 units). Units between sites H, I, and J may be redistributed at the time of Site Plan Review.
20 Mixed-use sites will have both market rate and affordable rental housing in multi-story, multi-family
townhomes and apartments, along with commercial and retail space. Defining features of the site plan
21 include:
22 An expanded Sunset Neighborhood Park centrally located within the site.
23
A circular local road system that facilitates circulation around the park, connecting Sunset
24 Lane,NE 10th, and the southern end of Glenwood Avenue NE.
25 Compatibility with future multimodal SR 900 improvements.
26
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 6
1 Mixed-use development with residential and commercial uses including retail space and a
2 library.
3 A Library situated at the corner of NE 10th and Sunset Blvd NE across from the proposed
4
expanded park (LUA13-001720).
5
The site is located within Zone 2 of the Aquifer protection Area. There are no other critical areas
located on site.
6
The property is zoned Center Village (CV) and Residential-14 (R-14). The Comprehensive Plan
7 designation is Center Village. To the north is multi-family residential (R-14 and CV zones). To the
8 east are multi-family residential and commercial uses (CV zone). To the south is Sunset
Boulevard/SR 900. To the west is multi-family residential (R-10 and CV zone). The proposal
9 involves multi-family, commercial, institutional and public uses.
10 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
11 infrastructure and public services as follows:
12 A. Water and Sewer Service. The site is served by the City of Renton for all water and sewer
13
service. The proposal is a conceptual Master Site Plan for a multi-phase development over
a large subarea. This topic will be reviewed with detailed Site Plan Review for each phase.
14 A conceptual water main improvements layout for the proposed developments identified
15 has been developed (Staff Report Exhibit 13). The diagram updates the information
contained in the Final EIS as amended in the NEPA/SEPA Reevaluation/Addendum, but
16 is intended to meet City standards as described in the Final EIS.
17
The City will require 12-inch water mains in all new public streets (Harrington Ave NE,
18 Sunset Lane NE, NE 10th Street, Glennwood Ave NE) to provide the estimated fire flow
19 demand ranging from 3,000 gpm to 4,000 gpm based on the City Fire Prevention's review
of various pre-application submittals. A developer's extension of the section of 12-inch
20 water main in Sunset Blvd NE/SR 900 will be required to be a looped water system
21 because the estimated fire flow demand for the proposed development on Site H and on
Site I is above 2,500 gpm.
22
23 The location of the new water main in SR 900 west of Harrington will be evaluated as part
of the pre-design/design of the roadway improvements projects, and consider the need to
24
accommodate existing and future public and private utilities, rockery/retaining walls,
25 street trees, etc.
26
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 7
I Sites plans will be required to show the location of the existing sewer system in order to
2 determine the potential re-use of existing sewer (conditioned on lining the existing sewer
mains and manholes) provided the location does not interfere with the ultimate
3 roadway/building alignments.
4
Where a sewer main exists in the current Harrington Ave NE alignment that will become
5 the new park it will be retained; the City will eliminate manholes where needed and where
6 feasible. The park connection is likely to occur at NE 10th St, or at the west end, where
new private development may be able to shorten the existing sewer to keep it within the
7 roadway. Where the section of Glenwood Avenue NE reconnects with Harrington Avenue
8 NE the sewer main will need to be rerouted.
9 Approved plans indicate the Library will connect to the existing sewer in NE 10th Street.
10
B. Fire and Police. Police and Fire Prevention staff indicated that sufficient resources exist to
11 furnish services to the proposed development; if the applicant provides Code required
12 improvements and fees. Impact fees will be discussed in detail as part of the Site Plan
13
Review for each phase and assessed at the time of building permit application.
14 C. Drainage. As with water and sewer, drainage issues related to the individual phases and
15
improvements will be evaluated at the time of each separate site plan approval. However,
the regional stormwater facility will be constructed in advance of the future park. The
16 estimated time for the stormwater facility completion is June 30, 2015. The regional
17 stormwater facility in Sunset Park will address flow control for Sunset Blvd NE/SR 900
roadway water quality treatment. The regional facility in the Park is designed for SR 900
18 and is not designed to receive any stormwater from the Master Plan area, and per the grant
19 funding, this site cannot be used for mitigation.
