HomeMy WebLinkAboutD_2019_Sunset_Terrace_Master_Plan_Minor_Mod_Exhibits_191218DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_2019_Sunset_Terrace_Master_Plan_Minor_Mod_2019
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: December 18, 2019
Project File Number: PR15-000009
Project Name: Renton Sunset Terrace Redevelopment Master Plan 2019 Minor Modification
Land Use File Number: LUA14-001475,MOD
Project Manager: Matt Herrera, Senior Planner
Owner/Applicant: Mark Gropper, Renton Housing Authority, 2900 NE 10th St., Renton, WA 98056
Contact: Zak de Gorgue, Brawner, 35030 SE Douglas St., Suite 110, Snoqualmie, WA 98065
Project Location: Located in the Renton Highlands Planning Area, the Sunset Terrace community is
generally bounded by Sunset Blvd NE on the south that forms a “U-shaped” border,
Glenwood Avenue NE and NE 10th Street on the north; Harrington Avenue NE
bisects the area.
Project Summary: The applicant is requesting a minor modification to the approved master site plan
to shift 43 units from the Edmonds site (Site C/18) to the Sunset Park West
Townhomes/Harrington Park 2016/Sunset Oaks 2019 site (Sites E/14,16/17). No
increase in density or other changes are proposed to the overall master site plan.
Site Area: 16.83 acres
DocuSign Envelope ID: 37155314-DC09-45EE-94D3-D08B4FABB1CF
City of Renton Department of Community & Economic Development
Renton Sunset Terrace Redevelopment Master Plan 2019 Minor Modification
Administrative Modification Report & Decision
LUA14-001475,MOD
Report of December 18, 2019 Page 2 of 7
D_2019_Sunset_Terrace_Master_Plan_Minor_Mod_2019
B. EXHIBITS:
Exhibits 1-7 Environmental Review Committee Memorandum and Exhibits
Exhibit 8 Administrative Modification Decision
Exhibit 9: Minor Modification Request Justification
Exhibit 10: Site Plan
Exhibit 11: Sunset Area Planned Action Ordinance 5813
Exhibit 12: Revised Record of Decision 2019
Exhibit 13: Adoption of Existing Environmental Document with Addendum
C. PROJECT DESCRIPTION/BACKGROUND
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 several peripheral
sites that have been master planned for redevelopment along with Sunset Terrace for a total area of
approximately 16 acres. The Renton Sunset Terrace Redevelopment Master Site Plan envisions a mixed-use,
mixed-income community with park, 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 Renton Sunset Terrace Redevelopment Master Site Plan area (Exhibit 10) was the subject of evaluations and
addenda in 2014 and 2016. The master plan completed in 2014 (Exhibit 6) provides a coordinated plan of
development for both the Sunset Terrace and Replacement sites. The 2016 minor modification to the master
plan (Exhibit 5) added properties into the master plan, and redistributed some dwelling units, but retained the
same overall number of units as approved by the 2014 master plan.
The applicant has requested a new minor modification to the master plan (Exhibit 8) that would shift 43 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). The Edmonds site was recently entitled with a Planned Urban Development that
developed the western portion of the site into 12 townhomes on individual fee simple lots with access and open
space tracts leaving a 0.94 acre lot on the western portion of the site for future development.
The 2019 Reevaluation/Addendum (Exhibit 2) also assesses the future removal of a site from the master 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
plan boundary amendment proposal is evaluated for potential implementation at a later date. It would require a
major modification to the approved master plan and Planned Action Ordinance amendment when
accomplished. The reevaluation identifies implications of the site’s future removal should the City, RHA, or
Solera applicant desire that amendment.
The 2019 minor modification request would not add housing units in the master plan area or in the Sunset Area
neighborhood. However, consistent with the flexibility allowed by the adopted master plan, some units would
be redistributed.
DocuSign Envelope ID: 37155314-DC09-45EE-94D3-D08B4FABB1CF
City of Renton Department of Community & Economic Development
Renton Sunset Terrace Redevelopment Master Plan 2019 Minor Modification
Administrative Modification Report & Decision
LUA14-001475,MOD
Report of December 18, 2019 Page 3 of 7
D_2019_Sunset_Terrace_Master_Plan_Minor_Mod_2019
D. FINDINGS OF FACT (FOF):
1. The Renton Sunset Terrace Redevelopment Master Site Plan was approved on January 14, 2015 subject
to four conditions of approval (Exhibit 6):
a. 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 unused
residential density from the proposed park acreage.
b. All phases included in the Master Site Plan shall comply with the Sunset Area Street Classification
Map. Conceptual frontage improvements shall be submitted at the time of Site Plan Review for
each phase and are subject to approval by the Current Planning Project Manager and Plan
Reviewer.
c. Prior to beginning construction, each individual project phase or improvement shall provide
information to surrounding property owners about timelines, extent of construction, and contact
information.
d. The decision is effective until January 14, 2025.
2. A minor modification of the master plan was approved June 20, 2016 (Exhibit 5) that included the
following changes:
a. Shift seven units from the Sunset Terrace Apartments (Site D/5) to the Sunset Park East (Piha)
Townhomes & Apts (a.k.a. Suncrest) property (Site G/11); and
b. Develop replacement housing for the RHA Sunset Terrace Redevelopment on five parcels located
outside but abutting the 2014 master plan area. Three (3) parcels were added to the Sunset Court
Park site (Site F/19) and developed with 50 apartments and townhomes (LUA16-000068), and two
parcels would be added to properties north of the “loop road” in the Sunset Park West Townhomes
development resulting in 19 townhomes (Site E/14, 16,17 Sunset Park West Townhomes
2014/Harrington Park 2016 ).
c. Conditions associated with the 2016 minor modification have been met.
3. The proposed 2019 minor modification to the master plan would shift 43 units from the Edmonds Site
(Site C/18) to the Sunset Oaks site (Site E/14,16/17: Sunset Park West Townhomes 2014/Harrington Park
2016/Sunset Oaks 2019).
4. The summary of total dwelling units proposed to be shifted and the history of the 2014 and 2016 total
dwelling counts are illustrated in the following table:
DocuSign Envelope ID: 37155314-DC09-45EE-94D3-D08B4FABB1CF
City of Renton Department of Community & Economic Development
Renton Sunset Terrace Redevelopment Master Plan 2019 Minor Modification
Administrative Modification Report & Decision
LUA14-001475,MOD
Report of December 18, 2019 Page 4 of 7
D_2019_Sunset_Terrace_Master_Plan_Minor_Mod_2019
5. The proposed 2019 minor modification to the approved Renton Sunset Terrace Redevelopment Master
Plan would result in no net increase in dwelling units to the master plan area.
6. The Edmonds site was recently entitled with a Planned Urban Development and Binding Site Plan (LUA19-
000061) that subdivided the site into 13-lots and two (2) tracts to construct 12 townhomes on fee simple
lots reserving the eastern 0.94 acres for future development. The recent entitlement and shift in units will
result in lower density development on the Edmonds site versus the initial master plan approval that
envisioned higher density apartment flats.
7. The land use designation and zoning classification for the Sunset Oaks site was recently amended from
Residential High Density to Commercial Mixed Use and Residential-14 to Center Village, respectively. This
zoning change resulted in the opportunity to develop the Sunset Oaks site at higher densities than the
initial master plan approval that envisioned the site to contain townhomes.
8. The 2019 NEPA/SEPA Reevaluation (Exhibit 2) assesses the future removal of a site from the master 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. It would require a major modification to the approved master plan and Planned Action
Ordinance amendment when accomplished.
9. The master plan area is located within the Sunset Planned Action Area where a Planned Action
Ordinance (Ord. 5813) (Exhibit 11) was adopted in accordance with the State Environmental Policy Act
(SEPA) for redevelopment of the Highlands Area. The Final EIS document was issued April 1, 2011
(Exhibit 7).
10. The Environmental Review Committee (ERC) reviewed the minor modification request (Exhibit 1) and
issued a revised Record of Decision (Exhibit 12) and adopted an Existing Environmental Document with
Addendum (Exhibit 13).
11. The Planning Division of the City of Renton accepted the above master application for review on
November 10, 2019 and determined the application complete on November 13, 2019. The project
complies with the 120-day review period.
12. The applicant’s submittal materials comply with the requirements necessary to process the modification
request (see exhibit list).
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
DocuSign Envelope ID: 37155314-DC09-45EE-94D3-D08B4FABB1CF
City of Renton Department of Community & Economic Development
Renton Sunset Terrace Redevelopment Master Plan 2019 Minor Modification
Administrative Modification Report & Decision
LUA14-001475,MOD
Report of December 18, 2019 Page 5 of 7
D_2019_Sunset_Terrace_Master_Plan_Minor_Mod_2019
13. The master plan site is located in the Renton Highlands Planning Area, the Sunset Terrace community is
generally bounded by Sunset Blvd NE on the south that forms a “U-shaped” border, Glenwood Avenue NE
and NE 10th Street on the north; Harrington Avenue NE bisects the area.
14. The project site is currently developed with library, Sunset Neighborhood Park, Sunset Lane/NE 10th street
improvements, and Sunset Court Apartments.
15. The property is located within Commercial Mixed Use land use designation.
16. The site is located within the Center Village (CV) zoning classification.
17. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
18. Site Plan Modification Analysis: The applicant is requesting a site plan modification in order to shift 43
dwelling units from the Edmonds Site (Site C/18) to the Sunset Oaks site (Site E/14,16/17: Sunset Park
West Townhomes 2014/Harrington Park 2016/Sunset Oaks 2019). The proposed shift in units would result
in the Edmonds site containing 25 available dwelling units and the Sunset Oaks site containing 62 available
dwelling units. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-
200.H.2, provided the condition of approval is met. Therefore, staff is recommending approval of the
requested modification, subject to the condition noted in the Decision section below:
Compliance Modification Criteria and Analysis
a. Involve more than a ten percent (10%) increase in area or scale of the development
in the approved plan.
Staff Comment: There would be no increase in the scale of the development. No new
units to the master plan are proposed. Any administrative site plan review applications
submitted for review on a master plan site would be required to comply with the
building heights and coverage standards that were adopted as part of the master site
plan decision.
b. Have a significantly greater impact on the environment and/or public facilities than
the approved plan; or
Staff Comment: The 2019 NEPA/SEPA Reevaluation (Exhibit 4) identifies similar impacts
and mitigation measures as the 2011 EIS (Exhibit 7), and the 2014 and 2016
Reevaluations (Exhibits 5 and 6). There is no change in the applicable Planned Action
Ordinance mitigation measures.
c. Change the boundaries of the originally approved plan.
Staff Comment: The proposed minor modification would not result in changes to the
boundaries of the approved Renton Sunset Terrace Redevelopment Master Site Plan
(Exhibit 10). In the future, the City, RHA, or Solera applicant may propose the removal
of Site G/11 (also known as Piha). Such a change would require a major modification to
the approved master plan. The 2019 Reevaluation (Exhibit 4) addresses the implications
of this change, which show no change to overall goals for the neighborhood or the
environmental review.
DocuSign Envelope ID: 37155314-DC09-45EE-94D3-D08B4FABB1CF
City of Renton Department of Community & Economic Development
Renton Sunset Terrace Redevelopment Master Plan 2019 Minor Modification
Administrative Modification Report & Decision
LUA14-001475,MOD
Report of December 18, 2019 Page 6 of 7
D_2019_Sunset_Terrace_Master_Plan_Minor_Mod_2019
E. DECISION:
The proposal satisfies three (3) of the three (3) criteria listed in RMC 4-9-200H.2 for approval of modifications.
Therefore, the Renton Sunset Terrace Redevelopment Master Plan 2019 Minor Modification, File No. LUA14-
001475,MOD, is approved and is subject to the following conditions:
1. Conditions of approval from the 2015 Renton Sunset Terrace Redevelopment Master Site Plan decision
continue as part of this minor modification decision.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on December 18, 2019 to the Owner/Applicant/Contact:
Owner: Applicant:
Mark Gropper, Renton Housing
Authority, 2900 NE 10th St.,
Renton, WA 98056
Zak de Gorgue, Brawner, 35030 SE
Douglas St, Suite 110, Snoqualmie,
WA 98065
TRANSMITTED on December 18, 2019 to the Parties of Record:
Name and address
TRANSMITTED on December 18, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on January 2, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
DocuSign Envelope ID: 37155314-DC09-45EE-94D3-D08B4FABB1CF
12/18/2019 | 2:31 PM PST
City of Renton Department of Community & Economic Development
Renton Sunset Terrace Redevelopment Master Plan 2019 Minor Modification
Administrative Modification Report & Decision
LUA14-001475,MOD
Report of December 18, 2019 Page 7 of 7
D_2019_Sunset_Terrace_Master_Plan_Minor_Mod_2019
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 37155314-DC09-45EE-94D3-D08B4FABB1CF
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Renton Sunset Terrace Redevelopment
Master Plan 2019 Minor Modification
Land Use File Number:
LUA14-001475,MOD
Date of Report
December 18, 2019
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Zak de Gorgue
Brawner
35030 SE Douglas St., Suite
110, Snoqualmie, WA 98065
Project Location
Sunset Terrace
NeighborhoodError!
Reference source not
found.
The following exhibits are included with the Administrative Modification Report:
Exhibits 1-7 Environmental Review Committee Memorandum and Exhibits
Exhibit 8 Administrative Modification Decision
Exhibit 9: Minor Modification Request Justification
Exhibit 10: Site Plan
Exhibit 11: Sunset Area Planned Action Ordinance 5813
Exhibit 12: Revised Record of Decision 2019
Exhibit 13: Adoption of Existing Environmental Document with Addendum
DocuSign Envelope ID: 37155314-DC09-45EE-94D3-D08B4FABB1CF
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE MEMO
APPLICATION NUMBER: LUA14-001475, MOD
APPLICANTS: Mark Gropper, Renton Housing Authority, 2900 NE 10th St, Renton, WA 98056
PROJECT NAME: PR15000009 Sunset Terrace Redevelopment Master Plan – Minor Modification
(2019 Reevaluation and Addendum)
LOCATION OF PROPOSAL: Located in northeast Renton, the Sunset Terrace community is generally
bounded by Sunset Blvd NE on the south that forms a “U-shaped” border,
Glenwood Avenue NE and NE 10th Street on the north; Harrington Avenue NE
bisects the area.
LEAD AGENCY/RESPONSIBLE ENTITY: City of Renton, Environmental Review Committee
STAFF RECOMMENDATION: Issue the ROD Reevaluation and Addendum and Adopt Existing Environmental
Document
BACKGROUND: 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 totaling approximately
13 acres. 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.
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. 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.
PROJECT SUMMARY: RHA has proposed a minor modification to the approved master site plan that would shift
allocated units from the Edmonds site (site C/18) Edmonds to Sunset Oaks (site E/14, 16/17). A Comprehensive Plan
amendment and rezone was adopted last year changed the Sunset Oaks property located at 1073 Harrington Ave NE
from the Residential-14 (R-14) zone to Center Village (CV) zone. Initially, the master plan envisioned the Edmonds site to
include an apartment flat style building and the Sunset Oaks site as a townhome development. With the change in
zoning on the Sunset Oaks site, RHA has decided to increase the density and shift 43 dwelling units from the Edmonds
site to Sunset Oaks site resulting in 62 total units on Sunset Oaks and 25 units on Edmonds. The eastern portion of the
Edmonds site was recently entitled (Willowcrest Townhomes) and is nearing the groundbreaking to construct the City’s
first affordable homeownership project. The Sunset Oaks property would construct apartment flats in three (3) buildings
that is anticipated to break ground in spring 2020.
No net additions to the 722 total dwellings analyzed in the previous 2014 and 2016 reevaluation of Sunset Terrace
Redevelopment Master Site Plan are proposed. No other changes to the master site plan other than the shift in units are
proposed at this time, however the reevaluation and addendum (Exhibit 2) does anticipate a potential removal of the
Piha site (site G/11) associated with the Solera Master Site Plan (former Hi-Lands Shopping Center). The removal of the
Piha site will require a major modification to the Sunset Terrace Redevelopment Master Site Plan and Planned Action
Ordinance amendment when the Solera applicant chooses to move forward with future administrative entitlements.
Summary of Total Units Proposed for Study in Reevaluation
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
Edmonds
Sunset Oaks
Piha
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
PR15000009 Sunset Terrace Redevelopment
Master Plan – Minor Modification (2019
Reevaluation and Addendum)
Project Number:
LUA19-001475, MOD
Date of Meeting
December 9, 2019
Staff Contact
Matt Herrera
Senior Planner
Project Contact
Mark Gropper, Renton Housing
Authority, 2900 NE 10th St, Renton,
WA 98056
Project Location
Sunset Terrace
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Memo
Exhibit 2: Renton Sunset Terrace Redevelopment Reevaluation/Addendum prepared by Berk
Consulting and Transpo Group dated August 2019
Exhibit 3: Impervious Surfaces Analysis, prepared by Berk Consulting dated August 2019
Exhibit 4: Transportation Analysis Memorandum, prepared Transpo Group dated July 23, 2019
Exhibit 5: Master Site Plan 2016
Exhibit 6: Master Site Plan 2014
Exhibit 7: Final EIS
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
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 prolect,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 prolect.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:qq/i Signature:_____________________
_z,f-
Signature:.
Signature:
August 201 9 I Renfon Sunset Community Area Reevaluation and Addendum I 24
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
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8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
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RE: Renton Sunset Terrace
FINAL DECISIONRedevelopmentMasterSitePlan )
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Site Plan, Conditional Use Permit )
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LUA14-001475, SA-M, CUP
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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.
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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.
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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
18
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;
24
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;
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 16
1
2 iii. Loading and Delivery: Separating loading and delivery areas from parking and
3
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,
6
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
13
neighborhood.
14 RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
15
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
18
systems where applicable.
19
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.
24
25
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
and estimated time frames,for phased projects.
26
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 17
1
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.
9
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
17
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
24
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.
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 18
1
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.
6
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
9
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
18
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.
24
25
26
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 19
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
26
SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION,AND LOT LINE ADJUSTMENT-20
1
2
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.
8
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12
13
14
15
16
17
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SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 21
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
1
Sunset Terrace Master Site Plan
Amendment
August 2019 | Project Narrative
Master Site Plan Amendment Proposal
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. The Master Site Plan is the core of redevelopment areas but is part of a larger suite
of neighborhood improvements. See Exhibit 3, illustrating the Sunset Terrace redevelopment area and
housing replacement sites. See Exhibit 4 and Exhibit 5 identifying the Master Plan sites and other planned
projects.
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:
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.
2
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).
A 2019 NEPA/SEPA Reevaluation has been prepared to support the minor Master Site Plan amendment.
The 2019 reallocation proposal 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. 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. See below regarding minor Master
Site Plan Amendment criteria.
The 2019 NEPA/SEPA 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 2019 Reevaluation identifies implications of the
site’s future removal should the City or RHA desire that amendment. Also, the SEPA PAO would be
amended in the future to include the revised Master Site Plan concept should the Solera site be removed.
The total development levels and mitigation measures in the PAO remain unchanged.
3
Exhibit 1. Sunset Terrace Master Site Plan 2016
Source: Mithun, City of Renton 2016
4
Exhibit 2. Planned Action Area: 2011
Source: CH2MHill and ICF International, 2011; BERK, 2016.
5
Exhibit 3. Renton Sunset Terrace Redevelopment Area and Swap Sites: 2016
Source: CH2MHill and ICF International, 2011; BERK, 2016.
6
Exhibit 4. Lettered Master Plan Sites
# - Master Plan Sites /// - Sunset Terrace Public Housing Boundaries
7
Exhibit 5. Revitalization Projects: 2019
8
Minor Modification Criteria
The following discussion addresses compliance with criteria for a minor Modification of the prior 2014
Master Site Plan, amended in 2016.
4-9-200.H. MODIFICATIONS TO AN APPROVED MASTER PLAN OR SITE PLAN:
1. Major Modifications: Major modifications to an approved master plan or site plan require a new application.
2. Minor Modifications: Minor modifications may be permitted by administrative determination. To be considered
a minor modification, the amendment must not:
a. Involve more than a ten percent (10%) increase in area or scale of the development in the approved
plan; or
Discussion: There is no increase in the scale of development. Building heights are consistent
with what was evaluated in 2016. Total dwelling units are consistent with the 2014 Master
Site Plan as amended in 2016.
b. Have a significantly greater impact on the environment and/or public facilities than the approved plan; or
The 2019 NEPA/SEPA Reevaluation shows similar impacts and mitigation measures as the
2011 Environmental Impact Statement, and the 2014 and 2016 Reevaluations. There is
no change in the applicable Planned Action Ordinance mitigation measures.
c. Change the boundaries of the originally approved plan.
The current application does not propose changes to the boundaries of the Master Site
Plan. In the future, the City or RHA may propose the removal of Site G/11 (also known as
Solera). The 2019 Reevaluation addresses the implications of this change, which show no
change to overall goals for the neighborhood or the environmental review.
Attachments
2014 Master Site Plan Approval
2016 Master Site Plan Amendment
KEY
RESIDENTIAL
MIXED-USE
COMMUNITY
——SITEAREA
0’100’200’400’
Sunset Terrace Master Site Plan
RENTON SUNSET AREA MSP EXHIBIT 9
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5813
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
ORDINANCE NOS. 5610 AND 5740, ADDING FIVE PARCELS AND
REDISTRIBUTING, BUT NOT INCREASING, THE TOTAL NUMBER OF HOUSING
UNITS IN THE SUNSET TERRACE REDEVELOPMENT AREA, AND REVISING A
PLANNED ACTION DESIGNATED FOR THE SUNSET AREA PURSUANT TO THE
STATE ENVIRONMENTAL POLICY ACT(SEPA).
