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Land Use Project Narrative
August 4, 2021
Jill Ding, Senior Planner
City of Renton
Department of Planning and Development
Renton City Hall
1055 South Grady Way
Renton, WA 98057
RE: Harrington Redevelopment
PRE- 20000078
The intent of the following narrative is to outline a project narrative for the Harrington Redevelopment project, per City of
Renton’s Site Plan Review process.
The property of the project is 960 Harrington Ave NE, Renton Washington, located at the corner of NE Sunset Blvd and
Harrington Ave NE. The lot is estimated to be 29,359 sf and is located within the Central Village (CV) zoning district. Per
the Renton Urban Design Guides, the property falls under Design District “D”. All surrounding adjacent properties of the
subject are also within the same zoning regulations. The current occupancy of the site is two separate commercial
buildings. One is a 2,500 sf Pizza Hut and the other is a 2,330 sf fast food Subway restaurant shared with a catering
company.
Based on data collection, there are no special site features within the site such as wetlands water bodies and steep slopes.
The native site soils were discovered to be comprised of mostly medium dense to very dense silty sands. Please see the
Geotech report from Earth Solutions NW, LLC attached to the Site Plan Review submittal for more details regarding the
existing lot conditions.
The scope for the development of this site will consist of demolishing all existing paving, buildings, and surfaces related to
Renton approved city improvements. The project will be a 7-story 69-unit mixed use building comprised of 3,700 sf of level
1 commercial spaces and 60,300 sf of multi-family residential apartments. Unit count will comprise of a total of 8
affordable housing units. The proposed structure will exceed the zoning height limit of 70 feet but will create more
expressive modulation and allow commercial spaces to achieve the necessary ceiling heights from the interior. The
building will cover 18,636 sf of the site while the rest of the area will compose of pedestrian walkways, landscaping, and
access drives to under building parking. Commercial spaces will approach the frontage of Sunset and wrap the corner of
Harrington. Along these frontages, the project intends to create pedestrian oriented spaces that include outdoor patio
seating with areas covered by entry canopies. Parking will be located on level 1, covered by the building structure, and can
be accessed by both Sunset Boulevard and an existing access easement along the south property line. With the limited
amount of space for parking, there will also be an automated mechanical parking lift system along the south access drive
for resident use only.
For off-site improvements, we look to work with Renton to follow their city improvement guidelines for the right of way
along Sunset and Harrington. This will include reworking the sidewalks and planting strips to best improve pedestrian
circulation and the vision for downtown Renton. On top of that, the site layout will also look to preserve the older trees
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along the Sunset per Renton’s request. See CPH Consultants’ civil and landscape drawings for a better understanding of
this approach.
The total estimated construction cost for the project is $10 million with an estimated fair market value of $13 million. The
approximate cut/fill will be of 3000 cubic yards of cut/excavation.
For this project, we are requesting some modifications. These modifications include the following:
o Increase the height limit for main structure and equipment from average grade.
o Increase % allowed residential spaces along street frontage
o Accept an average commercial depth lower than the standard of 30’, while maintain min. 20’.
o Reduce number of parking spaces
o Allow a greater % of compact parking stalls to maximize parking capacity
o Allow the usage of structural parking size stalls over standard parking stall sizes
Please see Modification Submittal letters and Conditional Use Permit application letter for more information on these
changes.
This concludes the narrative for the Harrington Redevelopment proposed project. Please feel free to reach out if there are
any questions or concerns you may have on the content.
Sincerely,
Kyle Stevens
Project Architect