20 D. Parks/Open Space. The proposed development will impact the Parks and Recreation
21 system. These impacts will be mitigated by payment of the Parks Impact Fee for each
multi-family unit. The Applicant is a new 3.2 acre park. Sunset Park has been increased in
22 size compared to prior conceptual plans studied in the FEIS, April 2011. Proposed park
23 components include a performance space, a child-friendly water feature, play area, picnic
area, restroom building, fitness equipment, walking loop, integration of art, passive open
24 space, plazas, and rain gardens.
25
Both the park and the regional storm water facility require maintenance access and
26 load/unload areas. The maintenance access and load/unload zone will be located on the
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 8
I north side of the future park along (extended) NE 10th St. An internal walkway system
2 will be incorporated into the park however a perimeter park sidewalk will not be included.
3 Common open space will be provided by the individual developments and review as part
4 of the site plan review process for each development. Common use spaces could have
views to the west towards Lake Washington and the Olympic Mountains for all residents
5 in proposed 5-6 story buildings. Private open space would most likely be provided through
6 private decks or small yards.
7 E. Transportation. Traffic impacts are adequately mitigated by the proposal. Level of service
g standards will not be reduced below adopted levels for the proposal and traffic impact fees
9
will be assessed to pay for proportionate share transportation system impacts.
10 A proposed loop road along Sunset Lane NE will encircle the proposed park. Along the
library and mixed-use building space, the lane could be specially paved and serve as a
11
plaza for special events. The width of this roadway is 49 feet. Each phase will be
12 responsible for their proportionate share of frontage improvements (RMC 4-6-060). The
City is considering a SAD/LID for the improvement of the Sunset Lane NE loop13
depending on the timing of funding and construction for each individual phase.
14
15
The Sunset Area "green connections" would be implemented per the Sunset Area Surface
Water Master Plan. One of these facilities is currently under construction on Harrington
16 Avenue NE. The City is considering street reclassifications and two new street sections for
17
roads that have 60-foot rights of way presently (Staff Report Exhibit 12): Green Collector
and Neighborhood Collector. The 60 foot right of way is consistent with the "Green
18 Connections" cross section in the Sunset Area Surface Water Master Plan (Staff Report
19
Exhibit 14). However, the Green Connections can only be implemented in some locations
and therefore a 60 foot cross-section for a Neighborhood Collector is also proposed.
20
21 Traffic impact fees for the individual phases will be reviewed at the time of detailed Site
Plan Review for each phase would be based on square footage of the building (not
22 including parking garage) and the number of residential units. Fees will be assessed at the
23 time of building permit application.
24 The transportation analysis in the NEPA Reevaluation and SEPA Addendum indicated
25 relatively little difference between the revised Master Plan and previously reviewed
26
alternatives in terms of traffic (Staff Report Exhibit 2).
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 9
1 F. Schools. The assessment of School Impacts and fees will occur during the individual site
2 plan review phase of each proposed improvement. The project will replace some existing
public housing units. School impact fees will be assessed only on net new units.
3
4 G. Parking. Compliance with parking standards will be reviewed during specific Site Plan
Reviews for each phase. In general, the majority of parking spaces for the residential
5 components will be accommodated primarily in below grade and partially below grade
6 parking levels. Most of the proposed parking counts for individual sites are within the
allowable range determined by RMC 4-4-080, except for Site 9/10, which needs an
7 additional 6 parking spaces to meet the required minimum number of parking spaces.
8 However, because the other sites propose parking spaces well over the required minimum
number, there could be adequate parking for the Master Site Plan as a whole. A Joint
9 Parking Agreement could be developed prior to future site plan approval addressing any
10 shared parking arrangements, provided parking is within 750 feet of the intended site
11
RMC 4-4-080(E)(3)).
12 H. Bicycle Stalls. Required bicycle parking will be addressed during site plan review for the
13
individual phases.
14 1. Vehicular Access and Internal Circulation. The Master Plan proposes a loop road system
15 that creates a more logical and seamless road pattern than exists today. Pedestrian
connections from the street to the buildings will be provided. A complete streets vision
16 has been proposed for the area and would serve to guide improvements to streets within
17
the area. A condition of approval will require all phases included in the Master Site Plan
to comply with the Sunset Area Street Classification Map (Staff Report Exhibit 12).