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS
FOLLOWS:
SECTION I. Findin s. The Council finds as follows:
A. The City is subject to the requirements of the Growth Management Act, RCW
36.70A ("GMA") and is located within an Urban Growth Area;
B. The City has adopted a Comprehensive Plan complying with the GMA, and has
amended the Comprehensive Plan to address transportation improvements and capital
facilities specific to the Sunset Area;
C. The City has adopted a Community Investment Strategy, development
regulations, and design guidelines specific to the Sunset Area, as designated in Attachment A,
which will guide growth and revitalization of the area, including the Sunset Terrace public
housing redevelopment area identified in Attachment C;
D. The City has prepared an Environmental Impact Statement (EIS) for the Sunset
Area, supplemented by addenda, that addresses the probable significant environmental
impacts associated with the location, type, and amount of development anticipated in the
Planned Action area;
1
ORDINANCE N0. 5813
E.The mitigation measures identified in the Planned Action EIS, and attached to
this ordinance as Attachment B, together with adopted City development regulations, will
adequately mitigate the probable significant environmental impacts from development within
the Planned Action area;
F.Future development projects in and around the Planned Action Area will protect
the environment, benefit the public and enhance economic development;
G. The public has meaningfully participated in the proposed Planned Action, during
comment periods, community meetings, and hearings, during and after the preparation of the
EIS, and the City has modified the proposal or mitigation measures in response to some of the
suggestions;
H. The Sunset Area Planned Action is not an essential public facility as defined by
RCW 36.70A.200(1);
I.The Planned Action Area applies to a defined subarea of the City boundaries
illustrated in Attachment A;
J.Public services and facilities are adequate to serve the proposed Planned Action
area;
K. The City adopted a Planned Action Ordinance 5610 on June 13, 2011, and
subsequently replaced it with Ordinance 5740 on December 8, 2014 to reflect preparation of a
Master Plan for the Renton Sunset Terrace redevelopment area within the larger Planned
Action Area and to reflect integration of a Reevaluation Alternative in 2014;
L.A revised master plan for the Sunset Terrace redevelopment area was submitted
to the City on May 27, 2016, which amends the 2014 Reevaluation Alternative by shifting the
2
ORDINANCE N0. 5813
location of planned dwellings and master plan territory to include five additional parcels, and
redistributing but not altering the total number of dwellings studied or boundaries of the
designated Planned Action Area in Attachment A;
M. A NEPA Reevaluation, dated June 2016, pursuant to the National Environmental
Policy Act (NEPA), as authorized by U.S. Department of Housing and Urban Development
regulations, and an EIS addendum pursuant to SEPA were prepared to consider the
environmental effects of the revised Sunset Terrace master plan;
N. The City held a community meeting consistent with RCW 43.21C.440 on June 6,
2016; and
0. The City Council held a public hearing on July 11, 2016 regarding new
amendments to the Planned Action applicable to the Sunset Area in order to integrate the
Reevaluation Alternative, outlined in the NEPA Reevaluation and SEPA Addendum.
SECTION II. Procedures and Criteria for Evaluatin and Determinin Proiects as
Planned Actions.
A. Planned Action Area. The Planned Action designation shall apply to the area
shown in Attachment A.
B.Environmental Document. A Planned Action determination for a site-specific
implementing project application shall be based on the environmental analysis contained in the
Draft EIS issued by the City on December 17, 2010, and the Final EIS published on April 1, 2011,
the NEPA reevaluation/SEPA addendum published on December 12, 2014, and the 2016 NEPA
reevaluation/SEPA addendum published on June 10, 2016. The Planned Action EIS shall consist
of the Draft EIS, Final EIS, and the 2016 NEPA reevaluation/SEPA addendum. The mitigation
3
ORDINANCE N0. 5813
measures contained in Attachment B are based upon the findings of the above-mentioned
environmental documents and shall, along with adopted City regulations, provide the
framework for the City's imposition of appropriate conditions on qualifying Planned Action
projects.
C.Planned Action Designated. Land uses and activities described in the Planned
Action EIS, subject to the thresholds described in subsection II.D below and the mitigation
measures contained in Attachment B, are designated Planned Actions or Planned Action
Projects pursuant to RCW 43.21C.031. A development application for a site-specific Planned
Action project located within the Sunset Area shall be designated a Planned Action if it meets
the criteria set forth in subsection II.D of this ordinance and applicable laws, codes,
development regulations and standards of the City.
D. Planned Action Qualifications. The following thresholds shall be used to
determine if a site-specific development proposed within the Sunset Area is contemplated by
the Planned Action and has had its environmental impacts evaluated in the Planned Action EIS:
1) Land Use.
a) The following general categories/types of land uses are
considered Planned Actions: single family and multi-family residential; schools; parks;
community and public facilities; office and conference; retail; entertainment and recreation;
services; utilities; and mixed-use development incorporating more than one use category
where permitted.
b) Individual land uses considered as Planned Actions shall include
those uses specifically listed in RMC 4-2-060, Zoning Use Table — Uses Allowed in Zoning
4
ORDINANCE N0. 5813
Designations, as permitted or conditionally permitted in the zoning classifications applied to
properties within the Planned Action area provided they are consistent with the general
categories/types of land uses in (1)(a).
2) Development Thresholds.
a) The following amount of various new land uses are anticipated by
the Planned Action:
Land Use Development Amount
Alternative 3/ FEIS Preferred Alt
Reevaluation Alternative
Residential I 2,506 units 2,339 units
I Schools I 57,010 gross square feet 57,010 gross square feet I
I Parks 0.25 -3.2 acres 3 acres I
I Office/Service 776,805 gross square feet I 745,810 gross square feet
I Retail 476,299 gross square feet I 457,119 gross square feet
b) The following infrastructure and utilities are considered planned
actions: roadways, water, wastewater, and stormwater facilities identified and studied in the
EIS.
c) Shifting development amounts between categories of uses may
be permitted so long as the total build-out does not exceed the aggregate amount of
development and trip generation reviewed in the EIS, and so long as the impacts of that
development have been identified in the Planned Action EIS and are mitigated consistent with
Attachment B.
d) The Renton Sunset Area Master Site Plan is included in
Attachment C and is to be used as a conceptual guide to redevelopment in that portion of the
5
ORDINANCE N0. 5813
Planned Action area, together with the land use studied in the NEPA reevaluation/SEPA
addendum published on June 10, 2016, and the use allowances of the Renton Municipal Code.
e) If future development proposals in the Planned Action area
exceed the development thresholds specified in this ordinance, further environmental review
may be required pursuant to WAC 197-11-172, Planned actions—Project review. Further, if
proposed development would alter the assumptions and analysis in the Planned Action EIS,
further environmental review may be required.
3) Transportation -Trip Ran es and Thresholds. Inserted below are the new
PM Peak Hour Trips anticipated in the Planned Action area:
I Alternative/Period PM Peak Hour Trips* I
I 2006 2,082 trips
2030 Alternative 3/ Reevaluation 5,555 trips
Alternative
I 2030 Preferred Alt 5,386 trips
Net increase from 2006-> 2030 Alternative 3,473 trips
3 / Reevaluation Alternative
Net increase from 2006-> 2030 Preferred 3,304 trips
Alternative
all PM peak hour trips with at least one end (origin, destination, or both) in TAZs
containing the study area
Uses or activities that would exceed the range of maximum trip levels will require
additional SEPA review.
4) Chan ed Conditions. Should environmental conditions change
significantly from those analyzed in the Planned Action EIS, the City's SEPA Responsible Official
may determine that the Planned Action designation is no longer applicable until supplemental
environmental review is conducted.
6
ORDINANCE N0. 5813
E.Planned Action Review Criteria.
1) The City's Environmental Review Committee may designate as "planned
actions", pursuant to RCW 43.21C.030, Guidelines for stare agencies, local governments --
Statements -- Reports -- Advice — Information, applications that meet all of the following
conditions:
a) The proposal is located within the Planned Action area identified
in Attachment A of this ordinance;
b) The proposed uses and activities are consistent with those
described in the Planned Action EIS and subsection II.D of this ordinance;
c) The proposal is within the Planned Action thresholds and other
criteria of subsection II.D of this ordinance;
d) The proposal is consistent with the City of Renton Comprehensive
Plan and applicable zoning regulations;
e) The proposal's probable significant adverse environmental
impacts have been identified in the Planned Action EIS;
f) The proposal's probable significant adverse environmental
impacts have been mitigated by application of the measures identified in Attachment B, and
other applicable City regulations, together with any modifications or variances or special
permits that may be required;
g) The proposal complies with all applicable local, state and/or
federal laws and regulations, and the Environmental Review Committee determines that these
constitute adequate mitigation; and
7
ORDINANCE N0. 5813
h) The proposal is not an essential public facility as defined by RCW
36.70A.200(1j.
2) The City shall base its decision on review of a SEPA checklist, or an
alternative form approved by the Department of Ecology, and review of the application and
supporting documentation.
3) A proposal that meets the criteria of this section shall be considered to
qualify and be designated as a planned action, consistent with the requirements of RCW
43.21C.030, Guidelines for state agencies, local governments--Statements -- Reports --Advice–
Information, WAC 197-11-164, Planned actions—Definition and criteria, and this ordinance.
F. Effect of Planned Action.
1) Designation as a planned action project means that a qualifying proposal
has been reviewed in accordance with this ordinance and found to be consistent with its
development parameters and thresholds, and with the Planned Action EIS's environmental
analysis.
2) Upon determination by the City's Environmental Review Committee that
the proposal meets the criteria of subsection II.D and qualifies as a Planned Action, the
proposal shall not require a SEPA threshold determination, preparation of an EIS, or be subject
to further review pursuant to SEPA.
G. Planned Action Permit Process. Applications for planned actions shall be
reviewed pursuant to the following process:
1) If the project is determined to qualify as a Planned Action, it shall
proceed in accordance with the applicable permit review procedures specified in RMC 4-8-
8
ORDINANCE N0. 5813
080.G and 4-9, except that no SEPA threshold determination, EIS or additional SEPA review shall
be required. The decision of the Environmental Review Committee regarding qualification as a
Planned Action shall be final.
2) Public notice and review for projects that qualify as Planned Actions shall
be tied to the underlying permit. The review process for the underlying permit shall be as
provided in RMC 4-8-080.G, Land Use Permit Procedures, and RMC 4-9 as modified by RCW
43.21C.440(3)(b). If notice, in addition to the requirements of RCW 43.21C.440(3)(b), is
otherwise required for the underlying permit, the notice shall state that the project has
qualified as a Planned Action. If notice is not otherwise required for the underlying permit, no
special notice is required by this ordinance.
3) If a project is determined to not qualify as a Planned Action, the
Environmental Review Committee shall so notify the applicant and require a SEPA review
procedure consistent with the City's SEPA regulations and the requirements of state law. The
notice shall describe the elements of the application that result in failure to qualify as a Planned
Action.
4) Projects that fail to qualify as Planned Actions may incorporate or
otherwise use relevant elements of the Planned Action EIS, as well as other relevant SEPA
documents, to meet their SEPA requirements. The Environmental Review Committee may limit
the scope of SEPA review for the non-qualifying project to those issues and environmental
impacts not previously addressed in the Planned Action EIS.
SECTION III. Monitorin and Review.
9
ORDINANCE N0. 5813
A. The City shall monitor the progress of development in the designated Planned
Action area to ensure that it is consistent with the assumptions of this ordinance and the
Planned Action EIS regarding the type and amount of development and associated impacts, and
with the mitigation measures and improvements planned for the Sunset Area.
B. This Planned Action ordinance shall be reviewed no later than five (5) years from
its effective date by the Environmental Review Committee to determine the continuing
relevance of its assumptions and findings with respect to environmental conditions in the
Planned Action area, the impacts of development, and required mitigation measures. Based
upon this review, the City may propose amendments to this ordinance and/or may supplement
or revise the Planned Action EIS.
C. At the following time periods, the City shall evaluate the overall sustainability of
the Sunset Area Planned Action area, defined in Attachment A, consistent with Final EIS
Appendix A review of Goals and Objectives and LEED-ND qualitative evaluation, or an
equivalent approach:
1) At the time of the five (5)-year review in subsection IV.B above.
2) At the time of a NEPA re-evaluation pursuant to 24 CFR Part 58.53, for
the Sunset Community Planned Action Area.
D. The City shall conduct a Greenroads evaluation or its equivalent at the time the
NE Sunset Boulevard design is at the thirty percent (30%) design level and at the sixty percent
60%) design level.
E. The City shall review the Potential Sunset Terrace Redevelopment Subarea at the
time of the five (5)-year review in subsection III.B in relation to the following evaluation criteria:
10
ORDINANCE N0. 5813
1) Contribution of final conceptual designs to 2030 Regional Vehicle Miles
Travelled (VMT) consistent with Final EIS Table 3.2-4, Sunset Terrace Redevelopment Subarea
Contribution to Forecast 2030 Regional VMT.
2) Changes in land use and population growth and resulting greenhouse gas
emissions of final conceptual designs compared to Tables 3.2-5 and 3.2-6 of the Final EIS, titled
respectively Assumed Land Use and Population Growth for Greenhouse Gas Emission
Calculations—Potential Sunset Terrace Redevelopment Subarea and Comparison of
Greenhouse Gas Emissions—Potential Sunset Terrace Redevelopment Subarea.
3) Change in effective impervious area for Sunset Terrace Redevelopment
Subarea compared with Final EIS Preferred Alternative and Alternative 3 which resulted in a
decrease of approximately 0.51 acre (11%) to 1.07 acres (23%) compared to existing conditions
as provided in Table 7 of the Planned Action ordinance Attachment B.
SECTION IV. Conflict. In the event of a conflict between this ordinance or any
imposed mitigation measure, and any City ordinance or regulation, the provisions of this
ordinance shall control except that the provision of any Uniform Code shall supersede.
SECTION V. Severabilitv. Should any section, subsection, paragraph, sentence,
clause or phrase of this ordinance or its application be declared to be unconstitutional or invalid
by a court of competent jurisdiction, such decision shall not affect the constitutionality or
validity of the remaining portions of this ordinance or its application to any other person or
situation.
SECTION VI. Effective Date. This ordinance, being an exercise of a power specifically
delegated to the City legislative body, is not subject to referendum, and shall take effect five (5j
11
ORDINANCE N0. 5813
days after its passage, approval and after publication of a summary of this ordinance in the
City's official newspaper. The summary shall consist of this ordnance's title.
PASSED BY THE CITY COUNGL this 8th day of August 2016.
t,1 ' / ;
Jaso A. Seth,{y Clerk
APPROVED BY THE MAYOR this 8th day of August 2016.
Denis Law, Mayor
Approved as to form:
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Lawrence J. Warren, City Attorney y '`
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Date of Publication: 8/12/2016 (summary)
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12
ORDINANCE N0. 5813
ATTACH M ENT A
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Attachment A
Planned Action Study Area
TEe,AnorfA Sunset Area Community Planned Action Final NEPA/SEPA EIS
ORDINANCE N0. 5813
ATTACHMENT B
Attachment B: Sunset Area Community Planned Action
EIS Mitigation Measures
Table of Contents
Introductionand Purpose ......................................................................................................................3
SEPATerms.............................................................................................................................................3
GeneralInterpretation...........................................................................................................................4
Summary of Proposal,Alternatives, and Land Capacity........................................................................4
Proposaland Alternatives................................................................................................................4
LandCapacity...................................................................................................................................5
Location..................................................................................................................................................6
MitigationDocument.............................................................................................................................9
1. Earth..................................................................................................................................10
2. AirQuality.........................................................................................................................12
3. Water Resources...............................................................................................................18
4. Plants and Animals............................................................................................................20
5. Energy...............................................................................................................................22
6.Noise.................................................................................................................................25
7. Environmental Health.......................................................................................................27
8. Land Use............................................................................................................................30
9. Socioeconomics................................................................................................................32
10. Housing.............................................................................................................................34
11. Environmentallustice.......................................................................................................36
12. Aesthetics..........................................................................................................................38
13. Historic/Cultural................................................................................................................41
14. Transportation..................................................................................................................44
15. Parks and Recreation........................................................................................................48
16. Public Services...................................................................................................................51
17. Utilities..............................................................................................................................56
AdvisoryNotes .....................................................................................................................................61
Attachment 1: Draft EIS, Cultural Resources Appendix J, Plan and Procedures for Dealing
with the Unanticipated Discovery........................................................................................................62
Attachment 2: Figure 3.17-1 Potential Subarea Utility Improvements and Phasing........................64
Wate r....................................................................................................................................................65
Overview........................................................................................................................................65
Edmonds-Glenwood Phase 1.........................................................................................................65
NewLibrary....................................................................................................................................65
New Mixed-Use Building Adjacent to New Library..............................................................................66
RHA's Piha Site...............................................................................................................................66
Pldnned ACtiOn OfdindnCe
1
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
SunsetTerrace Redevelopment.....................................................................................................67
Edmonds-Glenwood Phase 2.........................................................................................................67
WaterMain Costs..........................................................................................................................68
WastewaterCollection.........................................................................................................................68
Overview........................................................................................................................................68
DetailedDiscussion........................................................................................................................68
List of Tables
Table 1. Summary of Land Capacity-Planned Action Alternatives...................................................6
Table2. Earth Significant Impacts....................................................................................................................10
Table 3. Earth Mitigation Measures.................................................................................................................11
Table 4. Air Quality Significant Impacts.........................................................................................................12
Table 5. Air Quality Mitigation Measures......................................................................................................14
Table 6. Potential Greenhouse Gas Reduction Measures........................................................................16
Table 7. Water Resources Significant Impacts............................................................................................18
Table 8. Plants and Animals Significant Impacts........................................................................................20
Table9. Energy Significant Impacts................................................................................................................22
Table10.Energy Mitigation Measures..............................................................................................................24
Table 11.Noise Significant Impacts...................................................................................................................25
Table 12.Noise Mitigation Measures.................................................................................................................26
Table 13.Environmental Health Impacts........................................................................................................27
Table 14.Environmental Health Mitigation Measures...............................................................................28
Table15.Land Use Impacts...................................................................................................................................30
Table 16.Land Use Mitigation Measures.........................................................................................................31
Table 17.Socioeconomics Impacts.....................................................................................................................32
Table 18.Socioeconomics Mitigation Measures...........................................................................................34
Table19.Housing Impacts.....................................................................................................................................34
Table 20.Housing Mitigation Measures...........................................................................................................36
Table 21.Environmental Justice Impacts........................................................................................................36
Table 22.Environmental Justice Mitigation Measures...............................................................................38
Table23.Aesthetic Impacts...................................................................................................................................38
Table 24.Aesthetic Mitigation Measures.........................................................................................................41
Table 25.Historic/Cultural Impacts..................................................................................................................41
Table 26.Historic/Cultural Mitigation Measures.........................................................................................42
Table27.Transportation Impacts......................................................................................................................44
Table 28.Transportation Mitigation Measures.............................................................................................46
Table 29.Parks and Recreation Impacts..........................................................................................................48
Table 30.Parks and Recreation Mitigation Measures................................................................................49
Table31.Public Services Impacts.......................................................................................................................51
Table 32.Public Services Mitigation Measures.............................................................................................54
Table33.Utilities Impacts......................................................................................................................................56
Table 34.Utilities Mitigation Measures............................................................................................................59
Planned Action Ordinance
z
Attachment B:nnitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Introduction and Purpose
The State Environmental Policy Act(SEPA) requires environmental review for project and non-
project proposals that are likely to have adverse impacts upon the environment. In order to meet
National Environmental Policy Act(NEPA) and SEPA requirements,the City of Renton issued the
Draft Environmental/mpactStatement(DEIS)for the Ciry of Renton SunsetArea Community Planned
Action on December 17,2010 and the Final EnvironmentallmpactStatement(FEIS)for the Ciry of
Renton SunsetArea Community Planned Action on April 1,2011. The Draft together with the Final
EIS is referenced herein as the"EIS".The EIS has identified significant beneficial and adverse
impacts that are anticipated to occur with the future development of the Sunset Planned Action area,
together with a number of possible measures to mitigate those significant adverse impacts.A NEPA
Reevaluation/SEPA Addendum was prepared in September 2014 and issued in December 2014 to
evaluate any potential changes in EIS conclusions associated with modifications to the conceptual
master plan for Sunset Terrace,which comprises a portion of the Planned Action area. Similarly,a
NEPA Reevaluation/SEPA Addendum was prepared in May 2016 and issued in June 2016,based on
a revised master plan for Sunset Terrace and associated housing replacement sites. No new or
significantly different impacts were identified from this reevaluation.
The purpose of this Mitigation Document is to establish specific mitigation measures,based upon
significant adverse impacts identified in the EIS and minor changes identified in the
Reevaluation/Addendum. The mitigation measures shall apply to future development proposals
which are consistent with the Planned Action scenarios reviewed in the EIS,and which are located
within the Renton Sunset Area Community Planned Action Study Area(see Exhibit A). This
document will be used primarily to facilitate review of future projects proposed as planned actions.
SEPA Terms
As used in this document,the words action,planned action,or proposal are defined as described below.
Action"means projects or programs financed,licensed,regulated,conducted or approved by a
governmental Agency."Project actions"involve decisions on a specific project such as a
construction or management activity for a defined geographic area. "Non-project"actions
involve decisions about policies,plans or programs. (see WAC 197-11-704)
Planned Action"refers to types of project actions that are designated by ordinance for a specific
geographic area and addressed in an EIS,in conjunction with a comprehensive plan or subarea
plan,a fully contained community,a master planned resort,a master planned development or
phased project. (see WAC 197-11-164)
Proposal"means a proposed action that may be an action and regulatory decision of an agency,
or any action proposed by applicants. (see WAC 197-11-784)
Pldnned ACtiOn OfdinanC2
3
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
General Interpretation
Where a mitigation measure includes the words"shall"or"will,"inclusion of that measure in project
plans is mandatory in order to qualify a project as a Planned Action. Where"should"or"would"
appear,the mitigation measure may be considered by the project applicant as a source of additional
mitigation,as feasible or necessary,to ensure that a project qualifies as a Planned Action.
Unless stated specifically otherwise,the mitigation measures that require preparation of plans,
conduct of studies,construction of improvements,conduct of maintenance activities,etc.,are the
responsibility of the applicant or designee to fund and/or perform.
Summary of Proposal, Alternatives, and land Capacity
Proposal and Alternatives
The proposal is to redevelop the Sunset Terrace public housing community and promote associated
neighborhood growth and revitalization as part of a Planned Action.Redevelopment of the public
housing community and adoption of a Planned Action Ordinance would encourage redevelopment in
the Planned Action Study Area through land use transformation and growth,public service and
infrastructure improvements,and a streamlined environmental review process.The Renton
Housing Authority(RHA) is the proponent of the proposal's primary development action,
redevelopment of the existing Sunset Terrace public housing community;however,RHA wou(d
likely redevelop the property in partnership with other public and private non-profit and for-profit
developers and agencies.The City of Renton(City) is responsible for public service and
infrastructure improvements for Sunset Terrace and the broader Sunset Area Community
neighborhood,is the agency responsible for streamlining local permitting and environmental review
through this Planned Action,and is the agency that would regulate private neighborhood
redevelopment in accordance with its Comprehensive Plan and development regulations.