18
19
J. Pedestrian Circulation. A pedestrian circulation system is proposed throughout the project
site which connects all opens space and parking areas spaces. Pedestrian circulation will
20 be addressed for each improvement phase at the time of individual site plan approval.
21
K. Landscaping. Landscaping in public spaces and on building sites will be employed to
22 provide transitions between developments and enhance the overall subarea and individual
23 projects' appearance. This topic will be more specifically reviewed during Site Plan
Review for each phase.
24
25 L. Refuse Enclosure. Compliance with refuse and recycle standards will be reviewed during
specific Site Plan Reviews for each phase.
26
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 10
1 M. Building Facade Modulation. The individual proposals will include a variety of building
2 articulations and modulations in order to break down the scale and massing of the
structures.
3
4
5. Adverse Impacts. The NEPA/SEPA Final Environmental Impact Statement (FEIS) was
issued on April 1, 2011. The City completed a Record of Decision (ROD) in accordance with the
5 National Environmental Policy Act (NEPA) in May 2011. The City also completed Planned Action
Ordinance (#5610) in accordance with the State Environmental Policy Act (SEPA). The changes to
6 the development proposal to add more units and height and to address street standards require a
NEPA Reevaluation, pursuant to Section 58.47 of US Department of Housing and Urban7
Development's (HUD's) NEPA regulations, demonstrating that the original conclusions of the FEIS
8 remain valid. SEPA also provides a process, using an Addendum to the prior FEIS where new
information or analysis does not substantially change prior conclusions about impacts (WAC 197-11-
9 706). A Reevaluation, consistent with applicable National Environmental Policy Act (NEPA)
regulations and a SEPA addendum, was prepared to evaluate the proposed changes to the Master Site
10 Plan. The Reevaluation and Addendum (December 8, 2014) concluded there are no new or different
11 impacts resulting from the change and the conclusions of the FEIS are still valid.
12 Beyond those impacts contemplated in the FEIS, ROD, Planned Action Ordinance and NEPA
Reevaluation and SEPA Addendum, there are no additional significant adverse impacts associated
13 with the project. Few adverse impacts related to the Master Site Plan revision are anticipated.
14 Adequate infrastructure serves the site as determined in Finding of Fact No. 4. There are no critical
areas on site. Impacts are more specifically addressed as follows:
15
A. Increased Density. Many sites in the Sunset Terrace Redevelopment Area propose higher
16 densities above the maximum density currently allowed in their associated zone. Viewed
17
in context of the overall Sunset Terrace Site, which since 2011 has been planned
comprehensively as a coordinated mixed use redevelopment project with park amenities,
18 the density would equal about 65 dwelling units per acre (du/acre), less than the 80 du/acre
maximum allowed in the Center Village zone.
19
Site D is proposed for 106.8 du/acre, well above the maximum density allowed in the CV20
zone. Colpitts Buildings A (118.2 du/acre), B (166.0 du/acre), and C (148.3 due/acre) are
21 each proposed to exceed the 80 du/acre determined by the size of their individual sites.
22 Staff suggest given the Public Park will not be developed with residential units there are
opportunities to transfer underutilized density from the park to the proposed Colpitts
23 Buildings A, B, and C. The City has determined a density transfer agreement would be the
24 most appropriate mechanism to transfer the unused density from the park to the
redevelopment sites.
25
City Staff have been working with Colpitts in order to develop a methodology and
26 framework for the needed density transfer including the cost per additional unit and how
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 11
I the funds obtained will be allocated. A condition of approval will require the City and
2 Colpitts to execute a Development/Density Transfer Agreement prior to detailed Site Plan
Review approval for any phase of development which intends to utilize unused residential
3 density from the proposed park acreage.
4 The RHA Sunset Terrace Apartments/Site D would also exceed the density determined by
the size of its anticipated lot acreage. However, RHA Sunset Terrace Apartments would
5 be likely be utilizing unused density from other RHA owned properties (Sunset Court
6 Park, Sunset Park East PIHA). Therefore a density transfer agreement is not needed in this
case.
7
B. Increased Height. The Master Site Plan would introduce building heights of 5-6 stories
8 along Sunset Blvd NE and along the south portion of the Sunset Lane NE loop, which
9 would exceed the current maximum height allowed by zoning (Staff Report Exhibit 15).