The City analyzed three alternatives(Alternatives 1,2,and 3) as part of the Draft EIS to determine
its Preferred Alternative.The Preferred Alternative is evaluated in the Final EIS.A Reevaluation
Alternative was developed through a NEPA Reevaluation and SEPA Addendum process in 2014.
Similarly,a 2016 Reevaluation Alternative was evaluated through a NEPA Reevaluation and SEPA
Addendum in 2016.All six alternatives are described below.
Alternative 1 (No Action). RHA would develop affordable housing on two vacant properties,but it
would not redevelop the Sunset Terrace pub ic housing property.Very limited public investment
would be implemented by the City,resulting in lesser redevelopment across the Planned Action
Study Area.A Planned Action would not be designated.The No Action Alternative is required to be
studied under NEPA and SEPA.
Alternative 2.This alternative represents a moderate level of growth in the Planned Action Study
Area based on investment in mixed-income housing and mixed uses in the Potential Sunset Terrace
Redevelopment Subarea,targeted infrastructure and public services throughout the Planned Action
Study Area,and adoption of a Planned Action Ordinance.
Alternative 3.This alternative represents the highest level of growth in the Planned Action Study
Area,based on investment in the Potential Sunset Terrace Redevelopment Subarea with a greater
Planned Action Ordinance
4
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
number dwellings developed in a mixed-income,mixed-use sryle,major public investment in study
area infrastructure and services,and adoption of a Planned Action Ordinance.
Preferred Alternative. This alternative represents neighborhood growth similar to and slightly less
than Alternative 3 in the Planned Action Study Area,based on investment in the Potential Sunset
Terrace Redevelopment Subarea with a moderate number dwellings developed in a mixed-income,
mixed-use style oriented around a larger park space and loop road,major public investment in study
area infrastructure and services,and adoption of a Planned Action Ordinance.
2014 Reevaluation Alternative.This alternative proposes neighborhood growth the same as
Alternative 3,with slightly more units(approximately 90) redirected to the Sunset Terrace subarea.
Sunset Terrace would have a mixed-income,mixed-use development similar to Alternative 3 and the
Preferred Alternative,with a larger park and with dwellings focused more along SR 900.
Greenstreets,library uses,and other investments would be similar to those proposed for Alternative
3 and the Preferred Alternative.
2016 Reevaluation Alternative.An amended master plan was developed in 2016 addressing RHA
revised proposals to develop replacement housing for the Sunset Terrace redevelopment on five
parcels located outside but abutting the 2014 Master Plan area-three parcels would be added to
the Sunset Court Park site and developed with 50 apartments and townhomes,and two parcels
would be added to properties north of the"loop road"in the Harrington Park development
providing 19 townhomes.Within the 2014 Master Plan boundaries there would also be unit
transfers from one site to another.With the 2016 revisions to the Master Plan and addition of the
abutting parcels,there would be no net increase in the total number of housing units in the Master
Plan area or in the Sunset Area neighborhood. However,consistent with the flexibility allowed by
the adopted Master Plan,some units would be redistributed.
Land Capacity
To determine future growth scenarios for the next 20 years,a land capacity analysis was prepared.
The alternatives produce different future growth estimates. Each would affect different amounts of
property.
Alternative 1 assumes that about 16%(35 acres) of the 213 net acres of Planned Action Study
Area parcels would infill or redevelop.
Alternative 2 assumes that about 32%(68 acres) of the Planned Action Study Area parcels
would infill or redevelop.
Alternative 3 assumes that approximately 40%(84 acres] of the Planned Action Study Area
parcels would infill or redevelop.
The Preferred Alternative assumes that approximately 40%(84 acres) of the Planned Action
Study Area parcels would infill or redevelop.
The Reevaluation Alternatives 2014 and 2016 assume the same Planned Action Study Area
growth levels as Alternative 3,with slight differences in distribution towards the Sunset Terrace
subarea.
The latter three alternatives-Alternative 3,the Preferred Alternative,and the Reevaluation
Alternatives in 2014 and 2016 which are similar-represent the higher growth levels studied in the
EIS and differ,when compared at the Planned Action area as a whole,by about 7%;these three
Planned Action Ordinance
5
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
alternatives are considered for the purposes of this mitigation document to be the"Planned Action
Alternatives." This mitigation document is based on the range of growth considered in the Planned
Action Alternatives.More details on the components of the alternatives can be found in Final EIS
Chapter 2 and the Reevaluation subsections below(as well as Attachment I of the NEPA Record of
Decision).
Table 1. Summary of Land Capacity— Planned Action Alternatives
INet New Growth
Alternative 3/Reevaluation
Dwelling Units/Jobs Alternative Preferred Alternative
Dwelling units 2,506 2,339
Population 5,789 5,403
Employment SF 1,310,113 1,247,444-1,259,944
Jobs 3,330 3,154-3,192
Reevaluation Alternative: 2014
In November 2014,the City conducted a NEPA Reevaluation pursuant to Section 58.47 of US
Department of Housing and Urban Development's(HUD's) NEPA regulations.SEPA also provides a
process using an Addendum to the prior FEIS where information or analysis does not substantially
change prior conclusions about impacts(WAC 197-11-706).
Based on updated master planning in 2014, some changes in units were considered(90 more
units than Alternative 3).See Tables 2 and 3.
Table 2. Reevaluation-Total Units Under Review
Total Units
Reviewed in
Site Name EIS Study Area Status Acres Reevaluation
A Glennwood Townhomes Sunset Terrace Redevelopment Constructed RHA 0.65 8
B Kirkland Avenue Townhomes Swap Site, North Study Area Under Construction RHA 0.77 18
C Edmonds Apartments Sunset Terrace Redevelopment Future Development RHA 1.70 112
D Sunset Terrace Apartments Sunset Terrace Redevelopment Part of Master Site Plan 0.51 54
E Sunset Park West Townhomes Sunset Terrace Redevelopment Part of Master Site Plan 0.55 20
F Sunset Court Townhomes Swap Site,Central Study Area Future Development RHA 0.88 15
6 Sunset Park East(Piha)Townhomes&Apts Sunset Terrace Redevelopment Part of Master Site Plan 1.09 57
H Sunset Terrace Dev.Building A Sunset Terrace Redevelopment Part of Master Site Plan 0.99 117
I Sunset Terrace Oev.Building B Sunset Terrace Redevelopment Part of Master Site Plan 1.18 196
1 Sunset Terrace Dev.Suilding C Sunset Terrace Redevetopment Part of Master Site Ptan 0.74 110
K Renton Highlands Library Sunset Terrace Redevelopment Part of Master Site Plan See H
L Regional Stormwater Facility Sunset Terrace Redevelopment Part of Master Site Plan See M
M Sunset Fark Sunset Terrace Redevelopment Part of Master Site Plan 3.2
N Sunset Lane loop tmprovements Sunset Terrace Redevelopment Part of Master Site Plan 1.41
0 NE 10th Street Extension Improvements Sunset Terrace Redevelopment Part of Master Site Plan 0.20
X _Library Site(2013) Swap Site,Central Study Area Future Development 1.41 25
Totals 15.28 722
Note:Units may be redistributed among sites provided the Reevaluation conclusions are maintained.
Total Units:Difference Master Plan Proposals with EIS Preferred Alternative 209
Total Units:Difference with EIS Alternative 3 90
Sources:Veer,Schemata,Colpitts,City of Renton,Renton Housing Authority,Mlthun,BERK 2014
Planned Action Ordinance
6
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Notes: Shaded sites=Master Plan Sites.
Table 3. Comparison of Net Growth in Sunset Terrace and Neighborhood Alternatives
Net New Growth
I Alternative 3 I Preferred Alternative I Reevaluation Alternative
Dwelling Neighbor- St nset Neighbor- Sunset Neighbor- Sunset
Units/Jobs hood Terrace hood 1'errace hood - Tei i ace
Dwelling units 2,506 79 2,339 2b6a . 2,506 554
Population 5,789 I,106 5,403 - : t 14 : 5,789 2,279 :
EmploymentSF 1,310,113 <.:9,p(t0" . 1,247,444- 38 1Qf} 1,310,113 19,50F}-_
1,259,944 4,{pQ
Jobs 3,330 1$Z 3,154- - llfi - " 3,330 6p-.$2
3,192
a Does not include approximately 90-100 units to be developed on land swap/housing replacement sites.
b Similar to the FEIS,the Sunset Terrace study area Master Plan sites D,E,G to J and L to 0,plus sites A
and C.
Source: FEIS 2011,BERK 2014
The City also proposed a larger park than was considered under either of the selected alternatives,
and accordingly some buildings increased in height or numbers of units.Some streets were
proposed for reclassification to achieve the circulation proposals and"green streets"in the Final EIS.
Setbacks of buildings from the future SR 900 improvement boundaries are less than for the
Preferred Alternative.
As the analysis in the Reevaluation shows,no substantive changes in conclusions or required
mitigation are needed as a result of the revised alternative,termed the"2014 Reevaluation
Alternative."
Reevaluation Alternative: 2016
The proposed developments would meet City standards for density,height,setbacks,transportation
levels of service,connection to utilities,and would be subject to City parking codes,including
procedures for modifying applicable standards.The new developments would be incorporated into
an amended Master Plan pursuant to RMC Title IV.Also,the SEPA Planned Action Ordinance could
be amended to include the revised Master Plan concept.
In total,722 dwelling units are being proposed in the study area,which is to the same as the number
of units considered in the 2014 Reevaluation.See Table 4.
Table 4.Summary of Total Units Proposed for Study in Reevaluation
land Area
Total
and Area
Total Commerci
Location acres):
Dwelling (
acres :
Dwelling al Square
2014
Units:
2016)
Units: Feet:2014
2014 2016 and 2016
Master Plan Sites I
Sunset Terrace and Replacement Sites:C through 1 I 7.63 I 671 9.23 671
4,500-
39,500
Pldnned ACtiOn OrdinanCE Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
land Area
Total
and Area
Total Commerci
Dwelling Dwelling al5quareLocationacres): acres :
2014
Units:
2016)
Units: Feet:2014
2014 2016 and 2016
Library(Site K)I 15,000
Sunset Park and Regional Stormwater Facility(Sites L I 3 2 I 3.20
and M)I I
NE lOth and Sunset Lane Loop(Site N and 0) I 1.61 1.61 I
Total Master Plan Sites I 12.44 671 14.04 I 671 I 19,500-
54,500
Other Sunset Terrace Study Area Sites:Glenwood I 0.65 8 I 0.65 8 ISiteA)-Developed
Swap Sites:Kirkland Avenue(B)-Developed,Library I 2.18 43 I 2.18 43 ISiteforFutureSurplus(X)
Other Employment potential in Sunset Terrace and I I 4,500
Replacement Sites I
Total All Sites 15.28 7Z2 I 16.88 f 722 I 19,500-
59,000
Source:King County Assessor;ICF Jones&Stokes et al.2011;BERK Consulting 2016
A comparison of the Reevaluation Alternatives and the Final EIS Alternatives is provided in Table 5.
The mitigation documents contained in the ROD and Planned Action Ordinance were based on the
range of growth of the two Selected Sunset Area Alternatives. The mitigation measures continue to
apply to the Reevaluation Alternatives in 2014 and 2016.
Table 5.Comparison of Net Growth in Sunset Terrace and Neighborhood Alternatives
Net New Growth
Final EIS Alternative I Final EIS Preferred Reevaluation I Reevaluation
3 Alternative Alternative: 2014 Alternative: 2016
Dwelling Neighbo a tinset Neighbo $uttset Neighbor- `Stutset Neighbor- Stttiset
Units/Jobs r-hood Teri`aCe. r-hood fieri'ace hood :TerraCe hood TErrace
Dwelling units 2,506 •:.?9;=.. 2,339 266'.: 2,506 ' :554: 2,506 519
Population 5,789 -,5{6 5,403 bl+ 5,789 :::.,27.5,789 1,93
Employment 1,310,11 59,t Qp_ 1,247,44 3$,1p(} 1,310,113 1},SUO- 1,310,113 29,5t 0-
SF 3 4- 5.9,t}QCI 59,{Wk0
1,259,94
4
Jobs 3,330 i -.1$2' 3,154- 217 3,330 6i?-182_ 3,330 '{s{1-$2 . "
3,192
a Does not include approximately 90-100 units to be developed on land swap/housing replacement sites.
b Similar to the Final EIS,includes the Potential Sunset Terrace Redevelopment subarea and housing
replacement sites abutting the subarea and included in the Master Plan.
Does not include several housing replacement sites in the neighborhood.
Source:Final EIS 2011,BERK 2014
Per the approved 2014 Master Plan,dwelling units may be redistributed among sites provided the
Reevaluation conclusions are maintained.
Planned Action Ordinance
8
Attachment B:Mit gation Document
ORDINANCE N0. 5813
ATTACHMENT B
While the net units in Sunset Terrace are lower in 2016 than in 2014 per Table 5,this is a reflection
of the boundaries of the 2011 Potential Sunset Terrace Redevelopment Area that did not include
several replacement housing sites which were part of the neighborhood growth studied in the EIS.
Some of the housing replacement sites are part of the am,ended Master Plan for Sunset Terrace.
Some potential dwelling units are proposed to be transferred among three individual Master Plan
sites.However,the total number of units that could be developed in the Master Plan area would
remain the same.Similarly,the overall neighborhood development and growth would be the same
as in 2011 and 2014.
See the revised master plan reflecting the 2016 Reevaluation Alternative in the 2016 Reevaluation
and Addendum.
location
The Sunset Terrace public housing community is generally bounded by Sunset Lane NE and
Glenwood Avenue NE on the north,NE 10th Street on the east,NE Sunset Boulevard(State Route
SR] 900) on the south,and Edmonds Avenue NE on the west.See Exhibit A of the Planned Action
Ordinance.
The Sunset Terrace public housing community is part of the Sunset Area Community neighborhood.
This broader neighborhood is the Planned Action Study Area considered in the EIS;it is generally
bounded by NE 21st Street on the north,Monroe Avenue NE on the east,NE 7th Street on the south,
and Edmonds Avenue NE.See Exhibit A of the Planned Action Ordinance.
Mitigation Document
Based on the EIS and Reevaluation/Addendum(2014 and 2016)this Mitigation Document identifies
significant adverse environmental impacts that are anticipated to occur as a result of development
of planned action projects. Mitigation measures identified in the EIS are reiterated here for
inclusion in proposed projects to mitigate related impacts and to qualify as Planned Action projects.
Consistency review under the Planned Action,development plan review,and other permit approvals
will be required for specific development actions under the Proposed Action pursuant to WAC 197-
11-172.Additional project conditions may be imposed on planned action projects based upon the
analysis of the proposal in relationship to independent requirements of the City,state or federal
requirements or review criteria.
Any applicant for a project within the Planned Action area may propose alternative mitigation
measures,if appropriate and/or as a result of changed circumstances,in order to allow equivalent
substitute mitigation for identified impacts. Such modifications shall be evaluated by the City's SEPA
Responsible Official prior to any project approvals by the City.
In combination,regulations applicable to each element of the environment and mitigation measures
identified in the EIS and documented in this Mitigation Document that are applied to any planned
action proposal will adequately mitigate all significant environmental impacts associated with
planned action proposals,except for those impacts that are identified as"significant unavoidable
adverse impacts."
Planned Action Ordinance
9
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Provided below for each element of the environment analyzed in the EIS for the proposed action are:
a) summary of significant environmental impacts (construction,operation,indirect and
cumulative);
b)a summary of unavoidable adverse impacts;
c) mitigation measures established by this mitigation document for both the Planned
Action Study Area as a whole as well as the Potential Sunset Terrace Redevelopment
Subarea; and
d) a list of City policies/regulations on which mitigation measures are based.
Advisory notes are included at the end of the document to list the federal,state,and local laws that
act as mitigation measures.
1. Earth
Significant Impacts
Table 2. Earth Significant Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Erosion could increase as a result of soil Same as Planned Action Study Area
disturbance;however,much of the
existing soils are glacial outwash
materials with low erosion potential.
Codified best management practices
minimize the potential for both erosion
and erosion transport to waterways.
Construction could require import and Similar to Planned Action Study Area.
export of earth materials;however,The underlying glacial outwash soils
with minimal planning and protection, have the highest potential for reuse
the outwash soils in most of the study within the Planned Action Study Area
area could be reused as backfill, and consequently the subarea.
minimizing import and export.
There is an increased risk of landsliding There are no mapped geologic hazards,
due to soil disturbance,changing and thus a low potential for impacts.
drainage,or temporarily
oversteepening slopes.However,a
relatively small proportion of the study
area is considered either steep slope or
erosion hazard.Both the glacial
outwash and till soils are generally
strong and of low concern regarding
slope instability.
Operations Active seismicity in the Planned Action Same as Planned Action Study Area
Study Area would require that
inhabited structures,including
buildings,bridges,and water tanks,be
designed to withstand seismic loading.
ndirect The major steep slope,erosion,and There are no mapped geologic hazards,
Planned A[tion OfdinanCe
10
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
landslide hazard areas within the and thus a low potential for impacts.
Planned Action Study Area extend
beyond the study area boundaries.
Development on the slope above
inside)the study area boundary could
increase the risk of erosion and
landsliding downslope(outside)ofthe
study area.
Cumulative Same as indirect impacts above; There are no mapped geologic hazards,
intensive development around this and thus a low potential for impacts.
hazard area outside of the Planned
Action Study Area by other projects is
not currently anticipated,but could
increase the risk of erosion and
landsliding.
Unavoidable Adverse Impacts
There are no significant unavoidable adverse earth impacts.
Mitigation Measures
Table 3. Earth Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
The following mitigation measures shall apply to Mitigation measures shall be the same as the
development throughout the Planned Action Planned Action Study Area,except that there are
Study Area. no geologic hazard areas to avoid.
Apply erosion-control best management
practices(BMPs),as described in Appendix
D of the Ciry of Renton Amendments to the
King CountySurface WaterDesign Manuall.
Limit development in geologic hazard areas
and their buffers,or require rigorous
engineered design to reduce the hazard,as
currently codified.
Planned Action applicants shall identify in their
applications the source of earth material to be
used in construction and shall consider earth
material reuse and provide information to the
City regarding why earth material reuse is not
feasible if it is not proposed. The City may
condition the planned action application to
provide for earth material reuse where feasible.
1 City of Renton.2010.City ofRenton Amendments to the King CountySurface Water Design Manual. February.
Appendix D,Erosion and Sedimentation Control Standards.
Planned ACtion OrdinanCe
11
Attachment B:Mitigation Dotument
ORDINANCE N0. 5813
ATTACHMENT B
Nexus
City of Renton Comprehensive Plan
RMC 4-3-050 Critical Areas Regulations
RMC 4-4-030 Development Guidelines and Regulations—General
RMC 4-4-060 Grading,Excavation and Mining Regulations
RMC 4-5-050 International Building Code
RMC 4-6-030 Drainage(Surface Water) Standards
2. Air Quality
Significant Impacts
Table 4. Air Quality Significant Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Dust from excavation and grading Same as Planned Action Study
could cause temporary,localized Area
increases in the ambient
concentrations of fugitive dust and
suspended particulate matter.
Construction activities would likely Same as Planned Action Study
require the use of diesel-powered, Area
heavy trucks and smaller
equipment such as generators and
compressors.These engines would
emit air pollutants that could
slightly degrade local air quality in
the immediate vicinity of the
activity.
Some construction activities could Same as Planned Action Study
cause odors detectible to some Area
people in the vicinity of the activity,
especially during paving operations
using tar and asphalt.Such odors
would be short-term and localized.
Construction equipment and Same as Planned Action Study
material hauling could temporarily Area
increase traffic flow on city streets
adjacent to a construction area.If
construction delays traffic enough
to significantty reduce travel speeds
in the area,general traffic-related
emissions would increase.
Operations
Emissions from Stationary equipment,mechanical Same as Planned Action Study
Commerciat Operations equipment,and trucks at loading Area
Pldnn2d ACtion OrdinanCe
12 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
docks at office and retail buildings
could cause air pollution issues at
adjacent residential property.
However,new commercial facilities
would be required to register their
pollutant-emitting equipment and
to use best available control
technology to minimize emissions.
Emissions From Vehicle Tailpipe emissions from vehicles The forecasted VMT from the
Travel would be the major source of air subarea is only a small fraction of
pollutant emissions associated with the Puget Sound regional totals.
growth.The net increases in vehicle Future emissions from increased
miles travelled(VMT)forecast as a population and motor vehicles in
result of Planned Action the subarea would not cause
alternatives are inconsequentially significant regional air quality
small compared to the Puget Sound impacts.
regional VMT and its implied
impact on regional emissions and
photochemical smog.This would
not alter Puget Sound Regional
Council's conclusion that future
regional emissions will be less than
the allowable emissions budgets of
air quality maintenance plans.
Air Quality Attainment Land use density and population Same as Planned Action Study
Status would increase in the Planned Area.
Action Study Area;however,these
increases represent only a small
fraction of the Puget Sound regional
totals.Furthermore,this alternative
would not result in land use
changes that include unusual
industrial developments.Therefore,
development in the Planned Action
Study Area would not cause a
substantial increase in air quality
concentrations that would result in
a change in air quality attainment
status.
Greenhouse Gas Emissions: Planned Action alternatives are Planned Action Alternatives
Study Area and Subarea estimated to result in this would result in an estimated
alternative would result in an 3,760 to 6,612 metric tons/year
estimated 43,050 to 45,766 metric of GHG emissions.
tons/year of greenhouse gas(GHG)
emissions for the Planned Action
Study Area.
Outdoor Air Toxics The Planned Action Study Area is in Impacts on outdoor air toxics
a mixed-use residential and would be similar to those
commercial zone that does not described for the Planned Action
include unusual sources of toxic air Study Area.
pollutants.The major arteriat street
Planned ACtiOn OfdinanCe
13 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
through the Planned Action Study
Area(NE Sunset Boulevard)does
not carry an unusually high
percentage of heavy-duty truck
traffic.Thus,the Planned Action
Alternatives would not expose
existing or future residents to
disproportionately high
concentrations of toxic air
pollutants generated by local
emission sources.