According to the Staff Report, the requested building height limits are consistent with the
10 Sunset Terrace Redevelopment Plan. As proposed, Colpitts Buildings A, B, C (Sites H, I,
J) and the Sunset Terrace Apartments (Site D) are inconsistent with maximum height
11 limits of the CV zone, provided only residential uses are proposed. Site D would have
12 heights greater than existing development to the west. The height variance under the
conditional use permit was requested in order to allow for a larger Sunset Park while still
13 creating viable developments. There is capacity to add commercial uses in the Master Plan
should future applicants so choose. Should the proposals be revised to include commercial
14 uses in some cases no height modification would be needed.
15 The proposed park space would provide a substantial amenity to area residents and reduce
16 the overall visual impression of height and bulk from viewers located further northward of
the loop road. For park users, who would be closer to the proposed buildings, increased
17 height could create a perception for park users of being surrounded by buildings looming
over them, depending on design treatments. Also, there would be increased height and
18 bulk from the perspective of pedestrians on Sunset Blvd NE. Thus small adjustments to
19 reduce height and bulk related to the increased height and intensity of the structures would
reduce impacts. Current city design standards address building modulation and roofline
20 variation and are recommended for application in the NEPA Reevaluation/SEPA
Addendum(Exhibit 2).
21
22 Increased height at the southern end of the Redevelopment Area would have the potential
to slightly increase the length of shadows cast on the interior park to the north. However,
23 reconfiguration of the park to increase its size as part of the updated Master Site Plan
process would ameliorate this to some degree, and the application of design standards
24 would further reduce shading impacts from increased building heights.
25 The "rim" of the Sunset Terrace Redevelopment area is particularly well suited to the
26 greater density/height proposed as it is immediately adjacent to Sunset Blvd NE, a major
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 12
I arterial and state highway capable of accommodating the traffic generated by the proposed
2
project.
3 The proposed development would be among the taller developments in the vicinity until
such time as other properties will be redeveloped to meet the more intensive vision of the
4 CV zone. The proposed project is compatible with the scale and character of the existing
and planned neighborhood. When the proposed height is considered in the context of the
5 entire redevelopment plan area, the average height proposed for development is well
6 below 60-feet3. The additional height allows for the achievement of the proposed units and
reflects the greater size of the park and redistribution of units to maximize the park site.
7 Sunset Terrace has been identified as an area where it is desirable to develop residential
uses to a density greater than currently exists, which requires either less public open space
8 or higher buildings.
9
Compliance with the height standards for all other structures will be reviewed during
10 specific Site Plan Reviews for each phase.
11 C. Increased Lot Coverage. As with the increased density and height, the proposal
12 collectively meets the lot coverage requirements. However, Sites D, H/K, I and J exceed
the standard individually. If these lots are aggregated with the increased park acreage, lot
13 coverage requirements are met. Staff notes this is consistent with the overall Master Plan
approach. The remaining lots all appear to be able to meet lot coverage requirements
14 through the use of structured parking, a topic which will be reassessed during individual
15
site plan review as each phase progresses.
16 D. Reduced Setbacks. The 2011 SR 900 Conceptual Plan was designed to account for
reduced setbacks along Sunset Lane NE. The plan assumes no front yard setbacks in this
17 location. Lot depths are 125 feet east of Harrington Avenue NE consistent with the VEER
site plan for Lots 9/10, and 130 feet west of Harrington Avenue NE. In all areas besides
18
along the redesigned Sunset Lane NE (SR 900), lot depths are sufficient to allow for
19 sufficient depths of buildings with underbuilding parking and account for odd geometries.
This being said,there should be room for a small setback from Sunset Lane NE.
20
Compliance with setback standards will be reviewed during specific Site Plan Reviews for
21 all other properties.
22
E. Privacy and Noise. Noise impacts are adequately mitigated. Staff anticipates most of the
23 noise impacts would occur during the construction phase of the project. The Master Site
Plan includes an arrangement of buildings around the Sunset Park to reduce noise.
24
25
3 The maximum height allowable without a hearing examiner approved conditional use permit is 50 feet(RMC 4-2-
26 120(C)(16)).
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 13
I Conclusions of Law
2
3
1. Authority. Master Site Plan Approvals for the overall plan and Conditional Use Permit
approvals are each Type III decisions determined by the hearing examiner (RMC 4-8-080(G)). The
4 aforementioned permits have been consolidated. RMC 4-8-080(C)(2) requires consolidated permits to
5
each be processed under "the highest-number procedure." As Type III applications, RMC 4-8-080(G)
grants the Examiner with the authority to hold a hearing and issue a final decision on them, subject to
6 closed record appeal to the City Council.
7 2. Zoning/Comprehensive Plan Designations. The property is zoned Center Village (CV) and
8 Residential-14 (R-14). The Comprehensive Plan designation is Center Village.
9 3. Review Criteria. Master Site Plan Review is an optional process in the CV and R-14 zones
RMC 4-9-200(B)(1)). To accommodate the localized change in density, the City has requested10
Master Site Plan review. The City has requested a Conditional Use Permit to increase the height limit
11 and lot coverage requirements and reduce setbacks in the areas proposed for additional units. The
City has also requested a change in the vesting timeline. Master Site Plan review standards are12
governed by RMC 4-9-200(E)(3). Conditional Use Permits are governed by RMC 4-9-030. All
13 applicable criteria are quoted below in italics and applied through corresponding conclusions of law.
14 Master Site Plan
15
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
16 compliance with the following:
17 a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
18
including:
19 i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and
policies, especially those of the applicable land use designation; the Community Design
20 Element; and any applicable adopted Neighborhood Plan;
21 ii. Applicable land use regulations;
22
iii. Relevant Planned Action Ordinance and Development Agreements; and
23
iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-
24 3-100.
25 4.The proposal is consistent with applicable comprehensive plan policies, City of Renton zoning
26 1 regulations and design guidelines and the Sunset Planned Action area (Staff Report Exhibit 10) as
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 14
I outlined in Findings 20(a)-(1) of the staff report, which is adopted by this reference as if set forth in
2 full, including the findings and conclusions.
3 RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and
uses, including:
4
5 i. Structures: Restricting overscale structures and overconcentration of development on a
particular portion of the site;
6
ii. Circulation: Providing desirable transitions and linkages between uses, streets,
7 walkways and adjacent properties;
8
iii. Loading and Storage Areas: Locating, designing and screening storage areas,
9 utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views
10
from surrounding properties;
11
iv. Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features;
12
v. Landscaping: Using landscaping to provide transitions between development and
13
surrounding properties to reduce noise and glare, maintain privacy, and generally
14 enhance the appearance of the project; and
15 vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
16
excessive brightness or glare to adjacent properties and streets.
17
5. The design as revised would mass more density in one portion of the subarea than in others
and increase the bulk of structures in that area. However, as determined in Finding of Fact No. 5, the
18 increased density and scale of the structures are appropriate along Sunset Boulevard NE because of
the heavy regional traffic in that area. The buildings will be modulated and designed to provide
19 relief to pedestrians walking near them. The most important offset, though, is the increased size of
20 the public park afforded by the proposed building massing and density. The design also allows for
improved vehicular circulation throughout the entire subarea by creating a new loop road. This
21 decision is a Master Plan Review and therefore is meant to be conceptual in nature. It represents a
decade long development of multiple phases of mixed use, mixed income development by public
22 and private entities. As such, issues related to internal circulation, loading and storage areas,
landscaping and lighting will be dealt with during the individual site plan review stages as each23phaseprogresses. There are presently no views of attractive natural features. As proposed, the
24 impacts to surrounding properties created by the revised design are mitigated.
25
26
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 15
1
2 RMC 4-9-200(E)(3)(c): On-Site Impacts:Mitigation of impacts to the site, including:
3 i. Structure Placement: Provisions for privacy and noise reduction by building placement,
4 spacing and orientation;
5 ii. Structure Scale: Consideration of the scale ofproposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian6
and vehicle needs;
7
iii. Natural Features: Protection of the natural landscape by retaining existing vegetation
8 and soils, using topography to reduce undue cutting and filling, and limiting impervious
9
surfaces; and
10 iv. 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
11 enhance the appearance of the project. Landscaping also includes the design and protection
12 of planting areas so that they are less susceptible to damage from vehicles or pedestrian
movements.