Indoor Air Toxics See Potential Sunset Terrace RHA development would be
Redevelopment Subarea constructed according to local
building codes that require
adequate insulation and
ventilation.Regardless,studies
have shown that residents at
lower-income developments
often suffer higher rates of
respiratory ailments than the
general public.Therefore,the
City and RHA will explore
measures to improve indoor air
quality beyond what is normally
achieved by simply complying
with building codes.
lndirectand Cumulative
Greenhouse Gas Emissions: With the highest level of transit- With the highest level of transit-
Subarea,Study Area,and oriented development in the study oriented development in the
Region area of the studied alternatives,subarea of the alternatives
Planned Action Alternatives would studied,Planned Action
provide the greatest regional GHG Alternatives would provide the
emission reductions,a net greatest reduction in regional
reduction of 3,907-4,164 metric GHG emissions,a net reduction of
tons/year,compared with the No 150-467 metric tons/year,
Action Alternative studied in the compared with the No Action
EIS.Alternative studied in the EIS.
Unavoidable Adverse Impacts
No significant unavoidable adverse impacts on regional or local air quality are anticipated.
Temporary,localized dust and odor impacts could occur during the construction activities.The
regulations and mitigation measures described below are adequate to mitigate any adverse impacts
anticipated to occur as a result of study area growth increases.
Mitigation Measures
Table 5. Air Quality Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Planned Action Ordinance
14 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Construction Emission Control In addition to the mitigation measures for air
The City shall require all construction contractors quality described under the Planned Action Study
to implement air quality control plans for Area,the following mitigation measures apply:
construction activities in the study area.The air . Should the phases of the Potential Sunset
quality control plans shall include BMPs to Terrace Redevelopment Subarea occur
control fugitive dust and odors emitted by diesel concurrently rather than in a phased and
construction equipment. sequential manner,the City and RHA wiil
The following BMPs shall be used to control consider adding the Northeast Diesel
fugitive dust. Collaborative Diesel Emission Controls in
Construction Projects-Model Contract
Use water sprays or other non-toxic dust
Specifications or an equivalent approachz as
control methods on unpaved roadways.
additional mitigation measures.
Minimize vehicle speed while traveling on . The City and RHA and other public or private
unpaved surfaces. applicants within the subarea should explore
Prevent trackout of mud onto public streets. measures to improve indoor air quality beyond
what is normally achieved by simply complying
Cover soil piles when practical. with building codes.For example,grant
Minimize work during periods of high winds Programs such as the Breath Easy Homes
when practical. program could provide funding to foster
construction methods that reduce dust,mold,The following mitigation measures shall be used and air toxics concentrations in the homes,such
to minimize air quality and odor issues caused by as the following:tailpipe emissions.
o use of low-VOC [volatile organic compounds]
Maintain the engines of construction building materials and coatings,
equipment according to manufacturers' o enhanced building ventilation and room air
specifications. filtration,and
Minimize idling of equipment while the o installation of dust-free floor materials and
equipment is not in use. low-pile carpeting to reduce dust buildup.
Where feasible,Applicants shall schedule haul • Planned Action applicants for residential
traffic during off-peak times(e.g.,between 9:00 developments shall provide information
a.m.and 4:00 p.m.)to have the least effect on regarding the feasibility and appticability of
traffic and to minimize indirect increases in traffic ndoor air quality measures.The City may
related emissions. This shall be determined as condition Planned Action applications to
part of traffic control plans required in Section 14 ncorporate feasible indoor air quality
of this mitigation document. measures.
Burning of slash or demolition debris shall not be
permitted without express approval from Puget
Sound Clean Air Agency(PSCAA).No slash
burning is anticipated for any construction
projects in the Planned Action Study Area.
Greenhouse Gas Reduction Measures
Please see text and Table 6 below.
Greenhouse Gas Reduction Measures
The City shall require development applicants to consider the reduction measures shown in Table 6
for their projects,and as part of their application explain what reduction measures are included and
z Northeast Diesel Collaborative.December 2010.Diesel Emission Controls in Construction Projects,Model
Contract Specification.Available:<http://www.northeastdiesel.org/pdf/NEDC-Construction-Contract-Spec.pdf.>
Accessed:March 14,2011.
Planned Action Ordinance
15
Attathment B:Mitiga[ion Dotument
ORDINANCE N0. 5813
ATTACHMENT B
why other measures found in the table are not included or are not applicable.The City may
condition Planned Action applications to incorporate feasible GHG reduction measures.
Table 6. Potential Greenhouse Gas Reduction Measures
Reduction Measures Comments
Site Design
Plant trees and vegetation near structures to shade Reduces on-site fuel combustion emissions and
buildings. purchased electricity,and enhances carbon
sinks.
Minimize building footprint. Reduces on-site fuel combustion emissions and
purchased electricity consumption,materials
used,maintenance,tand disturbance,and direct
construction emissions.
Design water efficient landscaping. Minimizes water consumption,purchased
energy,and upstream emissions from water
management.
Minimize energy use through building orientation. Reduces on-site fuel combustion emissions and
purchased electricity consumption.
Building Design and Operations
Construct buildings according to City of Seattle The City of Seattle code is more stringent than
energy code. the current City of Renton building code.
Apply Leadership in Energy and Environmental Reduces on-site fuel combustion emissions and
Design(LEED)standards(or equivalent)for design off-site/indirect purchased electricity,water
and operations. use,waste disposal.
Purchase Energy Star equipment and appliances for Reduces on-site fuel combustion emissions and
public agency use. purchased electricity consumption.
Incorporate on-site renewable energy production, Reduces on-site fuel combustion emissions and
including installation of photovoltaic cells or other purchased electricity consumption.
solar options.
Design street lights to use energy-efficient bulbs Reduces purchased electricity.
and fixtures.
Construct"green roofs"and use high-albedo Reduces on-site fuel combustion emissions and
roofing materials. purchased electricity consumption.
Install high-efficiency heating,ventilation,and air- Minimizes fuel combustion and purchased
conditioning(HVAC)systems. electricity consumption.
Eliminate or reduce use of refrigerants in HVAC Reduces fugitive emissions.Compare
systems. refrigerant usage before/after to determine
GHG reduction.
Maximize interior day tighting through floor plates, Increases natural/day lighting initiatives and
increased building perimeter and use of skylights, reduces purchased electrical energy
celestories,and light wells.consumption.
Incorporate energy efficiency technology such as Reduces fuel combustion and purchased
super insulation motion sensors for lighting and electricity consumption.
climate-contro(-efficient,directed exterior lighting.
Use water-conserving fixtures that surpass building Reduces water consumption.
code requirements.
Reuse gray water and/or collect and reuse Reduces water consumption with its indirect
rainwater. upstream electricity requirements.
Planned Action Ordinance
16 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Reduction Measures Comments
Use recycted building materials and products. Reduces extraction of purchased materials,
possibly reduces transportation of materials,
encourages recycling and reduction of so(id
waste disposal.
Use building materials that are extracted and/or Reduces transportation of purchased materials.
manufactured within the region.
Use rapidly renewable building materials. Reduces emissions from extraction of
purchased materials.
Conduct third-party building commissioning to Reduces fuel combustion and purchased
ensure energy performance. electricity consumption.
Track energy performance of building and develop Reduces fuel combustion and purchased
strategy to maintain efficiency. electricity consumption.
Transportation
Size parking capacity to not exceed local parking Reduced parking discourages auto-dependent
requirements and,where possible,seek reductions travel,encouraging alternative modes such as
in parking supply through special permits or transit,walking,and biking.Reduces direct and
waivers. indirect VMT.
Develop and implement a marketing/information Reduces direct and indirect VMT.
program that includes posting and distribution of
ridesharing/transit information.
Subsidize transit passes.Reduce employee trips Reduces employee VMT.
during peak periods through alternative work
schedules,telecommuting,and/or flex time.
Provide a guaranteed-ride-home program.
Provide bicycle storage and showers/changing Reduces employee VMT.
rooms.
Use traffic signalization and coordination to Reduces transportation emissions and VMT.
improve traffic flow and support pedestrian and
bicycle safety.
Apply advanced technology systems and Reduces emissions from transportation by
management strategies to improve operational minimizing idling and maximizing
efficiency of local streets. transportation routes/systems for fuel
efficiency.
Develop shuttle systems around business district Reduces idling fuel emissions and direct and
parking ga-ages to reduce congestion and create indirect VMT.
shorter commutes.
Source:Washington State Department of Ecology 2008b
VMT=vehicle miles travelled.
Nexus
City of Renton Comprehensive Plan
RMC 4-4-030 Development Guidelines and Regulations—General
RMC 4-4-060 Grading,Excavation and Mining Regulations
Planned ACtiOn OrdinanCe
1
Attachment B:Mitigation Document
ORDINANCE N. 5813
ATFACHMENT B
3. Water Resources
Significant lmpacts
Table 7. Water Resaurces 5ignificant Impacts
Potential Sunset Terrace
Type af Impact Planned Action Study Area Redevetopment Subarea
Construction Canstruction impacts on water Same as Planned Action Study Area
resources wouid be addressed
through compliance with Core
Requirement#5 for Erosion
and Sediment Control in the
Renton Stormwater Manual and
compliance with Ecalogy's
NPDES Canstruction
Stormwater General Permit,if
the project results in 1 acre or
more of land-disturbing
activity.Also see Section 1,
Earth,above.
Operatians
Water Qualiry and Land Implementation of the green All untreated pollution-generating
Cover connections and the NE Sunset imperviaus surfaces within the
Boulevard reconstruction subarea wfluld be eliminated,
project is estimated to result in resulting in a reduction of 1.83 acres
a net reduction of nf untreated potlution-generating
appraximatety 14.7-15.7 acres surface from the Jahns Creek Basin.
of untreated poilution- The estimated change in effective
generating impervious area and impervious area would result in a
approximately 3.1-6.6 acres of decrease of appraximately 0.51 acre
effective impervious area. 11%)to 1.07 acres(23%)compared
Exclusive of the Sunset Terrace to existing conditions.
Redevelopment Subarea the net The Reevatuation Alternative is in the
change in pallutant generating range of the priar analysis of the
surfaces is approximately 40-42 Preferred Alternative and Alternative
acres reductian.Exclusive of the 3 as documented in the
Sunset Terrace Redevelopment Reevaluation/Addendum.
Subarea,the net change in
effective impervious area would
be an increase of approximately
1.3 acres(0.8%to 4.24(2.6%)
from existing cqnditions.
Considering the reduction in
the Potentia]Sunset Terrace
Redevelopment Subarea as weit
as the overall Planned Action
Study Area,the net change in
effective imperviaus area would
be smaller at 0.75-3.17.
lndirect and Cumulative The operations analysis above Same as the Planned Action Study
presents cumulative impacts in area. 3n particular,the City proposes
terms of total impervious to construct a regionai stormwater
Ptanned Action Qrdinance 18
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
surfaces and potential water facility that would be designed to
quantity and quality impacts,as maintain active and open recreation
well as indirect impacts on space allowing water to be treated
receiving water bodies outside within a series of distributed yet
of the study area. The Planned integrated small rain gardens along
Action Alternatives would the edge of the proposed Sunset
implement a drainage master Terrace Park and connecting the
plan and mitigation would be subsurface to an underground
provided in advance through infiltration bed beneath the open
the self-mitigating public space. This will mitigate impacts in
stormwater infrastructure the subarea as well as portions of the
features including a larger Planned Action Study Area.
combination of green
connections,regional
stormwater flow control,and
possible public-private
partnership opportunities for
retrofits.
Unavoidable Adverse Impacts
None of the alternatives would have significant unavoidable adverse impacts on water resources,
because the redevelopment would likely result in an improvement of runoff and recharge water
quality.In addition,the net change in effective impervious area can be adequately mitigated through
the self-mitigating features(e.g.,green connections,drainage master plan,etc.) of the Planned
Action alternatives and through implementation of the stormwater code,as described below.
Mitigation Measures
All of the alternatives would involve redevelopment and reduction of existing pollution-generating
impervious surfaces in the Planned Action Study Area.In addition,per the requirements of the
stormwater code,the redeveloped properties would be required to provide water quality treatment
for all remaining pollution-generating impervious surfaces.The net reduction in untreated
pollution-generating impervious surfaces throughout the study area is,therefore,considered to
result in a net benefit to surface water quality.Each of the alternatives would result in a slight
increase in the effective impervious area of the Planned Action Study Area.
Self mitigating features of the Planned Action Alternatives are listed below:
Under Alternative 3,mitigation would be provided in advance or incrementally through the
public stormwater infrastructure features including a combination of green connections,
regional stormwater flow control,and possible public-private partnership opportunities for
retrofits.Conceptual design and planning of the public stormwater infrastructure would be
developed under a drainage master plan for the Study Area.It could be developed in advance of
likely through grants or city funds) or incrementally as development occurs depending on
opportunity costs of constructing the improvements.The extent and form of the public
infrastructure projects would be refined through the drainage master plan development and
further design.The goal under Alternative 3 would be to provide sufficient advance public
infrastructure improvements to balance the anticipated increase in effective impervious area.
Planned Action Ordinance
19
Attachment B:Mitigation Document
ORDINANCE NtJ. 5813
ATTACHMENT B
This strategy would only require that future developments implement flow-control BMPs,but
could eliminate on-site flow control through a development fee or similar funding structure ta
compensate for the off-site mitigation provided by the public infrastructure investment,
The Preferred Alternative mitigation would be similar ta Alternative 3.Harringtan Avenue NE,
including partions of NE 16th and NE 9th streets,has been identified as a high priority Green
Connection project.This corridor would be enhanced by narrowing through-traffic lanes to calm
traffic,create wide planter areas to accommodate large trees and rain gardens to mitigate
stormwater runaff,and create wider sidewalks.This project would be implemented as a public
infrastructure retrofit project pending available funds.The remaining green connections
projects would likely be implemented as revised roadway standards to require incremental
redevelopment of the frontage as redevelopment occurs (constructed either by future
developers or the City,depending on availability of funds).In addition to the Green Connections
projects,the City will implement regional detention/retention irnpravements to provide
advance mitigation for future increases in impervious area that could result from
redevelopment.I,ocations of the regionai facilities would include the western margin of the
newly created park at Sunset Terrace and/or the northern corner of Highlands Park(beyond the
outfield of the existing baseball Jsoftball field),A drainage master plan will be developed far the
Preferred Alternative.
The Reevaluation Alternative is similar to and in the range of impervious results for the
Preferred Alternative and Alternative 3 and will be subject to the Sunset Area Surface Water
Master Plan,and associated strect frontage improvements,and will be consistent with the City
stormwater regulations.
Ptanned Actions shall implement the City's adopted Sunset Area Surface Water Master Plan,and
assaciated street frontage improvements,and be consistent with the City stormwater regulations in
effect at the time of application.Planned Actian applicants shall also demonstrate compliance with
RMC 4-1-184 Charges far Equitable Share of Public Works Facilities.
Nexus
Ciry of Renton Comprehensive Plan
RMC 4-3-05Q Critical Areas Regulations
RMC 4-4-030 Development Guidelines and Regulations-General
RMC 4-6-030 Drainage (Surface Water)Standards
RMC 4-6-060 Street Standards
4. Piants and Animals
Significant Impacts
Tabie 8. Piants and Animais Significant impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Individual redevelopment Same as Planned Action Study Area
Pianned Action Ordinance 20
Attachmenk B Mitigation Documeni
ORQIPUANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
projects would result in short-
term loss of vegetation caver,
along with noise and activity
levels that would result in little
ar no use of the constructian
areas by wildlife during the
period af construction.
Redevetopment actions would
be required to comply,during
construction,with City
regulations requiring temporary
erosion and sedimentation
controls to prevent water
quality impacts from work site
starmwater runoff.
Q erations Itedeveloprnent activities that Same as Planned Action Study Area
would be facilitated under the
planned action ordinance would
have a limited effect on plant or
wildlife habitat in the Planned
Actian Study Area.New
development being designed as
Low Impact Development{LID
is likely to result in a
measurable decline in total
vegetated area,accompanied by
a measurable improvement in
piant diversity and quality of
the remaining habitat.
Green connections and urban
forestry plans affset to some
degree by greater
redevelapment,the net result is
likely to be a reduction in
habitat connectivity and a
decline in total vegetated area,
albeit with some improvement
in plant diversity and quality of
the remaining habitat.
Largeiy due ta the absence of
irnpacts on special-status
species,effects on wildlife
would be less than significant.
ndirect Planned Action Alternatives Same as Planned Action Study Area
would result in an indirect
impact on plants and wildlife by
contributing to a substantial
increase in the human
population within the area.This
can be expected ta result in
effects such as increased
wildlife martality due to road
Pldnned ACtion OrdinanGB 21
Attachment B:Mit3gation Document
ORDINANCE NC}. 5$13
ATfACNMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
kill and predation by pets,and
reduced wildlife diversity due ta
increases in opportunistic
species such as starlings,crows,
and rats.These indirect impacts
can be expected to result in
reduced numbers,vigor,and
diversity of plant and wildli e
species.
The stormwater commitments
incarporated in Planned Action
Alternatives would be sufficient
ta avoid substantial impacts on
aquatic habitats and fish.
Cumulative No impact No impact
Unavoidable Adverse Impacts
No significant unavoidable adverse impacts would occur for plants and animals under any
alternative.
Mitigation Measures
With implementation of propased stormwater features or standards,no mitigatian is required.
Nexus
City of Renton Comprehensive Plan
RMC 4-6-030 Drainage(Surface Water) Standards
RMC 4-3-050 Critical Areas Regulations
RMC 4-4-030 Develapment Guidelines and Regulations-General
RMC 4-4-130 Tree Retention and Land Clearing Regulations
5. Energy
Significant Impacts
Table 9. Energy Significant Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction During construction,energy Same as Planned Action Study Area
would be consumed by
dernolition and reconstruction
activities.These activities would
include the manufacture of
construction materials,transport
Platlned ActiOn Ordifldn[Q 2z
Attachment B:Mitigation Document
CJRDINANCE N4. 5813
ATTACHMENT B
Patential Sunset Terrace
Type of Impact Planned Action Study Area Redevelapment Subarea
of construction materials to and
from the construction site,and
operation af machinery during
demolitian and construction.
Operations
Energy tJsage:Study Area The annuai energy usage is The annual energy usage is
and Subarea estimated at 255,845 ta 275,529 estimated at 22,33$to 43,654
million British thermal units rnillion British thermal units(Btu).
Btu).
Indirect and Cumulative
Energy Usage:Subarea,With high levels of transit- With high levels of transit-oriented
Study Area,and Region oriented and high-density and high-density development the
develapment the Planned Actian Planned Actian Alternatives would
Alternatives wauld provide the pravide the greatest estimated
greatest estimated regional regianal energy usage reduction for
energy usage reduction for the the subarea compared to the Na
study area compared to the No Action Alternative: 1,145 to 3,624
Action Alternative:26,3$3 to million Btu,
29,194 millian Btu.
Unavoidabfe Adverse Impacts
Additional energy would be consumed and would contribute to increases in demand associated with
the growth and development af the region.As described in the Utilities Element of the City
Comprehensive Plan,it is anticipated that existing and planned infrastructure of affected energy
utilities could accommodate growth,Energy canservation features would be incorporated into
building design as required by the current City building codes. For the Potentiat Sunset Terrace
Redeveiopment Subarea,HUD encourages public housing authorities such as RHA to use Energy
Star,renewable energy,and green construction practices in public hausing.As such,no significant
unavoidable adverse impacts an energy use are anticipated,
Planned Action(7rdinancE 23
Attacfiment e:Mitigation Document
ORDINANCE NtJ. 5813
ATTACHMENT B
Mitigation Measur s
Table 10. Energy Mitigation Measures
Planned Action Study Area Potentia]Sunset Terrace Redevelapment Subarea
Although the grawth and development wauid In addition to the mitigation measures described far
result in increased energy demand in the the Planned Action Study Area,according to the King
Planned Action Study Area under all of the County proposed GHG reduction regulation,energy
alternatives,expanding the beneficial transit- reductions can be provided with the implementation
ariented development and high-density of the foilowing basic requirements of the American
hausing development within the study area Society of Heatin,g,Refri,gerating and Air-anditianing
would reduce regianal energy usage. Engzneers Advanced&uildin,gs Core Performance Guide
Therefare,all alternatives would provide a for residential and non-residential building in the
net benefit rather than adverse impact with subarea:
regards to energy usage.Hawever,to further 3pola energy reduction for residential dwelling
reduce energy consumptian,the City shall
that are 50p/o of average size;and 15%energy
encourage future developers ta implement
reduction for residential dwelling that are 75%of
additional trip-reduction measures and
average size;and
energy conservation measures.For example,
energy and GHG reductions can be achieved . 12%energy reduction for office,school,retail,
through implementation of the following and public assembly buildings that are smaller
energy canservatian techniques or equivaient than 100,004 square feet in floor area.
approaches.
An energy reduction of 12Q/o can be
achieved by implementing sufficient
strategies established by the Northwest
Energy Star Homes program for
multifamily residential buildings.The
Northwest ENERGY STAR I-Iomes
pragram(U.S.Enviranmental Pratection
Agency 2010)is designed to help buiiders
construct energy-ef cient homes in
Washington,Oregon,Idaha,and Montana
to meet energy-efficiency guidelines set
forth by the EPA.
An energy reduction of 10%would
comply with Seattle Energy Cade for non-
residentia]buildings.
See also Air Quality mitigation measures.The
City shall require developmem applicants to
consider trip-reduction measures and energy
conservation,and as part of their application
explain what reductian measures are included
and which ones are not ineluded(based an
that are part of Table 6 ar Tabie 10).The City
may condition Planned Action applications ta
incorporate feasible trip reduction and energy
conservatian measures.
Nexus
City of Renton Comprehensive Plan
Planned Action Ordinance 24
Attachment B:Mftigation Document
oRai van c vo. s1
ATTACHMENT B
RMC 4-5-051 Washington State Energy Code Adopted
6. Noise
Significant Impacts
Tabie 11. Noise Significant Impacts
Fatentia]Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Development in the study area Same as Planned Action Study
would require demolitian and Area
canstruction activity,which
would temporarily increase
noise levels at residences close
to the develapment site.This
type of activity could cause
annayance and speech
interference at outdoor
tocations adjacent to the
construction sites,and could
cause discernible noise.