13
6. As determined in Finding of Fact No. 5, the arrangement of buildings around Sunset Park will
14 block noise from SR 900. There is nothing in the record to reasonably suggest that the scale, spacing
15 and orientation of the project could be modified to provide for more privacy and noise reduction
without unreasonably interfering with the objectives of the facility or creating a detrimental impact
16 to the proposed park. The scale of the facility will not create any adverse impacts as discussed and is
compatible with vehicle and pedestrian circulation as determined in Finding of Fact No. 5. In
17 addition, there is nothing in the record to reasonably suggest that the scale of the project is
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incompatible with sunlight, prevailing winds or natural characteristics. Impervious surfaces are
significantly less than those authorized by applicable zoning regulations and are within the range
19 anticipated in the FEIS for the original Master Plan.
20 RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all
21 users, including:
22 i. 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
23 site and, when feasible, with adjacent properties;
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ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system,
25 including the location, design and dimensions of vehicular and pedestrian access points,
26 drives,parking, turnarounds, walkways, bikeways, and emergency access ways;
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2 iii. Loading and Delivery: Separating loading and delivery areas from parking and
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pedestrian areas;
4 iv. Transit and Bicycles:Providing transit, carpools and bicycle facilities and access; and
5 v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
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buildings,public sidewalks and adjacent properties.
7 7. The proposal provides for adequate access and circulation as required by the criterion above
for the reasons identified in Finding of Fact No. 4(I) and (J).
8
RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project
9 focal points and to provide adequate areas for passive and active recreation by the occupants/users
10 of the site.
11 8. The proposal provides for open space that serves as distinctive project focal points and also
provides for recreation as determined in Finding of Fact No. 4(N). A primary feature of the revised
12 proposal is an expanded public park which will serve as a visual and social focal point for the
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neighborhood.
14 RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
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shorelines and Mt. Rainier, and incorporating public access to shorelines.
16 9. There are no view corridors to shorelines or Mt. Rainier affected by the proposal.
17 RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
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systems where applicable.
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10. As noted in Finding of Fact No. 5, there are no critical areas on site. As determined in Finding
of Fact No. 4, the drainage system is designed to accommodate pedestrian friendly greenscape and
20 sidewalks while improving the existing regional stormwater quality.
21 RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
22 facilities to accommodate the proposed use.
23 11. The project is served by adequate services and facilities as determined in Finding of Fact No.
4.
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RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
and estimated time frames,for phased projects.
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2 12. The Master Plan includes a detailed sequencing plan for development phases over a ten year
3 timeframe. Finding 20L of the Staff Report is adopted here by reference as if set forth in full.
4 Conditional Use
5 The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following
6 factors for all applications:
7 RMC 4-9-030(C)(1): Consistency with Plans and Regulations: The proposed use shall be
compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the
8 zoning regulations and any other plans,programs, maps or ordinances of the City of Renton.
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13. The Master Plan promotes a mixed use redevelopment with open space and civic amenities.
10 The Master Plan would advance the City's Center Village concept in the Comprehensive Plan and
zoning code. It would serve as an incentive for other redevelopment opportunities near the study area.
11 Anticipated growth would help the City meet its 2031 housing and employment targets. It would also
12 serve to fulfill the Sunset Area Community Investment Strategy. The proposal is consistent with
applicable comprehensive plan policies, City of Renton zoning regulations and design guidelines and
13 the Sunset Planned Action area (Staff Report Exhibit 10) as outlined in Findings 20(a)-(1) of the staff
report, which is adopted by this reference as if set forth in full, including the findings and
14 conclusions.
15 RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the
16 detrimental overconcentration of a particular use within the City or within the immediate area of the
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proposed use. The proposed location shall be suited for the proposed use.
14. As described above in Finding of Fact No. 5, the proposed location is suitable for the proposed18
use. The overall Sunset Terrace Site has been planned comprehensively as a coordinated mixed use
19 redevelopment project with park amenities at an overall density that is less than the allowed
maximum in the CV zone while providing public amenities including affordable housing, a new
20 library and a public park. Given these factors the criterion is met.
21 RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location
22 shall not result in substantial or undue adverse effects on adjacent property.