Operatians
Noise from New Uniess properly controiled, Same as Pianned Action Study
Commercial Operations rnechanical equiprnent(e.g.,Area
rooftop air conditioning units)
and trucks at loading docks af
affice and retail buildings in the
study area could cause ambient
noise levels at nearby
residential housing units to
exceed the City naise ordinance
timits.
lndirectand Cumulative
Noise from Increased For most residents adjacent to Development wauld result in
Traffic:Praposat with roadways in the study area, noise increase from vehicles
Future Traffic Levels increased traffic wauEd result in traveling on NE Sunset
the greatest increase in ambient Boulevard and locat streets The
noise]evels,caused by moving estimated day-night naise levels
traf c and vehicles idling at from NE Sunset Boulevard at
intersections.Development the adjacent buildings indicates
would result in noise increase they wauld be exposed to
from vehicies traveling an NE "normaliy unacceptable"noise
Sunset Boulevard and local levels exceeding U.S.
streets.Department of Housing and
Urban Develaprnent's(HUD's)
outdoor day-night noise
criterion of b5 dBA.The naise
levels at these first raw
residential dwellings currently
exceed the HUD noise criterion
and wauld continue to exceed
Planned Action Ordinance 25
Attathment B:Mitfgation Qocument
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
the criterion under Planned
Action Atternatives.
Unavoidable Adverse Impacts
No significant unavoidable adverse constructian or operational traffic noise impacts are anticipated
in the Planned Action Study Area with the implementation of mitigation measures noted below.No
significant unavoidable adverse traffic ndise impacts are anticipated at residences alang NE Sunset
Boulevard in the Planned Action Study Area per WSDOT criteria,because the noise increase caused
by NE Sunset Boulevard traffic is less than the WSDOT"substantial increase"impact threshald,
Partians af the Potential Sunset Terrace Redevelapment Subarea,even under existing conditions
and the Na Actian Alternative,would be deemed narmally unacceptable under the HUD noise
criteria withoat implementation of noise attenuation mitigation,due to traffic noise from the
adjacent street(NE Sunset Boulevard).Na significant unavoidable adverse noise impacts are
anticipated in this subarea,if the noise control measures noted below are implemented ta reduce
anticipated future traffic noise to levels suitable for residential uses under the HUD criteria.
Mitigation Measures
Table 12. Noise Mitigatian Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Constructian Naise Mitigation measures described in the Planned
To reduce constructian noise at nearby Action Study Area wouid aiso apply to this
receivers,the failowing mitigatian measures subarea.
shall be incorporated by Planned Action Site design approaches shall be incorporated to
applicants inta construction plans and reduce potential noise impacts including the
contractor specifications. following.
Locate stationary equipment away from Concentrating park and apen space uses away
receiving properties. from NE Sunset Boulevard.
Erect portable noise barriers around loud • Where park and open space uses must be
stationary equipment lacated near sensitive located near NE Sunset Boulevard,avoiding
receivers. activities that require easily understood
conversation(e.g.,instructianal classes),or
Limit construction activities to between 7:OQ flther uses where quiet canditions are
a.m.and 10:00 p.m.to avoid sensitive required for the primary function of the
nighttime hours. activi t3'•
Turn off idling canstruction equipment. Allowing for balconies on exterior facing units
Require contractors to rigorously maintain only if they do not open to a bedroam.
all equipment. According to HUD noise guideboak,noise
Train construction crews ta avoid
attenuation fiom various building materials are
unnecessarily loud actions(e.g.,dropping calcuiated using saund transmission class(STC)
bundles of rebar onto the ground or ating.Although the standard canstruction
dragging steel plates across pavement)near
PPraaches can normally achieve the STC rating of
noise-sensitive areas.
more than 24 dBA as demonstrated in Final EIS
Appendix E,the City shall reGuire a 5TC rating of
New Commerciat Operation Noise 30 dBA reduction for these first row residential
The City shall require all prospective future
Pianned Action Ordinance 26
Attachment 8:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
P anned Action Study Area Potential Sunset Terrace Redevelopment Subarea
developers to use low-noise mechanical dwellings because the HUD noise guidebook shows
equipment adequate to ensure compliance with that the sound reduction achieved by different
the City's daytime and nighttime noise ordinance techniques may be a little optimistic3.
limits where commercial uses are abutting
residential uses and where there is a potential to
exceed noise ordinance limits.Depending on the
nature of the proposed development,the City
may require the developer to conduct a noise
impact study to forecast future noise levels and
to specify appropriate noise control measures.
Compliance with the noise ordinance would
ensure this potential impact would not be
significant.
Traffic Noise Mitigation
Although traffic noise is exempt from City noise
ordinance,based on site-specific considerations,
the City may at its discretion require the new
development to install double-pane glass
windows or other building insulation measures
using its authority under the Washington State
Energy Code(RMC 4-5-040).
Nexus
City of Renton Comprehensive Plan
RMC 4-4-030 Development Guidelines and Regulations—General
RMC 4-4-060 Grading,Excavation and Mining Regulations
RMC Title 8 Chapter 7 Noise Level Regulations
7. Environmental Health
Significant Impacts
Table 13. Environmental Health Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Potential construction impacts Existing subsurface
indude releasing existing contaminations have not been
contaminants to the environment identified on the redevelopable
by ground-disturbing or properties and,therefore,are not
dewatering activities, expected to be encountered
encountering underground during construction.Hazardous
storage tanks(USTs)or leaking building materials such as lead-
USTs,generating hazardous based paint and asbestos-
building materials that require containing materials(ACMs)
3 HUD noise guidebook,Chapter 4,page 33"...use the STC ratings with a bit of caution and remain aware of the
possible 2-3 d6 overstating that you may get with the STC rating system."
Planned ACtiOn OrdinanCe
z
Attachment B:Mitigation Document
ORDINANCE NO. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
special disposal,and accidentally could be generated from
releasing hazardous substances. demolition of the existing Sunset
Terrace buildings.If there are
lead-based paints or ACMs at the
complex,appropriate permits and
precautions would be required.
Accidental release of hazardous
substances during construction
could still occur as in all
construction projects.
Operations If development occurs on No impact
contaminated sites,where
appropriate clean-up measures
were not completed or residual
contaminations were present,
then there is a potential risk to
public health for people using the
site.
lndirect No impact No impact
Cumulative No impact No impact
Unavoidable Adverse Impacts
No significant unavoidable adverse impacts are identified at the programmatic level throughout the
Planned Study Area or for the Sunset Terrace Redevelopment Subarea for any of the studied
alternatives.Contaminated sites would be avoided during project design when possible;
implementing the mitigation approaches described below would minimize or eliminate adverse
effects on human health and the environment.
Mitigation Measures
Table 14. Environmental Health Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Since encountering unreported spills or The construction and operation mitigation
unreported underground fuel tanks is a risk measures identified for the Planned Action Study
when performing construction,contractors Area are applicable to the subarea.
shall be required to provide hazardous
materials awareness training to all grading
and excavation crews on how to identify
any suspected contaminated soil or
groundwater,and how to alert supervisors
in the event of suspected contaminated
material.Signs of potential contaminated
soil include stained soil,odors,oily sheen,
or the presence of debris.
Contractors shall be required to implement
a contingency plan to identify,segregate,
and dispose of hazardous waste in full
Pldnned ACtiOn OfdlnanCe
Z$
Attachment B:Mitigation Document
RDINANCE NC}. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelapment Subarea
accordance with the Model Toxics Cantral
Act(MTCA)(WAC 173-340)and the
Dangerous Waste(WAC 173-303)
regulat'sans.
Contractors shall be required to develop
and implement the Stormwater Pollution
Preventian Plan,BMPs,and ather permit
canditians to minimize the potential for a
release of hazardous materials to soil,
groundwater,or surface water during
construction.
Contractors shall be required to follow
careful construction practices to protect
against hazardous materiais spil)s from
routine equipment operatian during
construction;prepare and maintain a
current spill prevention,cantrol,and
countermeasure plan,and have an
individual on site designated as an
emergency coardinator;and understand
and use proper hazardous materials
starage and handling procedures and
emergency procedures,including proper
spill natification and response
requirements.
All asbestos-containing materials(ACM)
and lead-based paint wili be identiFed in
structures priar to demolition activities in
accordance with 24 CFR Part 35.lf ACM or
lead-based paint is identified,appropriately
trained and licensed personnel will contain,
remove,and properly dispose of the ACM
and/or lead-based paint materiat according
to federal and state regulatians prior to
demolition af the affected area.
If warranted,contractors shall conduct
additional studies to]ocate undacumented
underground starage tank(USTs)and fuel
lines before construction of specific
development projects(areas af concern
include current and forrner commercial and
residentia]structures)and will
permanently decommission and properly
remove USTs from project sites before
commencing general construction
activities.
Priar to acquisition of known or potentially
contaminated property,the City shalt
require apprapriate due diligence be
performed ta identify the presence and
extent of soil or groundwater
Planned Action Ordinance 29
Attachmenk 8:Mitigation pocument
QRDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelapment Subarea
contamination.This can help to prevent or
manage liabilities for any long-term clean-
up activities that might be angoing during
project aperations.If contaminatian is
discovered,the project proponent will
cornply with all state and federal
regulations far contaminated sites.
Nexus
City of Rentan Comprehensive Plan
RMC 4-4-030 Development Guidetines and Regulations-General
RMC Title 4 Chapter 5 Building and Fire Prevention Standards
8. Land Use
Significant Impacts
Tabte 15, Land Use Impacts
Potential Sunset Terrace
Type of Impact Ptanned Action Study Area Redevelopment Subarea
Construction The incremental nature of Same as Planned Action Study
develapment over the planning Area
period would minimize the
number af nearby residents
exposed to temporary
construction impacts including
dust emissions,noise,
construction traffic,and sporadic
interference with access to
adjacent residences and
businesses.
Operations
Land Use Patterns Planned Action Alternatives Planned Action Alternatives
would provide more than 2,300 to would provide about 266-554
2,500 dwelling units and 1.2 to mare dwelling units than existing
1.3 million square feet of conditions in a mixed-use
cornmercial space compared ta development that integrates
existing conditions. comrnercial and civic spaces.
Redevelopment would pravide
mare cornmercial development
than residential development.
This aiternative would also
pravide more than two times as
many residential dwellings as
currently exist in the study area.
Plans and Policies Planned Actian Alternatives Planned Action Alternatives
pravide the greatest degree of provide the greatest degree of
P(dllned ACtion OrdilldnC@ 30
Attathment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
consistency among the consistency with the City's land
alternatives with the City use element goals and policies of
Comprehensive Plan goals, all alternatives by promoting the
objectives,and policies by redevelopment of the Sunset
implementing the development Terrace public housing
types envisioned in the City's land community.It also does more
use and zoning designations than other alternatives to develop
within the study area.Anticipated the Center Village.Development
growth would help the City meet in the subarea under this
its 2031 housing and employment alternative has a similar
targets. consistency as the study area for
Public investments would need to other City goals and policies,
be accounted for in amendments providing a greater degree of
to the City's Transportation and consistency with those goals and
Capital Facilities elements. policies than other alternatives.
ndirect and Cumulative No indirect or cumulative land Redevelopment of the subarea
use impacts are anticipated under this alternative would
outside the study area.The City serve as an incentive for other
applies its policies and redevelopment opportunities
development regulations to create near the study area.
a planned land use pattern.
Density is most intense at the
center of the study area and least
along its boundaries with single-
family residential land use
patterns;it is unlikely to alter
patterns or plans along the edges
of the study area.The City will,as
part of its regular comprehensive
plan review and amendment
updates,control the monitoring,
evaluation,and amendment
process.
Unavoidable Adverse Impacts
Although intensification of land uses in the Planned Action Study Area,including the Potential
Sunset Terrace Redevelopment Subarea,would occur and density would increase,this change would
be consistent with applicable plans,zoning,and land use character. Plan consistency can be
addressed by Comprehensive Plan amendments using the City's legislative process.Therefore,there
would be no significant adverse impacts.
Mitigation Measures
Table 16. Land Use Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Under all alternatives,the City shall require Construction mitigation would be the same as
planned action applicants to implement described under the Planned Action Study Area.
appropriate construction mitigation measures, The City and RHA should coordinate on future
including but not limited to dust control and
Pldnned ACtiOn OfdindnCe
31
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
construction traffic management. Sunset Terrace redevelopment and Planned
The City shouid make efforts to minimize Action Study Area streetscape improvements to
property acquisition that affects buildings as part ensure that property acquisition that affects
of its refinement of study area streetscape designs buildings is minimized.
while balancing Complete Streets principles. The City shall require construction plans to:
As part of the Planned Action Ordinance adoption
Locate the majority of the most intensiveprocess,the City should amend its Comprehensive
non-residential development along or nearPlan's Transportation and Capital Facilities
NE Sunset Boulevard,where possible.
elements to ensure that planned public
investments and their funding sources are Implement proposed open space and
accounted for and programmed. landscape features to offset the proposed
intensification of land uses on the site.
Provide new opportunities for public open
space area.
As part of site design,emphasize transitions
in density,with less intense densities where
abutting lower-intensity zones.
Nexus
City of Renton Comprehensive Plan
RMC Title 4 Chapter 2 Zoning Districts—Uses and Standards
9. Socioeconomics
Significant Impacts
Table 17. Socioeconomics Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Construction activities could The demolition of the Sunset
temporarily increase congestion Terrace complex to allow for the
and reduce parking,local access subarea redevelopment would
for businesses and residents,and require the relocation of the
access near the construction tenants.
activities,which could negatively Moreover,the relocation of the
affect businesses;however, tenants could affect some local
businesses located close to businesses during construction,if
construction activities could the tenants are relocated outside
experience an increase in revenue of the immediate area; however,
from spending by construction since the total number of
workers. relocations represents a small
portion of the overall population
any impact would likely be small
in scale.
Operations The higher number of dwelling The Planned Action Alternatives
units and jobs would result in would increase dwelling units and
greater intensities in development jobs by 266-554 net dwelling
Planned ACtion OfdindnCe
32 Attachment B:Mitigation Document
ORDINANCE NO. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
and economic benefits.units and 79- 117 jobs. The
Improvements in the streetscape subarea would be developed with
along NE Sunset Boulevard and new park,street,and civic
the other civic and infrastructure improvements that would
improvements would make the promote a healthy and walkable
study area more desirable to neighborhood.
investment,which could lead to
additional opportunities for
employment as more businesses
are attracted to the study area.
The facilities that would be added
under Alternative 3 include a
family village and a wider
reconstruction of NE Sunset
Boulevard.The family village
would include housing,education,
recreation,and supportive
services that would be designed
to promote a healthy and
walkable neighborhood.
lndirect Construction spending would Increased spending is anticipated
result in positive indirect effects with the mixture of affordable and
on the economic elements of market-rate units,which would
employment and income in the result in positive impacts on the
study area and the regional businesses in the area as well as
economy as businesses that local tax revenues.
support the construction effort
would likely see increased
spending.
The additional public and private
investment and associated
economic benefits would be
greater due to the increased
spending.
Cumulative Cumulative effects would be As the area changes and new
positive with the addition of new housing is provided,no existing
development that would continue public units would be lost and
to enhance the area and continue improvements in the
to improve the neighborhood neighborhood would likely
vitality. continue as new developments
are constructed.
Unavoidable Adverse Impacts
No long-term significant unavoidable adverse impacts are anticipated. Planned Action alternatives
would encourage new development in the both the Planned Action Study Area and the Potential
Sunset Terrace Redevelopment Subarea that would result in beneficial changes to the
socioeconomic conditions.
Under Planned Action Alternatives,relocation of the tenants of the Sunset Terrace complex would
result in short-term impacts;however,these impacts would be mitigated.The creation of new jobs
Planned ACtion Ordindnce
33
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
and spending in the subarea during construction of new developments would result in short-term
benefits.
Mitigation Measures
Table 18. Socioeconomics Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Mitigation measures to minimize dust,noise, In addition to mitigation measures described for
aesthetics,and transportation impacts during the Planned Action Study Area,the following
construction are identified in Sections 2,6, 12, mitigation measures apply:
and 14,respectively,of this Mitigation Document. . Public housing tenants shall be provided
These measures would address many of the relocation assistance under the Uniform
construction-related impacts that could Relocation Act.
negatively affect the study area businesses. RHA should consider phased demolition and
In addition,with the reconstruction of NE Sunset reconstruction to minimize the need to relocate
Boulevard,or with any new development,if all the residents at the same time,or the new
access to businesses is affected,the following affordable housing development could be
measures should be addressed by the City or constructed prior to demolition to provide
WSDOT: opportunities to relocate tenants within the
Provide detour,open for business,and other
subarea.
signage,as appropriate.
Provide business cleaning services on a case-
by-case basis,as needed.
Establish promotions or marketing measures
to help affected businesses maintain their
customer base during construction.
Maintain access,as much as possible,to each
business and,if access needs to be limited,
coordinate with the affected businesses.
Mitigation measures to address indirect impacts
on housing affordability are addressed in Section
10 of this Mitigation Document.
Nexus
City of Renton Comprehensive Plan
10. Housing
Significant Impacts
Table 19. Housing Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Construction of commercial, Construction of residential and
residential,and civic uses in the civic uses would create temporary
study area would create noise,dust,and construction
temporary noise,dust,and traffic,which would affect
Plann2d ACtion OfdindnCe
34
Attachment B:Mitigation Document
ORDINANCE NO. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
construction traffic,which would adjacent residents to the subject
affect current residents. properties.
Operations The Planned Action Alternatives In this subarea,110 public
assume 40%of the study area housing and duplex dwellings
acreage would infilt or redevelop. would be eliminated.There would
This would result in the greatest be a 1:1 replacement of public
number of dwellings replaced at housing units on site and in the
299. Planned Action Study Area.
The Planned Action Alternatives The number of units added would
would add up to approximately be 266-554 above existing
2,339 to 2,507 new dwellings.dwellings,for a total of 376-664
In the study area there is a units.About three quarters of the
potential for additional market units would be affordable or public,
rate dwellings as well as and another approximate quarter
affordable and public dwellings. Would be market-rate dwelling
Most new units would be units.
multifamily.
lndirect Increased housing could increase The potential for residents to help
local resident spending at support local businesses as well
businesses in the study area,and as to create a demand for services
could also create an increased is similar to the Planned Action
demand for parks and recreation, Study Area.
public services,and utilities.
Cumulative Growth in the study area would The support of the new dwellings
be consistent with the City's to assist the City in meeting
Comprehensive Plan and would growth targets is similar to the
contribute to meeting growth Planned Action Study Area.
targets for the City's next
Comprehensive Plan Update for
the year 2031.
Unavoidable Adverse Impacts
Housing in the Planned Action Study Area would likely redevelop to some degree to take advantage
of adopted plans and zoning.However,the alternatives would allow for the construction of new
dwelling units to replace those that are eliminated.Lower-cost housing could be replaced with more
costly housing. Implementation of City regulatory incentives and use of federal,state,and local
housing funds and programs could reduce potential affordability impacts.Through its regular
Comprehensive Plan review cycles,the City could monitor housing trends in the neighborhood and
adapt measures to promote affordability.
During construction and in the short-term,residents would be subject to construction activities and
the tenants of the Sunset Terrace complex would be required to relocate during demolition and
construction. However,relocation assistance mitigation measures for RHA units would mitigate
impacts.
Planned ACtion OrdinanCe
35
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATfACHMENT 8
Mitigation Measures
Table 20. Housing Mi#igation Measures
Patentiai Sunset Terrace Redevetapmer t
Planned Action Study Area Subarea
Renton Municipai Cade(RMC)4-4-Q30(C) Construction mitigation would be as described
identifies construction hnurs intended to address for the Planned Action Study Area.
noise in sensitive time periods.See Section 6, RHA has cammitted to replacement hausing for
Noise,of this Mitigation Document regarding other the Sunset Terrace public housing units at a 1:1
noise mitigatian measures for constructian ratio,consistent with the existing proportion of
periods. units by number af bedrooms.Such replacement
When federal funds are being used for a praposal, hausing could occur on site and jar off site.
displaced tenants shall be offered relocation During the time replacement hausing is under
assistance in compliance with the Uniform construction,Section 8 vouchers,or equivalent
Relocation Assistance and Real Property measures,shall be used to relocate tenants.
Acquisitions Policies Act of 1970,as amended.
The Ciry and RHA should apply for federa3,state,
and local funding programs described in Draft EIS
Section 3.2Q,Hausing,ta promote new housing
appartunities for low and very low-income
housing.
RHA shauld establish a local preference far rental
assistance.For example,RHA could establish a
priority list far Sectian 8 vouchers for displaced
low-income tenants in the Planned Action Study
Area(in addition to the relocation assistance to he
provided by RHA to the Sunset Terrace residents).
llnit replacement and relocation assistance for the
family village would be the same as described for
the Patential Sunset Terrace Redevelapment
Subarea.
Nexus
City of Renton Comprehensive Plan
RMC Title 4 Chapter 2 Zoning Districts-Uses and Standards
RMC 4-4-030 Development Guidelines and Regulations-General
11. Environmentallusfiice
Significant Impacts
Table 21. Environmentallustice Impacts
Potentia]Sunset Terrace
Type of Impact Planned Action Study Area Redevetopment Subarea
Constructian Residents near constructian The demolition of the Sunset
activities would likely be affected Terrace camplex and construction
by temporary noise,dust,and of the proposed conceptual plans
visual impacts due to wauld require the relocatian of
Planned Action Ordinance 36
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
construction;these impacts would the tenants of the Sunset Terrace
be short-term in nature.The complex likely through Section 8
poputation of the study area is vouchers.Because the tenants are
predominately non-minority and low-income and predominately
non-low-income and any negative minority,this would constitute a
impacts would likely occur on greater impact on these
these populations to a greater populations than other
degree than the minority and low- populations.
income populations.
Operations Residential,commercial,and Planned Action Alternatives
recreational development and would have a number of beneficial
civic and infrastructure effects on minority and low-
improvements under Planned income populations in the
Action Alternatives would subarea,including the
improve the overall redevelopment of the existing
neighborhood,making it a more dwelling units,construction of
cohesive and desirable place to additional units,transportation
live for all populations in the improvements,and the addition
community,including minority of other community facilities(i.e.,
and low-income populations. senior day health,library,parks).
The family village would be These changes would result in
beneficial for all populations in improvements to public health
the Planned Action Study Area, and to the aesthetics of the area.
but these benefits could accrue to These would all improve
a greater degree for minority and community cohesion for subarea
low-income populations due to residents.
the close proximity,especially for
those without access to a vehicle.
lndirect The introduction of new retail and Housing types and affordability
commercial space within the would be more varied.New retail
study area would increase and commercial space wand
employment opportunities.These provide new employment
opportunities would benefit all opportunities could be seen as
study area populations,but could more beneficial to subarea
benefit minority and low-income residents who may be
populations to a greater degree. unemployed or not have a their
The Planned Action Alternatives own vehicle and would,therefore,
would increase the variety of benefit more from the proximity.
residential unit types and
affordability levels would reduce
the concentration of low-income
households in the subarea,and
thereby reduce or eliminate some
of the social consequences of such
concentrations.
Cumulative Cumulative impacts would Adverse impacts are not
primarily be beneficial.As the anticipated.New dwelling units
area continues to redevelop with would be affordable,public,and
new investments,public and market-rate units.The beneficial
private,it would become more cumulative impacts identified
desirable for the residents and under the Planned Action Study
Planned ACtiOn OrdinanCe
3
Attachment B:Mitigation Document
RDINANCE Nt}. 5813
AITACHMENT B
Pc tential Sunset Terrace
Type of Impact Planned Action 5tudy Area Redevelopment Subarea
would continue to create new Area would be similar.
jobs.The new development and
additian of more market-rate
units could cause the study area
to become less affordable to
lower-income papulations,which
could result in these populations
needing to relocate outside of the
study area.
Unavoidabie Adverse impacts
There are no long-term significant unavoidable adverse impacts related to environmental justice.
The Planned Actian alternatives would result in primarily beneficial impacts associated with new
dwelling units,new civic facilities and parks,improvements in nonmotorized transpartation,and
new employment opportunities in the surrounding area.
During construction and in the shart-term residents would be subject to construction activities and
the tenants af the Sunset Terrace complex would be required to relocate during demolition anc!
constructian.However,construction mitigation and relocatian assistance mitigation measures(for
the RHA units)would minimize irnpacts.
Mitigation Measures
Table 22. Enviranmental Justice Mitigatian Measures
Planned Actian Study Area Patential Sunset Terrace Redevelapment Subarea
There are no specific mitigation measures related Mitigation measures during constructian include
ta environmental justice during constructian or the need far replacement housing far the
aperation.During construction,mitigation residents of Sunset Terrace.It is likely that the
measures related to noise,dust,traffic congestion, tenants would be relocated under a potential
and visual quality shall be applicable to all Sectian 8 vaucher strategy during construction.
populations.These measures are described in See Section 9,Socioecanornics,of this Mitigation
Sections 2,6,12,and 14,respectivety,of this Document.
Mitigation Document.
Nexus
City of Renton Comprehensive Plan
RMC 4-4-Q30 Development Guidelines and Regulations—Genera]
12. aestnet cs
Significant Impacts
Table 23. Aesthetic Impacts
Potentiai Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Pldnned ActiOn OfdillBnG2 38
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction The demolition of existing Same as Planned Action Study
structures and construction of Area
new buildings would expose
nearby residents to visual
impacts,including dust,the
presence of construction
equipment,stockpiles of
construction materials,localized
increases in vehicular traffic,and
on-site construction activities.For
each alternative,these activities
would occur sporadically at
various locations throughout the
Planned Action Study Area,would
be localized to the construction
site,and would be temporary in
nature.
Operations
Visual Character The extensive public investment The visual character of the
under the Planned Action Potential Sunset Terrace
Alternatives would result in Redevelopment Subarea would
widespread changes to the visual change from its current state to a
character of the Planned Action pedestrian-oriented community
Study Area affecting about 40%of with a mix of residential,ground-
parcel acres.Private development floor commercial,and community
would take full advantage of the uses linked by public spaces and
current development regulations, landscaped pedestrian pathways.
resulting in a transition to a The Preferred Alternative concept
mixed-use,pedestrian-oriented would focus less residential
neighborhood. development in the subarea than
The application of adopted design Alternative 3,making room for a
standards as new construction larger neighborhood park.
gradually replaces older buildings
would result in an overall
improvement of the visual
environment in the Planned
Action Study Area.
Height and Bulk The subarea would experience Building height and bulk within
moderate increases in height and the Potential Sunset Terrace
bulk over existing conditions. Redevelopment Subarea would
Heights would range from two to range from one to six stories.
four stories,and buildings would The Preferred Alternative,
generally be located closer to the however,would provide much
street than under current more park space than Alternative
conditions.The tallest building 3,and the Reevaluation
heights under the Preferred Alternative more park space than
Alternative would occur on these alternatives providing a
property zoned Center Village. sense of openness to the Sunset
Terrace site.In addition,buildings
on the site would be arranged to
place 2-story townhomes adjacent
Pldnned ActiOn OrdinanCe
39 Attachment B:Mitigation Document
ORDINANCE NO. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
to the park on the north and taller
multifamily residential buildings
along NE Sunset Boulevard and
Sunset Lane NE to the south.
Shade and Shadow Because heights in the Planned Taller buildings along NE Sunset
Action Study Area would Boulevard would cast longer
generally increase,shading effects shadows on the interior of the
would also become more subarea to the north,potentially
pronounced,though only to a shading sidewalks along Sunset
moderate degree.Increased Lane NE.Dependent on final
building heights within the design,building may potentially
Planned Action Study Area could shade sidewalks along Sunset
result in increased shading of Lane NE and Glenwood
pedestrian areas and public Avenue NE at various times of the
spaces,particularly along day.
NE Sunset Boulevard,which is With the Reevaluation Alternative
likely to see some of the most or Preferred Alternative,the
intense commercial and mixed- increased size of the central park,
use development. as well as the placement of 2-
story townhomes adjacent to the
park,reduces the potential for
adverse shading effects compared
to Alternative 3.
Indirect/Cumulative While redevelopment of the Redevelopment of the Sunset
public facilities discussed under Terrace housing facility would be
the various alternatives would be a localized action,but additional
a coherent effort,private private development is
development throughout the anticipated to occur in response
study area would occur to this public investment,and
piecemeal.Individual private each private development project
developments are likely to be of would contribute to the overall
higher density,greater height,and transformation of the area's
a different architectural style than aesthetic character.
existing development,and have
the potential to create temporary
aesthetic conflicts where they are
located adjacent to older
structures.Over time,as more
properties redevelop,the
temporary conflicts would be less
frequent and less noticeable.
Unavoidable Adverse Impacts
With the application of adopted development regulations and recommended mitigation measures,
no significant unavoidable adverse aesthetic impacts are anticipated.
Planned ACtion OfdindflCe
40
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Mitigation Measures
Table 24. Aesthetic Mitigation Measures
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
In both the Planned Action Study Area and Potential See Planned Action Study Area.
Sunset Terrace Redevelopment Subarea,mitigation Current city design standards address building
measures will be necessary to minimize impacts modulation and roofline variation and are
associated with increased height,bulk,and shading. recommended for application in the
Future development occurring under any of the Reevaluation/Addendum.
alternatives shall conform to the Renton Municipal
Code design standards,including but not limited to
the following:
Urban design standards contained in RMC 4-3-
100,
Residential Design and Open Space Standards
contained in RMC 4-2-115,and
Lighting Standards contained in RMC 4-4-075.
As described in RMC 4-3-100B3,portions of the
Planned Action Study Area do not currently lie
within an established Urban Design District,most
notably those properties north of NE 16th Street
and west of Kirkland Avenue NE,where the family
village proposed under the Planned Action
A ternatives would be located.To ensure that future
redevelopment exhibits quality urban design,the
City should consider either including this area in
Design District D or creating a new design district
for this purpose.Prior to the enactment of new
design standards,the City may condition
development north of NE 16th Street to meet
appropriate standards of Design District D in RMC 4-
3-100.
Nexus
City of Renton Comprehensive Plan
RMC Title 4 Chapter 2 Zoning Districts-Uses and Standards
RMC 4-3-100 Urban Design Regulations
RMC 4-4-075 Lighting,Exterior On-Site
13. Historic/Cultural
Significant Impacts
Table 25. Historic/Cultural tmpacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Planned ACtiOn OrdinanCe
41
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Typical project impacts that could No significant cultural resources
disrupt or adversely affect are known to exist in the Potential
cultural resources in the Planned Sunset Terrace Redevelopment
Action Study Area include Subarea.
demolition,removal,or
substantial alteration without
consideration of historic and
archaeological sites and/or
features.
Operations,lndirect,and Development could occur on or Future development in the
Cumulative lmpacts near parcels in the Planned Action subarea would have no impact
Study Area that contain any known National Register of
previously identified or unknown Historic Places(NRHP)-eligible
cultural resources.This archaeological or historic
development would likely involve resources,and the likelihood of
ground disturbance and impacts on unknown cultural
modifications to buildings and resources is considered low.
structures,which could result in a
potentially significant impact on
cultural resources.Because of the
potential to impact unknown
cultural resources,a detailed
review of potential impacts on
cultural resources would be
required on a project-specific
basis.
Unavoidable Adverse Impacts
The impacts on cultural resources caused by new development associated with any alterative could
be significant and unavoidable,depending on the nature and proximity of the proposed
development project.Implementation of mitigation measures set forth in Draft EIS Section 4.13.2 as
amended in the Final EIS would identify potential impacts on cultural resources,at which point
measures to reduce them to less than significant could be taken.
Mitigation Measures
Table 26. Historic/Cultural Mitigation Measures
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
In the event that a proposed development site Since no native"A"horizon was identified at the
within the study area contains a building at Edmonds-Glenwood site and throughout the
least 50-years of age that is not listed in or Sunset Terrace public housing complex,no
determined eligible for listing in the National further archaeological investigations are
Register of Historic Places(NRHP)or recommended for these areas.Although a
Washington Heritage Register(WHR),the buried,native"A"horizon was identified on
project shall be required to undergo review to RHA's Piha site(east of Harrington Avenue NE),
determine if the property is considered eligible the potential for an archaeological discovery is
for listing. very low.The project should proceed with no
further archaeolo ical investigations.If
Planned Action Ordinance
42
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
It is recommended that the City adopt a archaeological materials are discovered during
historic preservation ordinance that considers ground disturbing excavations,the contractor
the identification and treatment of historic shall halt excavations in the vicinity of the find
resources listed in or determined eligible for and contact DAHP.
listing in the NRHP or WHR,or locally If human skeletal remains are discovered,or if
designated.Until such time an ordinance is during excavation archaeological materials are
adopted,the City must enter into consultation uncovered,the proponent will immediately stop
with DAHP regarding potential impacts on work and notify agencies as outlined in the
historic resources in the study area that are Unanticipated Discovery Plan provided in Draft
listed in or determined eligible for listing in the EIS Appendix J and as amended by Final EIS
NRHP or WHR. Chapter 4(and provided as Attachment 1 of this
Exhibit B).If the project would disturb an
For future projects that involve significant archaeological resource,the City shall impose
excavation in the study area the City must any and all measures to avoid or substantially
enter into consultation with Washington State lessen the impact.If avoidance of the
Department of Archaeology and Historic archaeological resource is not possible,an
Preservation(DAHP)to determine the appropriate research design must be developed
likelihood of and recommendations for and implemented with full data recovery of the
addressing potential archaeological resources. archaeological resource prior to the
It may be necessary to complete archaeological development project.The avoidance of
testing prior to significant excavation in the archaeological resources through selection of
study area,such as digging for footings or project alternatives and changes in design of
utilities.Archaeological project monitoring project features in the specific area of the
may be recommended for subsurface affected resource(s)would eliminate the need
excavation and construction in high for measuring or mitigating impacts.
probability areas.
In the event that a future development project
in the study area is proposed on or
immediately surrounding a site containing an
archaeological resource,the potential impacts
on the archaeological resource must be
considered and,if needed,a study conducted
by a qualified archaeologist to determine
whether the project would materially impact
the archaeological resource.If the project
would disturb an archaeological resource,the
City shall impose any and all measures to avoid
or substantially lessen the impact.If avoidance
of the archaeological resource is not possible,
an appropriate research design must be
developed and implemented with full data
recovery of the archaeological resource prior
to the development project.The avoidance of
archaeological resources through selection of
project alternatives and changes in design of
project features in the specific area of the
affected resource(s)would eliminate the need
for measuring or mitigating impacts.
Non-site-specific mitigation could include
developing an educational program,interpretive
displays,and design guidelines that focus on
compatible materials,and professional
Pldnned ACtiOn OfdindnCe
43
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
publications.
Nexus
City of Renton Comprehensive Plan
14. Transportation
Significant Impacts
Table 27. Transportation Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Potential impacts that could result Same as Planned Action Study
from construction activities Area
include increased traffic volumes,
increased delays,detour routes,
and road closures.
Lane closures in both directions of
NE Sunset Boulevard could be
required during construction
roadway improvements
associated with the Planned
Action Alternatives.This
reduction in capacity would likely
increase travel times,and may
force reroutes through local
streets.
Operations
Traffic Operations At Edmonds Avenue NE and NE Delay times in the subarea could
12th Street LOS F conditions are worsen slightly due to the
predicted in both 2015 and 2030. increase in trips generated,but
At Harrington Avenue NE and NE intersections would likely operate
12th Street LOS F conditions are better than the LOS D threshold.
expected in 2030.
Transit At both Edmonds Avenue NE and Same as Planned Action Study
at NE 10th Street,expanded bus Area
zones in both directions of travel
would provide larger waiting
areas for transit users and would
be conveniently located near
residential or retail land uses.Bus
zones and existing bus stops could
include shelters with adequate
lighting and street furniture.
Nonmotorized Planned Action Alternatives Same as Planned Action Study
include improved nonmotorized Area
facilities such as bicycle lanes,
sidewalks,and marked
Planned ACtion OfdinanCe
44
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT 6
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
crosswalks.Design elements such
as bike route signage,bike storage
lockers,and bicycle detection at
signalized intersections are
included to promote bike
ridership and safety.
The Preferred Alternative
includes a 5-foot-wide eastbound
bicycle lane,rather than bicycle
lanes in both directions(as in
Alternative 3).
Sidewalk connections from
NE Sunset Boulevard to side
streets would be improved,
strengthening the connectivity
between the residential areas and
NE Sunset Boulevard.To improve
safety for pedestrians crossing the
roadways,the Preferred
Alternative includes special
paving at crosswalks and
intersections.
Sustainability The Planned Action Alternatives Same as Planned Action Study
score a minimum of 33 with a Area
maximum of up to 99 out of 118
points in the Greenroads metric;
therefore,the alternatives meet
the minimum Greenroads
certification level and could
achieve the highest level of
certification.
The Planned Action Alternatives
score most strongly in the"Access
and Equity"section of the
Greenroads evaluation,as
improving access for pedestrians,
bicyclists,and transit users are
important elements of this
alternative.
The Planned Action Alternatives
typically include higher leve(s of
improvements or higher quality of
improvements such as wider
sidewalks,wider planting areas,
and special paving.
Indirect and Cumulative Growth would increase in Same as Planned Action Study
comparison to Comprehensive Area
Plan land use estimates;however,
the Planned Action Alternatives'
operational analysis is based on a
model that addresses growth
Planned Action Ordinance
45
Attathment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
cumulatively on the City's current
and planned roadway system and
any operational deficiencies can
be mitigated to meet City of
Renton thresholds.
Unavoidable Adverse Impacts
The alternatives are expected to contribute to a cumulative increase in traffic volumes within the
study area,which could degrade some roadway operations.The increase in traffic volumes due to
activities in the study area is considered unavoidable,but the roadway operation and LOS can be
mitigated to meet applicable LOS standards.
Mitigation Measures
Table 28. Transportation Mitigation Measures
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
Operational Mitigation No permanent mitigation measures are
Planned Action applicants shall pay a Transportation recommended within Potential Sunset Terrace
Impact Fee as determined by the Renton Municipal Redevelopment Subarea.The intersection
Code at the time of payment,payable to the City as operations under action alternatives are
specified in the Renton Municipal Code. expected to be within the LOS D threshold.
Planned Action applicants shall provide a traffic During construction,mitigation measures are
analysis estimating trips generated by their those described for the Planned Action Study
proposed development and demonstrate Area.Flaggers,advance warning signage to
conformance with the Planned Action Ordinance trip alert motorists of detours or closures,and
ranges and thresholds in Section 3(d) (4)as well as reduced speed zones would likely benefit
demonstrate conformance with the City's traffic operations.
concurrency requirements in RMC 4-6-070. When
demonstrated by an applicant's analysis that
operational LOS standards reviewed in the EIS are
exceeded at the following locations,intersection
improvements shall be made by planned action
applicants as appropriate to meet LOS D and in
conformance with the City's street standards in RMC
4-6-060:
Edmonds Avenue NE and NE 12th Street:an
additional southbound left-turn pocket and
westbound right-turn pocket would improve
operations to LOS E,while added pedestrian-and
bicycle-oriented paths or multi-use trails to
encourage mode shifts would likely improve
operations to LOS D.
At the Harrington Avenue NE and NE 12th Street
intersection:the eastbound and westbound
approaches could be restriped to increase the
number of tanes and,therefore,the capacity of the
intersection.With implementation,this
Planned Action Ordinance
46
Attachment B Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
intersection would improve to LOS D.
Construction Mitigation
Temporary mitigation during construction may be
necessary to ensure safe travel and manage traffic
delays.The following mitigation measures shall be
implemented prior to or during construction within
the Planned Action Study Area.
Prior to construction:
o Assess pavement and subsurface condition
of roadways being proposed for transport of
construction materials and equipment.
Ensure pavement can support loads.
Adequate pavement quality would likely
reduce the occurrence of potholes and
would help maintain travel speeds.
o Alert landowners and residents of potential
construction.Motorists may be able to
adjust schedules and routes to avoid
construction areas and minimize
disruptions.
o Develop traffic control plans for a11 affected
roadways.Outline procedures for
maintenance of traffic,develop detour plans,
and identify potential reroutes.
o Place advance warning signage on roadways
surrounding construction locations to
minimize traffic disturbances.
During construction:
o Place advance warning signage on NE
Sunset Boulevard and adjacent arterials to
warn motorists of potential vehicles
entering and exiting the roadway.Signage
could include"Equipment on Road,""Truck
Access,"or"Slow Vehicles Crossing."
o Use pilot cars as dictated by the Washington
State Department of Transportation
WSDOT).
o Encourage carpooling among construction
workers to reduce traffic volume to and
fi-om the construction site.
o Employ flaggers,as necessary,to direct
traffic when vehicles or large equipment are
entering or exiting the public road system to
minimize risk of conflicts between trucks
and passenger vehicles.
o Maintain at least one travel lane at all times,
if possible.Use flaggers to manage
Pldnned Action OrdinanC2
47 Attachment B:M tigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace Redevelopment
Planned Action Study Area Subarea
alternating directions of traffic.If lane
closures must occur,adequate signage for
potential detours or possible delays should
be posted.
o Revisit traffic control plans as construction
occurs.Revise traffic control plans to
improve mobility or address safety issues if
necessary.
Nexus
Renton Comprehensive Plan
RMC 4-6-060 Street Standards
15. Parks and Recreation
Significant Impacts
Table 29. Parks and Recreation Impacts
Potential Sunset Terrace
f
Type of Impact Planned Action Study Area Redevelopment Subarea
Construction Construction could temporarily No parks and recreation facilities
disrupt pedestrian access to exist in this subarea and no
existing park properties.Active construction impacts are
construction sites also represent anticipated.
opportunities for creative play
and attractive adventure for
young people in the community.
Operations Although there is an increase in With Alternative 3,portions of
community park acreage there Harrington Avenue NE right-of-
would continue to be a deficiency way within the subarea would be
in neighborhood and community converted to 0.25 acres of passive
park acreage in the Planned open space.
Action Study Area.Deficiencies Under the Preferred Alternative,
are less than for the Preferred Sunset Court Park woutd be
Alternative than Alternative 3 relocated to the Sunset Terrace
which has a similar population Subarea.Additionally,this park
but less proposed park facilities. would be expanded from 0.5 acres
Ballfield and sport court LOS to 2.65 acres and would have a
standards are applied citywide; vacation of Harrington Avenue NE
thus a lack of such facilities within similar to Alternative 3. This
the Planned Action Study Area or increases the acreage in
the Potential Sunset Terrace neighborhood park land for this
Redevelopment Subarea does not subarea and the Planned Action
indicate an LOS deficiency. Study Area.
NE Sunset Boulevard would be
improved to include bike lanes, The Reevaluation Alternative also
intersection improvements,and relocates Sunset Court Park and
Pldnned ACtiOn OfdinanC2
48
Attachment B:Mitigation Document
QRDINANCE N0. 5813
ATfACNMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea
sidewalks,providing a more would vacate a portion of
walkabte corridar and more Harrington Avenue similar to the
direct access between residential above alternatives.The size ofthe
areas and park land park is the greatest considered at
about 3.2 acres.
Additionally,a library would be
constructed in the subarea.
ndirect Indirect impacts are expected to Facility deficiencies in this
mostly fall on the City's regional subarea would atso tikely lead to
and communitywide parks and spillover demand for aetive
recreatian facilities.Far example, piayfields far team sports in ather
as the population increases in the parts of Renton as well as in
Planned Action Study Area,there surrounding cornmunities.
will be a growing deficiency of
Neighborhoad and Community
Parks.Due to praximity,those
demands wauld likely be
displaced to nearby regional
facilities such as Gene Coulon
Park as well as in surrounding
communities.
Cumulative Increased demands for park and Same as Planned Action Study
recreation facilities and services Area
generated by the forecast
population growth under each of
the alternatives would add to
thase created by general
population growth throughout the
Renton community.
Unavoidabie Adverse Impacts
Under studied alternatives for the Planned Action Study Area and Potential Sunset Terrace
Redevelopment 5ubarea,there wauld be an increased demand for parks and recreation facilities.
With the application of mitigation measures,no significant unavoidable impacts are anticipated.
Mitigation Measures
Table 30. Parks and Recreation Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
During construction,impacts adjacent to or in With the prevalence of public facilities in the
parks within the Planned Action Study Area,such Planned Action Study Area as a whole,and the
as an increase in noise,dust,and access addition of a centrai park and a library in the
timitations,shall be mitigated as per a Potential Sunset Terrace Redevelopment
construction mitigation plan developed by Subarea,there is opportunity to manage the
Planned Action applicants and approved by the current facilities in a manner that maximizes
ty, their beneficial parks and recreation uses for
Planned Action Applicants shall pay a Parks and future population growth.The mitigation
Recreation Impact fee as deterrnined by the measures proposed far the Flanned Action Study
Area shall a pty to the Patential Sunset Terrace
Pldnned ACtion OrdindnCe 49
A#tachment B:Mitigatioo Document
ORDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Renton Municipal Code at the time of payment, Redevelopment Subarea.
payable to the City as specified by t he Renton
Municipal Code.