23 15. As determined in Finding of Fact No. 5 there are no adverse impacts associated with the
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proposal, so it will not result in substantial or undue adverse effects on adjacent property. The
proposed development would be among the taller developments in the vicinity, though it is essentially
25 the first coordinated development to implement the more intensive vision of the CV zone. The
26 proposed project is compatible with the scale and character of the existing and planned neighborhood.
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2 RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and
3 character of the neighborhood.
4 16. As determined in Finding of Fact No. 5, the proposed use is compatible with the scale and
character of the neighborhood since it does not involve any significant adverse aesthetic impacts and
5 allows for the expansion of the proposed Sunset Park, creates a new loop road to improve access and
creates a gateway along SR 900.
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7 RMC 4-9-030(C)(5): Parking:Adequate parking is, or will be made, available.
8 17. As noted in Finding of Fact No. 4, most parking is proposed to be in structures. Parking will
be reviewed during the phased build out at the time of each individual phase's site plan review. At
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this stage, the overall project appears to provide adequate parking.
10
RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and
11 shall mitigate potential effects on the surrounding area.
12 18. As determined in Finding of Fact No. 4, the local roadway network will be improved through
13 the redesigned Sunset Boulevard, the new loop road and the reconstructed Harrington Road. The
project will not have a significant impact on the general traffic in the vicinity and provides for
14 adequate and safe pedestrian circulation. The criterion is met.
15 RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the
16 proposed use shall be evaluated and mitigated.
17 19. As determined in Finding of Fact No. 5, noise and light impacts will be addressed during
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individual site plan reviews for each implementing project. Lighting will comply with City
regulations which require lights to be directed inwards and prohibited light trespass. The building
19 design along Sunset Boulevard should shield park users from regional traffic noise from SR 900.
20 RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by
21 buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
22
20. The criterion is met for the reasons discussed in Finding of Fact No. 4K under aesthetic
23 impacts.
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I Time Limits
2 RMC 4-8-100(T): Expiration of Large Scale or Phased Projects: For large scale or phased
3 development projects, the Examiner may at the time of approval or recommendation set forth time
limits for expiration which exceed those prescribed in this Section for such extended time limits as
4 are justified by the record of the action.
5 21. The applicants have requested an extended expiration timeline for the project because of its
6 scale and complexity. They have also indicated much of the public infrastructure and development
is grant dependent. The applicants have requested a 10 year expiration limit. This request is granted.
7
8 DECISION
9
The Master Site Plan and Conditional Use Permit for the Renton Sunset Redevelopment Master Site
10 Plan, File No. LUA 14-001475, SA-M, CU-P as depicted in Exhibit 3 of the Staff Report, are
11
approved subject to the following conditions.
12 1. A Development/Density Transfer Agreement shall be executed by the City and Colpitts prior
to detailed Site Plan Review approval for any phase of development which intends to utilize
13 unused residential density from the proposed park acreage.
14 2. All phases included in the Master Site Plan shall comply with the Sunset Area Street
15 Classification Map, (Staff Report Exhibit 12). Conceptual frontage improvements shall be
submitted at the time of Site Plan Review for each phase and are subject to approval by the
16 Current Planning Project Manager and Plan Reviewer.
17 3. Prior to beginning construction, each individual project phase or improvement shall provide
18 information to surrounding property owners about timelines, extent of construction, and
contact information.
19
4. This decision is effective until January 14,2025.
20
21 DATED this 10 day of January,2015.
22
23
Emily Terr
24 City of Renton
Hearing Examiner Pro Tem
25
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Appeal Right and Valuation Notices
3 RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the
Renton City Council. RMC 4-8-110(E)(14) requires appeals of the hearing examiner's decision to
4 be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A
request for reconsideration to the hearing examiner may also be filed within this 14 day appeal5periodasidentifiedinRMC4-8-110(E)(13) and RMC 4-8-100(G)(9). A new fourteen (14) day
6 appeal period shall commence upon the issuance of the reconsideration. Additional information
regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7th
7 floor, (425) 430-6510.
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SUNSET AREA COMMUNITY PLANNED ACTION
FINAL NEPA/SEPA ENVIRONMENTAL IMPACT STATEMENT • VOLUME 1 • APRIL 2011
Issued by:
City of Renton
NEPA Responsible Entity and
SEPA Lead Agency
Prepared in partnership with:
Renton Housing AuthorityRenton Housing Authority