The following four mitigation measures would
help improve the availability or access to parks
and recreation facilities in the Planned Action
Study Area.
The City is initiating a parks,recreation,open
space and natural resources plan for
completion in 2011.That plan could identify
alternative LOS standards and parks and
recreation opportunities inside or outside of
the Planned Action Study Area that could
serve the local population.
The City is considering amendments to its
development codes that would provide for
payment of a fee-in-lieu for required common
open space.As proposed,the fee-in-lieu
option could be executed when development
sites are located within 0.25 mile of a public
park and when that park can be safely
accessed by pedestrians.The City's package of
amendments also includes park impact fees.
The City and Renton School District could
develop a joint-use agreement for public use
of school grounds for parks and recreation
purposes during non-school hours.Joint-use
agreements between the City and Renton
School District could also be used to,at least
partially,address the LOS deficiencies in
existing recreation facilities.
The City could add parks and recreation
facilities such as:
o The City could convert current public
properties no longer needed for their
current uses to parks and recreation uses,
such as the Highlands Library that is
intending to move and expand off site.
Draft EIS Figure 4.15-2 shows properties
in public use.
o The City could purchase private property
for parks and recreation use.An efficient
means would be to consider properties in
the vicinity of existing parks and
recreation facilities or where additional
population growth would be greatest.
Draft EIS Figure 4.15-2 shows locations
where future demand could be greater
and where the City could focus acquisition
efforts.
Planned Action Ordinance
50 Attachment B:Mitigation Document
4RDINANCE N0. 5813
ATfACHMENT B
Nexus
Renton Camprehensive Plan
Parks,Recreation,Open Space and Natural Resources Plan
16. Public Services
Significant Impacts
Table 31. Public Services Impacts
Potential Sunset Terrace
Type of tmpact Planned Action Study Area Redevelopment Subarea*
Construction
Police The Renton Police Department Same as Planned Action Study
cauld experience an increase in Area
calls for service related to
construction site theft,vandalism,
or trespassing relating to
construction.
Pire and Emergency Medical Construction impacts on fire Sarne as Planned Action Study
Services protection and emergency Area
medical services could include
increased calls far service related
to inspection of construction sites
and patential construction-related
injuries.
Education The McKnight Middle Schaol No impact
expansion wauid accur similar to
other alternatives.In addition,
changes would occur at the
Hillcrest F.arly Childhoad Center
and the reconfigured Hillcrest
Early Childhaad Center would be
part of a family village cancept
that would include recreation and
housing.The expansion of
McKnight Middle School is not
expected to disrupt student
attendance at the campus.
Health Care There may be temporary changes Same as Planned Action Study
to nonmotorized and motorized Area
access to health care services
during infrastructure
construction(e.g.,NE Sunset
Baulevard),but alternative routes
wauld be established.
Social Services There may be temparary changes Redevelapment of the Sunset
to nonmotorized and motorized Terrace housing develapment
access to social services during would displace the existing on-
infrastructure construction(e.g., site community meeting space
Planned Action Ordinance 51
Attachment B:Mit9gation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
NE Sunset Boulevard),but that is currently used for on-site
alternative routes would be social service programs.However,
established. the space would be replaced
Construction at the Hillcrest Early onsite or nearby with a larger and
Childhood Center as part of the more modern facility,and with
family village redevelopment,appropriate phasing of
would require relocation of the development,disruption to on-
Friendly Kitchen weekly meal site social service programs can
program that meets at that site. be minimized or avoided.
The Friendly Kitchen program
would either be relocated
permanently as a part of the
redevelopment or may be
accommodated as part of the
range of social services provided
at the family village.
Solid Waste Planned Action Alternatives Same as Planned Action Study
would result in construction- Area
related waste generation.
Library When the library is relocated,Same as Planned Action Study
library services may be Area
temporarily unavailable in the
study area,but services would be
available at other branches.
Operations
Police Applying the Renton Police Applying the Renton Police
Department staffing per Department standard to the
population standard to the anticipated population increase
anticipated population increase would account for 1.0 to1.8 of the
would result in a need for an approximately 8.6 to 9.3
estimated 8.6 to 9.3 additional additional police officers to
police officers to address increase address population growth study
in service calls related to growth. area.
Fire and Emergency Medical Applying the fire service's staffing Applying the fire service's staffing
Services ratio to growth in the study area ratio to growth in the study area
would result in the need for an to the population growth of in this
additiona11.2 to1.3 firefighter full- subarea would result in the need
time equivalents(FTEs) for less than 0.14 to 0.2 of the 1.2
compared to existing conditions to1.3 firefighter FTEs needed in
to maintain the City's existing the overall Planned Action Study
staffing ratio. Area to maintain the City's
existing staffing ratio.
Education Population growth would result in Population growth would result in
an increase in approximately 526 approximately 60 to 107
to 567 students in the Renton additional students compared to
School District compared to existing conditions.It is
existing conditions.The district's anticipated that this additional
planned opening of Honey Dew increment of students would be
Elementary,as well as accommodated by the district's
construction of additions to planned capital improvements,
McKnight Middle School and including openin Honey Dew
Plann2d ACtion OfdinanCe
52
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
Hazen High School,would Elementary,expansion of
accommodate this increase in McKnight Middle School,and
student population. redeveloping the Hillcrest Early
New students within the study Childhood Center which would
area would include a higher than provide additional student
average number of students capacity in addition to early
speaking English as a second education programs that
language,increasing demands on currently exist on the site.
the district's English Language
Learners Program.
Health Care Increase in study area population Based VMC's existing ratio of
would increase the need for hospital beds to district
hospital beds in the Valley population,the anticipated
Medical Center(VMC)service population increase would result
area by approximately 4.1 to 4.4 in a small increase of
beds,based on the current ratio of approximately 0.5 to 0.8 hospital
hospital beds to district service beds of the total assumed for the
area population.Additional entire study area.
population growth may aiso
result in increased demand at
VMC's nearby primary care and
urgent care clinics.
Social Services Planned Action Alternatives The subarea's new affordable
include major public investments, housing development for seniors
which could expand upon or would include enriched senior
enhance social services in the services on site,including elder
study area.Among the key day-health for off-site patients in
components outside of Potential a 12,500-square-foot space on the
Sunset Terrace Redevelopment northeastern vacant RHA parcel.
Subarea is development of a The increased population of
family village in the North affordable housing and,in
Subarea. particular,affordable senior
housing would increase the
demand for social services,
including senior services
accessible to the subarea.
Additional community space at
the family village,would be
located outside but nearby the
subarea.
Solid Waste Solid waste generation is Solid waste generation from the
expected to increase by around subarea would increase by about
129,689 to 139,000 pounds per 14,750 to 9,300 pounds per week
week compared to existing compared to existing conditions.
conditions.A portion of this waste A percentage of this waste would
stream would be diverted to be diverted to recycling.
recyclables.
Library Services Anticipated growth would create Anticipated growth in the subarea
a demand for an additional 1,940 would account for approximately
to 2,079 square feet of library 221-397 square feet of library
space compared to existing facilities to meet the growth in
Planned ACtlon OfdinanCe
53
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
conditions. demand.
Indirect and Cumulative All alternatives increase growth Same as Planned Action Study
above existing conditions and Area
would add to a citywide increase
in demand for public services;
however,the alternatives are
accommodating an increment of
growth already anticipated in the
Comprehensive Plan at a citywide
level,and planned growth to the
year 2035 has been addressed in
the City's 2015 Comprehensive
Plan update.
The overall conclusions of the FEIS is expected to be similar for the Reevaluation Alternatives in 2014 and
2016,except that patterns of growth and demand may slight shift to have slightly greater need in the
Potential Sunset Terrace Redevelopment Area and slightly less in the overall neighborhood.
Unavoidable Adverse Impacts
Demand for public services will continue to increase in conjunction with population growth.With
advanced planning and implementation of mitigation measures,no significant unavoidable adverse
impacts related to police,fire/emergency medical,education,health care,social services,solid
waste,or library services are anticipated.
Mitigation Measures
Table 32. Public Services Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Police Police
During construction,security measures shall be Mitigation measures described for the Planned
implemented by developers to reduce potential Action Study Area also apply to this Subarea.
crimina activity,including on-site security Fire and Emergency Medical Services
surveillance,lighting,and fencing to prevent Mitigation measures described for the Planned
public access. Such measures shall be detailed in Action Study Area also apply to this Subarea.
a construction mitigation plan prepared by Education
Planned Action Applicants and approved by the
No mitigation measures are necessary orCity.
proposed.
Planned Action applicants shall design street
Health Carelayouts,open space,and recreation areas to
promote visibility for residents and police.Street No mitigation measures are necessary or
and sidewalk lighting would discourage theft and
Proposed.
vandalism,and enhance security. Social Services
Fire and Emergency Medical Services RHA's provision of community space that could
Developers will construct all new buildings in be used for social services or community meeting
compliance with the International Fire Code and space for community organizations would serve
Renton Development Regulations(RMC Title 4), as mitigation.See the discussion under the
including provision of emergency egress routes P anned Action Study Area.
and installation of fire extinguishing and smoke RHA should maintain a community meeting space
Planned Action Ordinance
54
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT 6
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
detection systems.All new buildings will comply within or near the subarea during construction
with accessibility standard for people with phase of Sunset Terrace redevelopment that
disabilities,per the requirements of the allows for on-site social service programs to
Americans with Disabilities Act. continue to meet within the subarea.
Ptanned Action applicants shall pay a Fire Impact Solid Waste
Fee as determined by the Renton Municipal Code Mitigation measures described for the Planned
at the time of payment,payable to the City as Action Study Area also apply to this Subarea.
specified in the Renton Municipal Code.Public Library
Education The King County Library System should continue
During renovation of the Hillcrest Early Childhood to monitor growth within its geographic clusters,
Center,the Renton School District shall provide and adjust plans for facility sizing and spacing
temporary transportation or take other according to shifting trends in population growth.
equivalent measures to ensure accessibility of the
early education program to area children who
attend the program.
Since the school district typically plans for a
shorter-term horizon than the 20 years
envisioned for the Planned Action,the district will
continue to monitor student generation rates into
the future and adjust its facility planning
accordingly.The district will continue to
implement existing plans to expand permanent
student capacity at area schools.In addition,the
district may utilize portable classrooms or shift
attendance boundaries to address student
capacity issues that arise on a shorter term basis.
The district will also continue monitoring growth
in the number of English Language Learner
students in the district,and plan additional
capacity in that program to meet growing
demands for that service,particularly in schools
with high percentages of English Language
Learners,such as Highlands Elementary.
The school district imposes a school impact fee for
new residential construction.This funding source
can be used to help provide expanded school
facilities needed to serve the growth anticipated
under all alternatives(RMC 4-1-160).
Health Care
There are no mitigation measures needed or
proposed for health care due to the negligible
change in the number of beds.
Social Services
The City's planned improvements to the
streetscape and transit facilities that make
walking,bicycling,and taking transit more viable
modes of transportation would improve
accessibility of social services located outside the
Planned Action Study Area to area residents.
RHA,Renton School District,and the City should
work together to relocate the Friendly Kitchen
community feeding program when the Hillcrest
Planned ACtiOn OfdinanCe
55 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Early Childhood Center campus,the current site
of this program,is redeveloped as part of a family
village.Relocation should occur at an accessible
location nearby to maintain service to the existing
community that relies upon the Friendly Kitchen
services.If possible,Renton School District and
RHA should incorporate space for the
continuation of the Friendly Kitchen Program
within the family village.
RHA and the City should consider developing a
community center facility as part of Sunset
Terrace redevelopment or the family village
development or at another location in the Planned
Action Study Area.The center would provide an
accessible on-site space for a comprehensive
range of social services for residents in the
Planned Action Study Area,focused on alleviating
poverty,and addressing the needs of some of the
more predominant demographic groups found
within the Planned Action Study Area—seniors,
individuals living with disabilities,those speaking
English as a Second Language,and youth.
Solid Waste
The City shall require development applicants to
consider recycling and reuse of building materials
when redeveloping sites,and as part of their
application explain what measures are included.
The City may condition Planned Action
applications to incorporate feasible recycling and
reuse measures.
Public Gibrary
The King County Library System should continue
to monitor growth within its geographic clusters,
and adjust plans for facility sizing and spacing
according to shifting trends in population growth.
Nexus
Renton Comprehensive Pian
RMC Title IV Chapter 1 Administration and Enforcement
RMC Title IV Chapter 5 Building and Fire Prevention Standards
17. Utilities
Significant Impacts
Table 33. Utilities Impacts
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
Planned ACtiOn OfdindnCe
56
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
Construction Where new construction occurs, Same as Planned Action Study
it is anticipated that existing Area
telecommunication lines would
be removed,replaced,or
abandoned in place.
Redevelopment would require
coordination with service
providers regarding the location
of proposed structures,utilities,
and site grading.
To accommodate the required
demand and capacity for water
and sewer services for new
development and redevelopment
in the study area,existing water
and sanitary sewer lines would
be abandoned in place or
removed and replaced with new
and larger lines.New and larger
water and sewer mains would be
installed in existing and/or future
dedicated public rights-of-way or
within dedicated utility
easements to the City,and would
connect with the existing
distribution network.Existing
utility lines would continue to
service the site during
construction,or temporary
bypass service would be
implemented until the
distribution or collection system
is complete and operational.
Operations
Telecommunications Increased capacity requirements Same as Planned Action Study
with increased levels of Area
population and commercial
activity in each of the alternatives
could require new fiber within
the Planned Action Study Area
and coordination with
telecommunication providers as
development occurs should be
performed so that appropriate
facilities can be planned.
Water The increase in the average daily The increase in ADD for this
Planned ACtion OrdindnCe
57 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Potential Sunset Terrace
Type of Impact Planned Action Study Area Redevelopment Subarea*
demand(ADD)is projected to be subarea is 0.05 to 0.09 mitlion
0.56 to 0.59 million gallons per gallons per day.The increase in
day within the Planned Action the peak daily demand (PDD)for
Study Area. this subarea is 0.09 to 0.16
The growth projected would million gallons per day.
increase the storage The primary significant impact of
requirements for the Highlands subarea development on the
435 and 565 pressure zones and water distribution system would
further increase the existing be related increased fire-flow
storage deficit in the Highlands requirements.These increased
435 pressure zone.In addition, fire flow requirements are
the development that is projected substantial and cannot be met by
for the Planned Action Study Area the existing distribution system
would increase the fire-flow serving the subarea. Water
requirements with more system pressure provided by the
multifamily development and 435 pressure zone within the
commercial development.The subarea is not adequate for
capacity of the existing water multistory development and/or
distribution system to meet these for development with fire
higher fire flows is inadequate if sprinkler systems. New water
system improvements are not mains extended from the higher-
constructed. pressure 565 pressure zone
system to service the subarea
would need to be phased to
accommodate growth.
Wastewater The increase in wastewater load The increase in wastewater flow
for the Planned Action Study Area in this subarea is 0.05 to 0.10
is 0.59 to 0.63 million gallons per million gallons per day.Similar to
day. the Planned Action Study Area,
This increase in wastewater load no impacts on the interceptors
is not expected to affect the that provide conveyance from the
wastewater interceptors that subarea are expected,but the
provide canveyance of increased sewer load could
wastewater from the Planned impact local sewers within the
Action Study Area but it could subarea.
increase surcharging that is
currently experienced and
observed within the Planned
Action Study Area.
Indirect and Cumulative Demands on utilities would Same as Planned Action Study
increase as a result of cumulative Area
development.No significant
cumulative impacts are
anticipated as long as the
replacement of water and sewer
infrastructure is properly
planned,designed,and
constructed,and funding
strategies are identified and
approved by City Council.
Planned ACtiOn OfdinanCe
58
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
The overall conclusions of the FEIS is expected to be similar for the Reevaluation Alternatives in 2014 and
2016,except that patterns of growth and demand may slight shift to have slightly greater need in the
Potential Sun set Terrace Redevelopment Area and slightly less in the overall neighborhood.
Unavoidable Adverse Impacts
All studied alternatives are anticipated to increase demand for water,wastewater,and
telecommunication services.Increased growth in the Planned Action Study Area has the potential to
exacerbate existing water and wastewater system deficiencies. However,with application of
mitigation measures,no significant unavoidable adverse impacts are anticipated.
Mitigation Measures
Table 34. Utilities Mitigation Measures
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
Water Water
To mitigate the current and projected water The mitigation measures that are required in the
storage deficit in the pressure zones that serve Potential Sunset Terrace Redevelopment Subarea
the study area,the City completed the are similar to those noted for the Planned Action
construction of the 4.2-million-gallon Hazen Study Area.The water storage deficit would be met
Reservoir in the Highlands 565 pressure zone with an increase in storage at the existing Highlands
in March 2009.The City also completed a water Reservoirs site,and fire-flow requirements would
distribution storage feasibility study to develop require the new 12-inch-diameter pipe loop
conceptual options and planning level cost throughout this subarea and realignment of the
estimates for expanding the storage capacity at Highlands 435 and Highlands 565 pressure zones.
two existing City-owned sites:the Highlands As noted previously,the City has recently installed a
Reservoirs site and the Mt.Olivet Tank site new 12-inch-diameter main for development
HDR,Inc.2009).Financial strategies for the adjacent to this subarea,and as development occurs
planning,design,and construction of the in the subarea,the pipe network would need to be
storage-capacity expansion have not been extended to serve the development.A more detailed
determined at this time. discussion of needed system improvements is
To mitigate the fire-flow requirements for the provided in Attachment 2.
proposed level of development and
redevelopment within the Planned Action Study The NEPA Reevaluation/SEPA Addendum(October
Area,larger diameter(12-inch)piping is Z014)provides a description of water system
required throughout the Planned Action Study requirements for fire flow that are similar to the
Area to convey the higher fire-flow FEIS conclusions and that benefit from more
requirements.The new water mains will be specific master planning review.
looped for reliability and redundancy of service,
as required by City policies and water design ,yastewater Collection
standards.The larger mains will be installed
The sewers within the Potential Sunset Terracewithinthededicatedright-of-way in a north-to-
Redevelopment Subarea are also identified for
south and east-to-west grid-style water system.
replacement based on age and condition in theAdditionalmainswithinthedevelopmentsites
City's Long Range Wastewater Management Plan.will also be required to provide water to
gased on the increased wastewater load within thehydrantsandwatermeters,and should be
potential Sunset Terrace Redevelopment Subarea,looped within the development site around
the local sewers may need to be replaced withbuitdings.To provide the water pressure
requirements for multistory buildings and to upsized pipe to manage the increased wastewater
support the pressure requirements for fire load from the subarea.A more detailed discussion of
sprinkler systems,the new water mains will be needed sewer system improvements is provided
connected to the higher-pressure Highlands Attachment 2.
The NEPA Reevaluation/SEPA Addendum(October
Planned Action Ordinance
59
Attachment 6:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT 6
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
565 pressure zone.The options to address fire 2014)provides a description of sewer main
flow within the Planned Action Study Area are considerations that are similar to the FEIS
further described below. conclusions and that benefit from more specific
The Highlands 565 pressure zone typically has master planning review.
enough pressure to meet the pressure needs for
fire-flow requirements for the proposed
development and redevelopment in the
Planned Action Study Area,but is limited in
providing the fire-flow rate due to the size of
the existing water mains that are generally
smaller than 12 inches in diameter.The
Highlands 435 pressure zone operates at lower
pressures and has smaller-diameter pipes in
this area of the pressure zone and,therefore,
cannot meet both the pressure reyuirements
and the fire-flow capacity(flow)requirements.
The options developed to remedy fire-flow and
pressure inadequacies are shown in Draft EIS
Section 4.17,Figure 4.17-1 and summarized
below.
A 12-inch-diameter pipeline loop shown in
Draft EIS Section 4.17,Figure 4.17-1 was
developed to extend the Highlands 565
pressure zone into the existing Highlands 435
pressure zone.This 12-inch-diameter loop was
also extended north of NE 12th Street in the
existing Highlands 565 pressure zone to
improve the conveyance capacity throughout
the Planned Action Study Area.This 12-inch-
diameter loop improvement builds on the City's
recent extension of the Highlands 565 pressure
zone into the Highlands 435 pressure zone to
support fire-flow requirements for the
Harrington Square Development.
In addition to the 12-inch-diameter pipe loop
shown in Draft EIS Section 4.17,Figure 4.17-1,
additional piping improvements for each
development served from the 12-inch-diameter
loop are expected to be reGuired to provide
sufficient fire flow and pressure throughout
each development.The sizing and layout of this
additional piping will depend on the
development layout,but will require that the
development piping be looped around buildings
and be sufficient in size to maintain the fire-
flow requirements of the development.
Planned Action Applicants shall implement
improvements required for water service and
fire flow consistent with City standards in RMC
Title 4 Chapter 6 and RMC 4-5-070
International Fire Code and Fire Prevention
Regulations.Planned Action applicants shall
also demonstrate compliance with RMC 4-1-
Planned Action Ordinance
60 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Planned Action Study Area Potential Sunset Terrace Redevelopment Subarea
180 Charges for Equitable Share of Public
Works Facilities.
Wastewater Collection
The local wastewater collection system n the
Planned Action Study Area is scheduled for
replacement based on age and condition as
noted in the City of Renton Long Range
Wastewater Management Plan (City of Renton
2009b).The local sewers have reached the end
of their useful life and have been identified as
high priority replacements due to leaks and
current surcharging.However,the increased
wastewater load with the development in the
Planned Action Study Area could require that
the local sewers be replaced with larger
diameter pipe to provide sufficient capacity to
the wastewater interceptors that serve the
Planned Action Study Area.The locations where
lines would be improved are identified in Draft
EIS Section 4.17.
Pursuant to RMC 4-6-040.B,any facility
improvements identified by the current
adopted long-range wastewater management
plan(comprehensive sewer system plan)that
are not installed or in the process of being
installed must be constructed by the property
owner(s)or developer(s)desiring service.
Planned Action applicants shall also
demonstrate compliance with RMC 4-1-180
Charges for Equitable Share of Public Works
Facilities.
Nexus
Renton Comprehensive Plan
RMC Title IV Chapter 1 Administration and Enforcement
RMC Title IV Chapter 6 Street and Utility Standards
Advisory Notes
The EIS identified potentially applicable federal,state,and local laws and rules that apply to Planned
Actions and that can serve to mitigate adverse environmental impacts. It is assumed that all
applicable federal,state,and local regulations would be applied.The primary set of applicable local
regulations is the Renton Municipal Code. A list of specific requirements included in Chapter 3 of the
Draft EIS.
Pldnned ACtiOn OfdindnCe
61 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Attachment 1: Draft EIS, Cultural Resources Appendix J,
Plan and Procedures for Dealing with the Unanticipated
Discovery
Plan and Procedures for Dealing with the Unanticipated Discovery of Human
Skeletal Remains or Cultural Resources during Redevelopment of the Edmonds-
Glenwood Lot, Harrington Lot, and Sunset Terrace Public Housing Complex in
Renton, Washington
Any human skeletal remains that are discovered during this project will be treated with dignity and
respect.
A. If any City of Renton employee or any of the contractors or subcontractors believes that he or
she has made an unanticipated discovery of human skeletal remains or cultural resources,all
work adjacent to the discovery shall cease.The area of work stoppage will be adequate to
provide for the security,protection,and integrity of the human skeletal remains,in accordance
with Washington State Law.The City of Renton project manager will be contacted.
B. The City of Renton project manager or the City of Renton representative will be responsible for
taking appropriate steps to protect the discovery.At a minimum,the immediate area will be
secured to a distance of thirty(30)feet from the discovery.Vehicles,equipment,and
unauthorized personnel will not be permitted to traverse the discovery site.
C. If skeletal remains are discovered,the City of Renton will immediately call the King County
Sheriffs office,the King County Coroner,and a cultural resource specialist or consultant
qualified to identify human skeletal remains.The county coroner will determine if the remains
are forensic or non-forensic(whether related to a criminal investigation).The remains should
be protected in place until this has been determined.
D. If the human skeletal remains are determined to be non-forensic,the King County Coroner will
notify the Washington State Department of Archaeology and Historic Preservation.DAHP will
take jurisdiction over the remains.The State Physical Anthropologist will make a determination
of whether the remains are Native American or Non-Native American.DAHP will handle all
consultation with the Muckleshoot Indian Tribe as to the treatment of the remains.
E. If cultural resources are uncovered,such as stone tools or flakes,fire-cracked rocks from a
hearth feature,butchered animal bones,or historic-era objects(e.g.,patent medicine bottles,
milk tins,clay pipes,building foundations),the City of Renton will arrange for a qualified
professional archaeologist to evaluate the find.Again,the cultural resources will be protected in
place until the archaeologist has examined the find.
F. If the cultural resources find is determined to be significant,the City of Renton cultural resource
specialist/archaeologist or consulting archaeologist will immediately contact the Washington
State Department of Archaeology and Historic Preservation and the Muckleshoot Indian Tribes
Planned Action Ordinance
62
Attathment B:Mitigation Dotument
ORDINANCE N0. 5813
ATTACHMENT B
to seek consultation regarding the eligibility of any further discovery for inclusion in the
National Register of Historic Places.
CONTACT INFORMATION
Rocale Timmons,Senior Planner
City of Renton Department of Community and Economic Development
Renton City Hall
1055 South Grady Way
Renton,WA 98057
Phone: (425) 430-6578
Stephanie Kramer
Assistant State Archaeologist
Department of Archaeology and Historic Preservation
PO Box 48343
1063 Capitol Way South
Olympia,WA 98504-8343
Phone: (360) 586-3083
King County Sheriffs Office Headquarters
516 Third Avenue,Room W-150
Seattle,WA 98104-2312
Phone: (206) 296-4155 (non-emergency)
Laura Murphy
Muckleshoot Tribe Cultural Resources
39015 172nd Avenue SE
Auburn,WA 98092
Phone: (253) 876-3272
Planned Action Ordinance
63 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Attachment 2: Figure 3.17-1 Potential Subarea Utility
Improvements and Phasing
Planned Action Ordinance
64
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
Water
The mitigation measures that are required in the Potential Sunset Terrace Redevelopment Subarea
are similar to those noted for the Planned Action Study Area.The water storage deficit would be met
with an increase in storage at the existing Highlands Reservoirs site,and fire-flow requirements
would require the new 12-inch-diameter pipe loop throughout this subarea and realignment of the
Highlands 435 and Highlands 565 pressure zones.As noted previously,the City has recently
installed a new 12-inch-diameter main for development adjacent to this subarea,and as
development occurs in the subarea,the pipe network would need to be extended to serve the
development.A more detailed discussion of needed system improvements is provided below.
See NEPA Reevaluation/SEPA Addendum(October 2014) for more recent considerations on
location of pipes and fire flow requirements.
Overview
Renton fire and building codes mandate minimum fire flows,durations,and pressure prior to
occupancy of new structures. In the case of the Potential Sunset Terrace Redevelopment Subarea
these mandated flows dictate substantial upgrades to the water distribution system. When the fire
flow required for a new development exceeds 2,500 gallons per minute(gpm),the City also requires
that the mains providing that fire flow be looped. Looped water mains provide more reliability and
higher pressures under fire-flow conditions. City regulations also require installation of fire
hydrants along all arterials such as NE Sunset Boulevard.
Taken together these code requirements would lead to a series of new water mains connected to the
565 pressure zone and extended to the various redevelopment projects within the subarea. It is not
possible to predict the precise timing and sequencing of these redevelopment projects. The
following paragraphs illustrate one scenario of water main sequencing that could meet fire-flow
requirements.
Edmonds-Glenwood Phase 1
Phase 1 of the Edmonds-Glenwood redevelopment project consists of townhomes along Glenwood
Avenue NE. Fire-flow requirements for this project are expected to be in the range of 2,500 gpm.
The existing water system in Glenwood Avenue NE cannot provide that amount of fire flow. A new
12-inch-diameter water main would be required to be extended from Harrington Avenue NE and NE
12th Street in the 565 pressure zone,south along Harrington Avenue NE,and continuing along
Glenwood Avenue NE past and through the project site,about 800 feet of new pipe(Segment A on
Figure 3.17-1).
New Library
A new library is proposed in the northeast quadrant of NE Sunset Boulevard and Harrington Avenue
NE. If the fire-flow requirements for the new library are about 2,500 gpm or less,then the existing
12-inch-diameter main in NE Sunset Boulevard could meet that requirement.
Pldnned ACtiOn OfdinanC2
65 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
New Mixed-Use Building Adjacent to New Library
A new mixed-use community service/retail/residential structure is proposed adjacent to the new
library between NE Sunset Boulevard,NE 10th Street,and Sunset Lane NE. It is reasonable to expect
that the combination of additional structure size and exposure(to the library)would mandate fire
flows for this building in excess of 2,500 gpm. In that case,a looped system of mains from the 565
pressure zone would be required. This could be achieved by extending new mains from the existing
12-inch-diameter main in NE Sunset Boulevard northwesterly on both Harrington Avenue NE and
NE 10th Street to Sunset Lane NE. The loop could then be connected by installing a new 12-inch-
diameter main in Sunset Lane NE from Harrington Avenue NE to NE 10th Street.The existing water
main in Sunset Lane NE could then be abandoned in place. This new loop would be about 700 feet in
total length(Segment B on Figure 3.17-1).
RHA's Piha Site (aka Suncrest Homes)
Fire flows required for the Piha site development have not been established. If the flow requirement
is 2,500 gpm or less,then it could be met by extending a new 12 inch main in NE 10 h Street past the
site to Harrington Avenue NE. The extension could either be from NE Sunset Boulevard(if the
project precedes the mixed use development adjacent to the library). Or it could be from Sunset
Lane NE,if the project occurs after the mixed use development adjacent to the library. The length of
pipe required from Sunset Boulevard would be about 500 feet;from Sunset Lane NE it would be
about 350 feet. (Segment C on Figure 3.17-1)
It is possible that required fire flows for the Piha site would exceed 2,500 gpm. In that situation a
looped main system would be necessary. There are multiple scenarios to meet the looping
requirements. Those fire flow looping scenarios depend largely on the timing and sequencing of the
PISA site project;i.e.does it precede or follow other redevelopment projects contemplated for the
project area.
Under one scenario,if the Piha site development precedes construction of Phase II and III of the
Sunset Terrace redevelopment looping could be achieved by extending another main(in addition to
Segment C,discussed above) north on Harrington Avenue NE to Glenwood Avenue NE (Segment H
on Figure 3.17-1). If Piha site development follows Phases II and III of Sunset Terrace,looping could
be achieved by simply connecting the Piha main extension in NE 10th Street(Segment C)with
Segment E at the intersection of Harrington Avenue NE and NE lOth Street.
Under another scenario,the Piha site development could proceed before all other projects. In that
case the cost of looping would not be shared with other projects as described in the preceding
paragraphs and the Piha site project would need to install either a"long-term"or a"temporary" 12
inch diameter"stand alone"water main loop.
The"long-term"alignment would be to extend a 12-inch main in Harrington Avenue NE connecting
to the existing high-pressure water line in NE Sunset Blvd. This option would result in the
installation of a new water main in the section of Harrington Avenue NE that is proposed to be
vacated to help create the Sunset Terrace Redevelopment Neighborhood Park. The new 12-inch
water main would be looped around the west and north side of the new Piha site building and
extended southerly in Sunset Lane NE to NE lOth Street,then southeasterly in NE 10th Street to
connect back to the existing 12-inch line in Sunset Boulevard NE. (Segment P1 on Figure 3.17-1)
This new looped water main would be able to deliver about 5,000 gpm.
Planned ACtiOn Ordinance
66
Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
A temporary route(which is not the preferred option)to provide 5,000 gpm to the same site would
be to extend two paralle112-inch water lines in NE lOth Street from the existing 12-inch line in
Sunset Boulevard NE,along with a looped water main around the west and north side of the
building,and a 12-inch line in Sunset Lane NE connecting back to the second new 12-inch main in
NE 10 h Street. (Segment P2 on Figure 3.17-1)
Sunset Terrace Redevelopment
It is reasonable to assume that the fire flows required for the Sunset Terrace redevelopment would
exceed 2,500 gpm,mandating installation of a looped system. In addition,Sunset Terrace abuts NE
Sunset Boulevard,triggering the requirement to install hydrants every 400 feet along that arterial.
It may be possible to phase the Sunset Terrace redevelopment in a manner that would allow early
elements of the redevelopment to be constructed without looping the water mains(see Edmonds-
Glenwood Phase 1,above). In any case,all mains serving the redevelopment would be extended
from the 565 pressure zone.
Initially,a new water main would be installed in Sunset Lane NE from Harrington Avenue NE to
Glenwood Avenue NE(about 750 feet). This presumes that the new main in Harrington Avenue NE
discussed in the Mixed-Use Building section,above,has been installed. The existing water main in
Sunset Lane NE could be abandoned in place(Segment D on Figure 3.17-1).
Looping the system could be achieved by extending the main from the intersection of Sunset Lane
NE and Glenwood Avenue NE along the newly aligned NE 10th Street to Harrington Avenue NE
about 250 feet) (Segment E on Figure 3.17-1).This presumes that the water main extension in NE
lOth Street to serve RHA's Piha site has already be installed.
There are two ways to install the required fire hydrants along NE Sunset Boulevard. One option
would be to extend the 12-inch-diameter main in NE Sunset Boulevard from Harrington Avenue NE
along the Sunset Terrace frontage(about 800 feet). This would be the most expensive option.
Another option would be to extend fire hydrant leads southwesterly through the Sunset Terrace
project from Sunset Lane NE to NE Sunset Boulevard at the appropriate intervals(Segments F on
Figure 3.17-1).This would be the least expensive option for two reasons. First,the pipes would not
be installed in a street avoiding significant restoration costs. Second,the pipes could be smaller
because they would be single purpose and not part of the City's transmission/distribution system.
Edmonds-Glenwood Phase 2
Fire-flow requirements for the Edmonds-Glenwood Phase 2 project are expected to be about 4,000
gpm,triggering the requirement to loop the water system. There are two options to meet this
looping requirement:north or south.
The north option would involve extending the 12-inch-diameter main from Phase 1 westerly
through the site to Edmonds Avenue NE. From there,the main would be extended north in
Edmonds Avenue NE to NE 12th Street,then east in NE 12th Street to Harrington Avenue NE,a
distance of more than 1,500 feet(Segment G on Figure 3.17-1).
The south option would begin in the same manner by extending the Phase 1 main through the
project site. Looping would be achieved by installing two new mains. One would extend from
Sunset Lane NE north in Glenwood Avenue NE to the Phase 1 pipe. The other would extend
Planned Action Ordinance
67 attachment s:nnitigation oocument
ORDINANCE N0. 5813
ATTACHMENT B
northwesterly in easements adjacent to NE Sunset Boulevard and Edmonds Avenue NE from the
northern-most fire hydrant lead installed for the Sunset Terrace project through the Phase 2 site. (A
more expensive option would be to install this same section of pipe in the rights-of-way of NE Sunset
Boulevard and Edmonds Avenue NE.) These loops would also comprise more than 1,500 feet of new
pipe (Segment H on Figure 3.17-1).
Water Main Costs
The cost of installation for new water mains is driven by a number of factors. Water mains installed
in roads are more expensive than water mains installed within project or open space areas,because
of the cost savings of avoiding conflicting utilities and restoring the road surface.
New water main costs are also affected by whether they are stand-alone or part of a suite of
infrastructure improvements. If the project is only installing a new water main,then all of the
excavation,bedding,installation,and other costs are borne by that project. If the project involves
installation of the other underground utilities such as sewers or storm sewers,the costs common to
the project can be spread across each utility facility being installed.
The cost of water mains is also affected by the project sponsor. If the project is being constructed by
a private developer,new water mains are less expensive. If the project is sponsored by a
government agency,numerous statutes make new water main projects more expensive.
The City's recent experience with stand-alone water main projects in a major arterial indicate costs
per foot of about$200 to$250. Applying these costs to the water main improvement described
above would indicate costs in the range of$1 to 1.2 mil(ion.The improvements would be
implemented with City and developer funding.
Wastewater Collection
Overview
The sewers within the Potential Sunset Terrace Redevelopment Subarea are also identified for
replacement based on age and condition in the City's Long Range Wastewater Management Plan.
Based on the increased wastewater load within the Potential Sunset Terrace Redevelopment
Subarea,the local sewers may need to be replaced with upsized pipe to manage the increased
wastewater load from the subarea.A more detailed discussion of needed sewer system
improvements is provided below.
See NEPA Reevaluation/SEPA Addendum(October 2014)for more recent considerations on
location of sewer mains and the potential for reuse of existing lines or rerouting requirements.
Detailed Discussion
Mitigation issues related to wastewater fall into three broad categories: upsizing,rehabilitation,and
relocation.
Wastewater flows(forecast for the Planned Action Study Area,including the Potential Sunset
Terrace Redevelopment Subarea) indicate that some existing sewer pipes must be replaced with
larger pipes. One of those pipes is in Harrington Avenue NE. This sewer pipe would be replaced by
Planned Action Ordinance
68 Attachment B:Mitigation Document
ORDINANCE N0. 5813
ATTACHMENT B
the Ciry as part of the overall Sunset Terrace redevelopment to accommodate forecast flows.
Manholes along the Harrington alignment would be carefully designed and located to avoid
interference with the planned park.
The collection sewers in Sunset Lane NE are at or near the end of their design life. The condition of
these sewers would be assessed to determine if they can be rehabilitated in place or if new pipes
would need to be installed.
The redevelopment concept proposes narrowing and shifting the alignment of Sunset Lane NE. If
this action leaves the existing sewers too close to new structures,then the City would require that a
new sewer main be installed within the new right-of-way of Sunset Lane NE.
Planned ACtion Ordinance
69 Attachment B:Mitigation Dotument
ORDINANCE N0. 5813
ATTACHMENT B
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9
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Notice of Revised Record of Decision
Sunset Area Community EIS
The City of Renton, acting under its authority as Responsible Entity (RE) for conducting environmental review for the US
Department of Housing and Urban Development (HUD), hereby provides notice of its Revised Record of Decision (ROD)
for the Sunset Area Community Planned Action Environmental Impact Statement (EIS).
Locations: The Sunset Terrace property is generally located at the intersection of Sunset Boulevard and Harrington
Avenue. An Environmental Impact Statement (EIS) planned action study area was defined and bounded approximately
by NE 21st Street on the north, Monroe Avenue NE on the east, NE 7th Street on the south, and Edmonds Avenue NE.
Within the EIS study area, a master plan redevelopment of Sunset Terrace was evaluated, as well as replacement
housing sites, and private development in the neighborhood.
Description: Conceptual plans propose redevelopment of Sunset Terrace and adjacent properties with mixed-income,
mixed-use residential and commercial space and public amenities. The Sunset Terrace property and associated
properties owned or purchased by RHA or by other public or private developers (e.g. Colpitts Development Company,
LLC) would be developed with up to 722 total units on the Sunset Terrace property including nearby land swap/housing
replacement sites. The redevelopment would include a 1-to-1 unit replacement for all 100 public housing units either
on-site at Sunset Terrace or off-site at locations within the EIS study area. The project has relocated all existing residents
pursuant to a relocation plan as part of the demolition and disposition permits granted by the US Department of
Housing and Urban Development. Public amenities would be integrated with the development and could include a
community gathering space; civic facilities; a new park/open space; retail shopping and commercial space; and green
infrastructure. An EIS, published in 2011 under National Environmental Policy Act (NEPA) and the State Environmental
Policy Act (SEPA), addresses the primary proposal of the Sunset Terrace area redevelopment and evaluates
neighborhood redevelopment and supporting services and infrastructure improvements.
Conceptual master plans were updated in 2014 and 2016 and reevaluations under NEPA and SEPA were conducted and
revised Records of Decision noticed. In 2019, RHA has proposed a redistribution of Master Plan dwelling units within the
Master Plan area. A property may be removed from the master plan but would still develop with allowed uses in the
neighborhood. The proposed changes would redistribute dwelling units, but there would be no net increase in the total
number of housing units in the Master Plan area or in the Sunset Area neighborhood. The City may amend its Planned
Action Ordinance applicable to the Sunset Area pursuant to SEPA.
A Reevaluation, consistent with applicable National Environmental Policy Act (NEPA) regulations, combined with a SEPA
Addendum, was prepared to evaluate the changes in the conceptual master plan. The Reevaluation/Addendum
concluded that there would no new or different impacts and that the conclusions of the EIS are still valid.
The ROD documents the City’s consideration and conclusions with respect to environmental impacts and mitigation
measures for various elements of the environment, as required by NEPA. The ROD does not constitute approval of
development of the proposal.
The ROD is also considered part of the Environmental Review Record. Copies of the revised ROD are available on the
Digital Records Library at the City’s website: http://rentonwa.gov.
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTResponsibleEntityCertifyingOfficerCityofRentonEnvironmentalReviewCommittee(ERC)Date:iZ/q’/tDateofDecision:December9,2019DateofPublication:December13,2019Signature:/!35IjSignature:,zhçSignature/fr1r%/7Signature:2.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Adoption of Existing Environmental Document with Addendum
Adoption for (check appropriate box) □ DNS X EIS □ other
Description of current proposal
Conceptual plans propose redevelopment of Sunset Terrace and adjacent properties with mixed-income, mixed-use
residential and commercial space and public amenities. The Sunset Terrace property and associated properties owned or
purchased by RHA or by other public or private developers would be developed with up to 722 total units on the Sunset
Terrace property including nearby land swap/housing replacement sites. The redevelopment would include a 1-to-1 unit
replacement for all 100 public housing units either on-site at Sunset Terrace or off-site at locations within the EIS study
area. The project has relocated all existing residents pursuant to a relocation plan as part of the demolition and disposition
permits granted by the US Department of Housing and Urban Development. Public amenities would be integrated with
the development and could include a community gathering space; civic facilities; a new park/open space; retail shopping
and commercial space; and green infrastructure. An EIS, published in 2011 under National Environmental Policy Act (NEPA)
and the State Environmental Policy Act (SEPA), addresses the primary proposal of the Sunset Terrace area redevelopment
and evaluates neighborhood redevelopment and supporting services and infrastructure improvements.
Conceptual master plans were updated in 2014 and 2016 and reevaluations under NEPA and SEPA were conducted and
revised Records of Decision noticed. In 2019, RHA has proposed a redistribution of Master Plan dwelling units within the
Master Plan area. A property may be removed from the master plan but would still develop with allowed uses in the
neighborhood. The proposed changes would redistribute dwelling units, but there would be no net increase in the total
number of housing units in the Master Plan area or in the Sunset Area neighborhood.
An Addendum to the Final EIS has been prepared to evaluate any changes to impacts associated with the 2019 revised
master plan.
The City may amend its Planned Action Ordinance applicable to the Sunset Area pursuant to SEPA. A Planned Action
Ordinance does not require future SEPA threshold determinations or EISs for future projects that are consistent with EIS
assumptions and mitigation measures.
Proponent
Renton Housing Authority
Location of current proposal
The Sunset Terrace property is generally located at the intersection of Sunset Boulevard and Harrington Avenue.
The planned action neighborhood study area is generally bounded by NE 21st Street on the north, Monroe Avenue NE on
the east, NE 7th Street on the south, and Edmonds Avenue NE.
Title of document being adopted
Sunset Area Community Planned Action Final NEPA/SEPA Environmental Impact Statement. April 2011. Prepared for City
of Renton and the Renton Housing Authority, Renton, WA. Prepared by CH2MHill and ICF International, et al. An
addendum to this document has been prepared.
Agency that prepared document being adopted
City of Renton was Responsible Entity and Lead Agency for the preparation of the EIS.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Date adopted document was prepared
April 2011
Description of document (or portion)being adopted
The full ElS is being adopted,together with a Reevaluation/Addenda prepared in 2014 and 2016.
If the document being adopted has been challenged (WAC 197-11-630),please describe:
Not applicable
The document is available to be read at:
The Digital Records Library on the City’s website:http://rentonwa.gov/
The City has identified and adopted the document described above after independent review and has prepared an
Addendum to the Final EIS to evaluate any changes in conclusions regarding the 2019 Reevaluation Alternative.The
Addendum was combined with a Reevaluation pursuant to the National Environmental Policy Act (NEPA).The document
meets our environmental review needs for the current proposal and will accompany the proposal to the decision maker.
Name of agency adopting document
City of Renton
Contact person,if other than responsible official
Matt Herrera,Senior Planner
City of Renton -Current Planning
1055 South Grady Way
Renton,WA 98057
Tel:(425)4306593 Fax:(425)430-7300
mherrera@rentonwa.gov
Responsible Official
City of Renton Environmental Review Committee (ERC)
Date:/L///r%
Signatu
Signatu
Signature: