HomeMy WebLinkAboutSR_ERC Report_Towns on 12th_230126_v4_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: February 6, 2023
Project File Number: PR22-000160
Project Name: Towns on 12th
Land Use File Number: LUA22-000180, ECF, PP, SA-H
Project Manager: Alex Morganroth, Senior Planner
Owner/Applicant: Ben Paulus, Blue Fern, 18300 Redmond Way #120, Redmond, WA 98052
Contact: Anna Drumheller, Blue Fern, 18300 Redmond Way #120, Redmond, WA 98052
Project Location: 3924 NE 12th St (APN 0423059099, 0423059140, 0423059100, 0423059067,
0423059063)
Project Summary: The applicant is requesting preliminary subdivision approval, Hearing Examiner site plan
approval, and a street modification for a unit-lot subdivision residential development
consisting of 90 fee-simple townhouse dwelling units ranging in size from 700 to 1,000
sq. ft. The subject site is comprised of seven (7) parcels located on south side of NE
Sunset Blvd and west of Union Ave NE (APNs 0423059063, 0423059067, 0423059099,
0423059140, 0423059101, 0423059247 and 0423059100). Four (4) of the parcels have
frontage along NE 12th St and are in the Residential - 10 (R-10) zone. The portion of the
site in the R-10 zone would have a net density of 9.9 dwelling units per acre. The other
three (3) parcels are located to the north, one with frontage along NE Sunset Blvd, and
are in the Residential Multi-Family (RMF) zone with an Urban Design District B overlay.
The portion of the site in the RMF zone would have a net density of 18.41 dwelling units
per acre. The subject property is 285,453 sq. ft. (6.55 acres) in size and contains three
single-family homes with associated accessory structures. All lots would gain access via
a new public residential access street off of NE 12th St with internal public alleys
extending off of the public road to provide vehicular access to the majority of the units.
Frontage improvements are proposed within the NE 12th St and NE Sunset Blvd ROWs.
The proposal also includes five open space tracts, a storm drainage tract, and two critical
areas tracts. Critical areas mapped on the site include sensitive (25-40%) and protected
(>40%) slopes, a moderate landslide hazard and a Category III wetlands. The applicant is
requesting a 25% wetlands buffer reduction as part of the application. The applicant
submitted an Environmental Checklist, a Traffic Impact Study, Drainage Report, Arborist
Report, Critical Areas Report, and Geotechnical Report with the application.
Exist. Bldg. Area SF: 0 Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
N/A
N/A
Site Area: 6.55 acres Total Building Area GSF: 3,520
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a Determination of
Non-Significance-Mitigated (DNS-M).
Project Location Map
DocuSign Envelope ID: CB3FEE37-E3FD-4E9A-BBDA-38822A5CC20E
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Environmental Review Committee
LUA22-000180, ECF, PP, SA-H
Report of February 6, 2023 Page 2 of 11
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ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts
that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS-M with a 14-day appeal period
B. Mitigation Measures
1. The applicant shall adhere to the recommendations in the geotechnical report, prepared by Terra
Associates, Inc and dated August 5, 2021 (Revised February 15, 2022), or future addenda.
2. The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction
and building permit plans and in their opinion the plans and specifications meet the intent of the report(s).
3. The applicant shall submit a revised geotechnical report prepared by a licensed geotechnical engineer that
analyzes the protected slope on the northern portion of the site and makes a specific finding regarding
the feasibility of locating structures within the 50-foot setback identified in the original geotechnical
report. The updated report shall be submitted with the civil construction permit plans to be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
4. The applicant shall coordinate with King County Metro prior to submitting construction permits to identify
any needed accommodations for the abutting transit stop on NE 12th St that need to occur during
construction of the site. Evidence of the coordination with King County Metro and the accommodation(s)
shall be shown on the civil construction permit plans to be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
5. The applicant shall submit an archeological survey prepared by a qualified professional prior to the start
of any construction and provide notification of the survey to Tribes’ cultural committee and the
Washington State Department of Archeology and Historic Preservation.
DocuSign Envelope ID: CB3FEE37-E3FD-4E9A-BBDA-38822A5CC20E
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Environmental Review Committee
LUA22-000180, ECF, PP, SA-H
Report of February 6, 2023 Page 3 of 11
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C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Grading and Drainage Plan
Exhibit 5: Utilities Plan
Exhibit 6: Tree Retention Plan
Exhibit 7: Floor Plans
Exhibit 8: Architectural Renderings
Exhibit 9: Topography Survey
Exhibit 10: Geotechnical Engineering Report, prepared by Terra Associates dated August 5, 2021
(Revised February 15, 2022)
Exhibit 11: Technical Information Report (TIR), prepared by CORE Design dated February 18, 2022
Exhibit 12: Arborist Report, prepared by Greenforest Incorporated dated January 28, 2022
Exhibit 13: Critical Areas Study, prepared by Altmann Oliver Associates, LLC dated February 21, 2022
Exhibit 14: Traffic Impact Analysis, prepared by TENW dated February 21, 2022
Exhibit 15: Transportation Concurrency Memo prepared by Brianne Bannwarth dated June 10, 2022
Exhibit 16: Hazardous Materials Statement prepared by Bluefern (applicant) dated March 3, 2022
Exhibit 17: Duwamish Tribe Comment dated June 4, 2022
Exhibit 18: King County Metro Comment dated June 8, 2022
Exhibit 19: Advisory Notes
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with
the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable
impacts:
1. Earth
Impacts: According to COR Maps, portions of the property are located within a moderate landslide hazard
area. Both sensitive (15-40%) and protected (>40%) slopes are also mapped on the site. The steepest
slopes are primarily located on the north side of parcel #0423059063 where the site slopes downwards
towards NE Sunset Blvd. Similarly, the moderate landslide hazard is concentrated along the northern
border of the site adjacent to the NE Sunset Blvd ROW. As such, the applicant submitted a Geotechnical
Report prepared by Terra Associates (Exhibit 10). The site has a high point in the middle with slopes
ranging from 5 to 20% extending away for an overall average relief of approximately 25 feet. Closer to the
north properly line, the slope transitions from moderate to steep and descends to NE Sunset Boulevard
with an overall vertical change of approximately 30 feet. The consultant investigated subsurface
conditions by observing nine (9) test pits using a mini -excavator to dig nine (9) test pits to maximum
depths of 6.5 to 11.5 feet below the existing surface grade. According to the report, the soil conditions at
DocuSign Envelope ID: CB3FEE37-E3FD-4E9A-BBDA-38822A5CC20E
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Environmental Review Committee
LUA22-000180, ECF, PP, SA-H
Report of February 6, 2023 Page 4 of 11
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the site consist of approximately 6 to 12 inches of topsoil overlying approximately three (3’) to eight (8’)
feet of medium dense silty sand over medium dense to very dense sand with silt and gravel and silty sand
with gravel. However, in Test Pits TP-6 and TP-7, loose, fill material overlying the native soils was found
between two (2’) and five (5’) feet below grade. The fill material consisted of sand and silty sand with
varying amounts of debris and organic material. Groundwater seepage was observed in Test Pit TP -2 at
approximately eight (8’) feet below current site grades but was not observed in any other subsurface
exploration.
According to the report, the soils observed on-site are predominately classified as Alderwood gravelly
sandy loam with 8 to 15 percent slopes (AgC) and Arents, Alderwood material with 6 to 15 percent slopes
(AmC) by the United States Department of Agriculture Natural Resources Conservation Service (NRCS).
Due to the type of soils observed on the site, onsite infiltration was determined not to be feasible and
therefore a conventional storm detention facility is proposed (Exhibit 5). Based on the existing slope
gradients onsite, the soils near the developable area will have a slight to moderate potential for erosion
when exposed and therefore do not create a significant erosion hazard. However, the report did note that
the steep slope portion of the site near the northwest corner has a severe to very severe potential for
erosion when exposed and may be considered an erosion hazard area as defined the code. The report
notes that although typically a 50-foot building setback would be required for the subject slope due to the
soil characteristics, a 15-foot building setback may be possible if additional geotechnical analysis is
completed. Proposed units 39, 40, 41, and 42 are located within the potential 50-foot slope setback and
therefore may not be able to be constructed depen ding on the results of the additional geotechnical
analysis. As such, staff recommends as a mitigation measure, the applicant shall submit a revised
geotechnical report prepared by a licensed geotechnical engineers that analyzes the protected slope on
the northern portion of the site and makes a specific finding regarding the feasibility of locating structures
within the 50-foot setback identified in the original geotechnical report. The updated report shall be
submitted with the civil construction permit plans to be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
The report recommends the use of erosion and sediment control Best Management Practices (BMPs) site-
wide for preventing and controlling erosion, especially on the eastern and northern sides of the site near
the protected slopes. BMPs recommended include but are not limited to, limiting site clearing and grading
to drier months, providing temporary cover for slope cuts and soil stockpiles, and installing silt fence
before clearing and grading begins. The report also makes a variety of recommendations related to site
preparation and grading, specifically for the area near Test Pits TP-6 and TP-7 where the loose, organic
material found would not be suitable for support a new building. The report recommends over-excavation
of the area near the two (2) test pits in order remove the loose material and replace with new structural
fill. Across the rest of the site, the report recommends a minimum of 18 inches of clean, granular structural
fill compacted over geotextile fabric that will establish a stable surface for the new foundations and
roadway infrastructure. The report concludes that all structures can be supported on conventional spread
footings bearing on competent inorganic native soils or on structural fill placed and compacted above the
native soils if specific recommendations are followed. No structures would be located within the 15 feet
from the top of protected slopes.
Due to the presence of significant geologic hazards and potential requirement for a larger building setback
from the protected slope on the north side of the site, staff recommends, as a mitigation measure, the
applicant shall adhere to the recommendations in the geotechnical report, prepared by Terra Associates,
Inc and dated August 5, 2021 and revised February 15, 2022, or future addenda. In addition, staff
recommends, as a condition of approval, the geotechnical engineer shall submit a sealed letter stating
that he/she has reviewed the construction and building permit plans and in their opinion the plans and
specifications meet the intent of the report(s).
Mitigation Measures:
DocuSign Envelope ID: CB3FEE37-E3FD-4E9A-BBDA-38822A5CC20E
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Environmental Review Committee
LUA22-000180, ECF, PP, SA-H
Report of February 6, 2023 Page 5 of 11
SR_ERC Report_Towns on 12th_230131_v1
1. The applicant shall adhere to the recommendations in the geotechnical report, prepared by Terra
Associates, Inc and dated August 5, 2021 and revised February 15, 2022, or future addenda.
2. The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the
construction and building permit plans and in their opinion the plans and specifications meet the
intent of the report(s).
3. The applicant shall submit a revised geotechnical report prepared by a licensed geotechnical
engineers that analyzes the protected slope on the northern portion of the site and makes a
specific finding regarding the feasibility of locating structures within the 50-foot setback identified
in the original geotechnical report. The updated report shall be submitted with the civil
construction permit plans to be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
Nexus: City of Renton Comprehensive Plan Policy L-36; State Environmental Policy Act (SEPA)
Environmental Review; RMC 4-3-050 Critical Areas Regulations; RMC 4-4-060 Grading, Excavation and
Mining Regulations.
2. Air
Impacts: It is anticipated that some short-term air quality impacts could be associated with the mitigation
work proposed on the site. Project development impacts during construction may include periods of
increased dust generated as a result of grading and exhaust from vehicles and equipment. Dust control
would be mitigated through the use of temporary erosion control measures, watering or other measures
to remediate impacts as needed. No further site-specific mitigation for the identified impacts from typical
vehicle and construction exhaust is required. Any further analysis of air quality impacts would occur during
site plan review.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3. Water
a. Stormwater
Impacts: The applicant submitted a Technical Information Report (TIR), prepared by CORE Design,
dated February 18, 2022 (Exhibit 11). The report analyzes existing conditions and proposed surface
water collection and distribution. The site has a high point in the middle of the site and slopes down
in all directions ranging from 5-20%. The proposal includes approximately 160,000 sq. ft. of new
impervious surface. Based on the City’s flow control map, the site falls within the Flow Control
Duration Standard area matching Forested Site Conditions and is within the May Creek Drainage
Basin. The report notes that due to the soils found on the site, infiltration via full dispersion is not
possible. As such, a vault flow control facility is proposed on the northern portion of the site between
future Road A and existing NE Sunset Blvd. The vault appears to be located fully below grade, but will
confirmed as such during the site plan review. The project is required to meet the City’s Flow Control
Duration Standard.
As of the date of the report, the most current manual was the 2017 Renton Surface Water Design
Manual (RSWDM). However, the 2022 Renton Surface Water Design Manual is currently in effect and
therefore applicant shall be required to demonstrate compliance with the new manual prior to
issuance of the construction permit. Based on the proposal, staff does not anticipate updating for
compliance with the new manual will result in major changes to the stormwater design. The report is
based on a full drainage review as required in the 2022 Renton Surface Water Design Manual. Core
requirements one through nine, as well as the six special requirements, have been discussed in the
DocuSign Envelope ID: CB3FEE37-E3FD-4E9A-BBDA-38822A5CC20E
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Environmental Review Committee
LUA22-000180, ECF, PP, SA-H
Report of February 6, 2023 Page 6 of 11
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Technical Information Report. As noted in the ‘Advisory Notes’ (Exhibit 19), some required
information was not included in the report or utilities plan including but limited to, a conveyance
system analysis, discussion of the provision of flow control credits for BMPs (not allowed per 2022
RSWDM), and a maintenance and operations manual. All requirements would be addressed in the
final TIR submitted and reviewed with the civil construction permit application.
A Construction Stormwater General Permit from Department of Ecology is required since grading and
clearing of the site exceeds one (1) acre. A Stormwater Pollution Prevention Plan (SWPPP) is also
required for this site. The development would be subject to stormwater system development charges.
The 2023 SDC fee is $0.92 per square foot of new impervious surface but not less than $2,300. It is
anticipated that the requirements set forth by the 2022 RSWDM, or a future stormwater manual
adopted by the City of Renton, would be sufficient to mitigate stormwater impacts generated by the
proposed development.
Mitigation Measures: No further mitigation is required.
Nexus: Not applicable.
b. Wetlands, Streams, Lakes
Impacts: During environmental reconnaissance, the applicant discovered a potential offsite wetland
on the west of the site (Exhibit 2). As such, the applicant submitted a Critical Areas Study prepared by
Altmann Oliver Associates, LLC, dated February 21, 2022 (Exhibit 13). The report identified the
presence of a wetlands on the site directly adjacent the western property line (parcel # 0423059046),
identified in the report as Wetland A. According to the consultant, Wetland A consists of an isolated
Depressional Hydrogeomorphic (HGM) class wetland located immediately off-site to the southwest.
During a site visit on February 10, 2021, the consultant found that vegetation within Wetland A
consisted of a Palustrine Forested plant community including western red cedar (Thuja plicata),
salmonberry (Rubus spectabilis), red osier dogwood (Cornus sericea), reed canarygrass (Phalaris
arundinacea) and English ivy (Hedera helix) with small patches of willow (Salix sp.). In addition, they
found that much of the wetland appeared to be seasonally ponded. The buffer was observed and
found to be degraded with invasive species such as Himalayan blackberry and Japanese knotwood.
Based on the results of the wetland determination data form, the wetland meets the criteria for a
Category III wetland with 4 habitat points. Per RMC 4-3050.G.2, non-low impact land development is
required to maintain a 75-foot buffer from the wetland.
As part of the application, the applicant has requested a 25% buffer reduction as outlined in RMC 4-
3-050I.3.a, in conjunction with buffer enhancement. If approved, the proposed reduced buffer would
be approximately 56.25 feet in width. Wetland buffer enhancement proposed includes the removal
of invasive species and planting a variety of native trees, shrubs, and groundcovers to increase the
value of the buffer. The plantings would provide wildlife habitat value while also providing a physical
and visual screen to the wetland from the proposed development. In addition, a split rail fence with
the required signage would be installed around the portion of the buffer on the project site, protecting
it from future impacts or disturbance. According to the consultant, restoration of the reduced buffer
would significantly increase the plant species and structural diversity of the buffer, resulting in
increases of the habitat and protective functions of the buffer over current conditions.
A mitigation plan prepared by Altman Oliver Associates, LLC was submitted with the application
(Exhibit 13, pg 10) and includes a restoration proposal for the buffer around Wetland A. Native
plantings proposed for the buffer would include Vine maple, Douglas fir trees, in addition to a variety
of native shrubs and grasses, including but not limited to Snowberry, Red currant, Nootka rose,
Swordfern, and Oregon grape. A Native Growth Protection Easement is required to be established
around the entire buffer area per RMC 4-3-050.G.3. The applicant will also be required to install a
DocuSign Envelope ID: CB3FEE37-E3FD-4E9A-BBDA-38822A5CC20E
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Environmental Review Committee
LUA22-000180, ECF, PP, SA-H
Report of February 6, 2023 Page 7 of 11
SR_ERC Report_Towns on 12th_230131_v1
standard split rail fence with wetlands signage along the boundary of the Wetlands A buffer, whose
location would be reviewed and approved by the Currently Planning Project Manager prior to
installation. After completion of the mitigation plan, compliance with the requirements for long-term
(5 years) maintenance and monitoring of the mitigation area plantings would be required per the
process outlined in RMC 4-3-050.L.3. The report concludes that after restoration and enhancement
of the Wetland A buffer, there would be no net loss of ecological function. Staff concurs with the
reports conclusion and therefore no site-specific mitigation is recommended.
Mitigation Measures: No further mitigation is required.
Nexus: Not applicable.
4. Environmental Health
a. Noise
Impacts: Short-term construction activity-related noise impacts would primarily result from the
preparation of the building site and improvements proposed of the project. Construction activity
hours are restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m.,
Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock
(9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. Haul hours shall be
restricted to the hours between eight-thirty (8:30) a.m. and three-thirty (3:30) p.m., Monday through
Friday unless otherwise approved in advance by the Development Services Division.
All noise levels would be required to comply with City of Renton code (Chapter 7 Noise Level
Regulations) and Washington State code (WAC 173-60-040). The anticipated temporary noise impacts
would be those commonly associated with mixed-use construction. No further site-specific mitigation
is proposed.
Mitigation Measures: No further mitigation is required.
Nexus: Not applicable.
5. Vegetation
Impacts: The subject property contains some existing paved and gravel areas, unmaintained ground cover
including Himalayan blackberry and various grasses, as well as a significant number of native trees. As
such, the applicant submitted an Arborist Report prepared by Greenforest Incorporated and dated
January 28, 2022 with the application (Exhibit 12). The report identified a total of 390 trees on the site
including 53 landmark trees, 337 significant trees, and 53 dangerous trees on the project site. The report
identified a total of 34 trees within proposed right-of-way, 37 tree within proposed private access
easement, and 35 trees in critical areas on the site, leaving a total number of 231 viable trees available
for retention. Pursuant to the tree regulations in RMC 4-4-130.H effect at the time of a complete
application, tree retention standards in other residential zones require a minimum of 20 percent (20%) of
the site’s significant trees to be retained during and post development. Of the 231 significant trees in the
developable area, the applicant is proposing to retain 46 trees, or 20% of the total. Of the 46 trees
proposed for retention, the applicant is proposing to retain two (2) landmark trees including 36-inch and
45 inch DBH Western red cedars. The other 44 trees proposed for retention include a mix of Western red
cedar, Maple, Douglas fir, and Madrona species. The majority of the trees propose for retention are
located within two (2) tree tracts (Tracts I and H) near the northeast corner of the site (Exhibit 6). A cluster
of trees near the wetlands on the west side of the site are also proposed for retention. New tree planting
would occur as part of the proposal along the street frontages, within the open spaces, and around the
new buildings. The landscape plan calls for trees in excess of the three (3) required replacement trees and
includes 12 vine maple and nine (9) round-lobed sweet gum species. Additional analysis of the tree
DocuSign Envelope ID: CB3FEE37-E3FD-4E9A-BBDA-38822A5CC20E
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Environmental Review Committee
LUA22-000180, ECF, PP, SA-H
Report of February 6, 2023 Page 8 of 11
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retention plan, including analysis of the location, species, and size of retained trees, would occur during
review of the site plan, therefore no site-specific mitigation is recommended.
Mitigation Measures: No further site-specific mitigation recommended.
Nexus: N/A
6. Aesthetics
Impacts: The 2, 3, and 4-unit buildings would be setback from the existing public rights-of-way
approximately 15 feet (NE Sunset Blvd) to 20 feet (NE 12th St) (Exhibit 3). The development would include
three-story townhome structures that would blend in such a way to ensure that the project adequately
transitions between the existing single-family neighborhoods to the south and west through design,
maximum building heights and landscape buffering (Exhibit 7). According to the applicant, the tuck-under
design of the units would allow the applicant to consolidate the many of the retaining walls into the
buildings themselves and reduce the duration of project construction. The layout of the site would include
several open and green spaces situated along the frontages of NE 12th St, Sunset Blvd NE, as well as
undeveloped critical areas along portions of the northern and western boundaries that will provide
privacy for both the existing neighborhood and the new residents. Many of the front doors open to green
courts with sidewalks throughout the site to connect gathering spaces to help promote a sense of
community. A proposed pathway would connect the open space on the north side of the development
with the sidewalk along NE Sunset Blvd.
The building design would contain modulation, both along the façade as well as the roofline, to help
reduce the building mass to a more pedestrian feel. Other methods proposed to enhance the aesthetics
of the project include, but are not limited to, diverse, earthy building colors, varying siding materials (vinyl
siding, wood siding, fiber-cement siding, and stucco) and reveal dimensions, inset balconies, and abundant
glazing.
Site infrastructure, such as storm drainage, would be underground and designed in accordance with Low
Impact Development principles to allow for increased common open space and decreased impervious
surface on the subject property.
Mitigation Measures: No further site-specific mitigation recommended.
Nexus: N/A
7. Transportation
Impacts: The proposed project is anticipated to generate more than 20 new PM peak hour trips and
therefore, the applicant submitted a Traffic Impact Analysis prepared by TENW and dated February 23,
2022 (Exhibit 4) with the application. Primary access to the site would be provided a new 53-foot wide
residential access street off of NE 12th St. Secondary access would be provided via a 20-foot wide alley
connecting NE 12th St with the new internal residential access street. The secondary access alley provides
vehicular access to units 24 to 30 and 46 to 52, as well as emergency vehicles entering and exiting the site.
According to the submitted TIA, the project is anticipated to generate 500 net new average weekday trips
with 31 net new trips (8 in/23 out) occurring during the AM peak hour and 39 net new trips (25 in/14 out)
occurring during the PM peak hour. The TIA studied five (5) off-site intersections including NE Sunset Blvd
(SR 900)/NE 10th St, NE Sunset Blvd (SR 900)/NE 12th St, Union Ave NE/NE Sunset Blvd (SR 900), Duvall Ave
NE/NE Sunset Blvd (SR 900), and Union Ave NE/NE 12th St. A level of service (LOS) analysis was conducted
at each intersection and found that LOS was within City standards (A, B, C, and D) at the horizon year,
2023. The analysis assumes an annual background growth rate of 1% and included future pipeline projects
in the immediate area such as Solera Mixed Use, Sunset Oaks, Sunset Gardens, Sunset Mixed Use, and
DocuSign Envelope ID: CB3FEE37-E3FD-4E9A-BBDA-38822A5CC20E
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Environmental Review Committee
LUA22-000180, ECF, PP, SA-H
Report of February 6, 2023 Page 9 of 11
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Kiddie Research Daycare. The report concludes that additional mitigation measures beyond payment of
transportation impact fees are not required to retain the LOS. City staff concurs with the trip generation
and trip assignment outlined in the report.
Vehicular access to the site is proposed via NE 12th St. Street Improvements are regulated by RMC 4-6-060
– Street Standards. See below:
NE 12th St – NE 12th St is classified as a Collector Arterial street. To meet the City’s complete street
standards for Collector Arterial streets with 2 lanes a minimum ROW width of 83 feet is required. Per RMC
4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a
minimum 46-foot paved road (23 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot
sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Per COR Maps, dedication
of approximately 11.5 feet will be required pending final survey.
NE Sunset Blvd (SR 900) – NE Sunset Blvd (SR 900) is classified as a Principal Arterial street. To meet the
City’s complete street standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103
feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be
required and include a minimum 66-foot paved road (33 feet each side), a 0.5-foot curb, an 8-foot planting
strip, an 8-foot sidewalk, 2-foot clear space at back of walk and storm drainage improvements. Dedication,
as needed for frontage improvements, will be required pending final survey. Due to the steep on-site
grades along NE Sunset Blvd, The City’s Transportation Department has determined a modified Principal
Arterial street section to reduce the sidewalk and planter strip width to five feet each is appropriate.
Reducing the sidewalk and planter strip width would result in a reduction of retaining wall heights and
reduce the overall number of trees requiring removal. The modified section would result in the curb line
remaining in the existing location and a five-foot (5’) planter strip and five-foot (5’) sidewalk would be
required.
New Internal Roadway (Road A) – A dead-end Residential Access road (Road A) is proposed to serve the
site. The proposed road includes a cul-de-sac and hammerhead turn around in order to meet Renton
Regional Fire Authority access requirements. Residential Access roads shall have a minimum 53-foot right-
of-way that includes a 26 foot paved road with, on either side, a 0.5-foot curb, an 8-foot planting strip, a
5-foot sidewalk and street trees. Street lighting is not shown on the plans but will be required..
Alleys – Alleys shall have a minimum 16-foot right-of-way that includes a 16-foot paved road and two feet
of clear space on either side. New 20-foot wide public alley ROWs are proposed for access to the units.
One alley, identified as ROW 4, would provide secondary fire access to NE 12th St. Access to the alleys
would be provide via future Road A.
Pedestrian Improvements: As part of the proposed project, sidewalks would be constructed along both
frontages of the site and would connect to the existing sidewalk system. Sidewalks are also proposed
along both sides of the future Road A and would connect to the next sidewalk on NE 12 th St. While not
required by code, the applicant has shown a pathway connection between the future sidewalk along Road
A and NE Sunset Blvd. The pathway connects near the proposed cul-de-sac and meanders down the slopes
to the new sidewalk proposed along NE Sunset Blvd. Future residents, as well as residents in the existing
surrounding neighborhoods, are highly likely to walk down the slope in order to access retail services on
the along NE Sunset Blvd to the east and west of the project site.
Concurrency – A concurrency recommendation will be provided in the staff report to Hearing Examiner
based upon the test of the citywide Transportation Plan, consideration of growth levels included in the
LOS‐tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site
specific mitigation. The development will have to meet the City of Renton concurrency requirements.
Transit – A King County Metro bus stop is located directly in front of the project site on the north side of
NE 12th St. The bus stop serves both the 105 and 240 bus routes, both of which serve the greater Renton
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City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Environmental Review Committee
LUA22-000180, ECF, PP, SA-H
Report of February 6, 2023 Page 10 of 11
SR_ERC Report_Towns on 12th_230131_v1
Highlands Area. King County Metro submitted a public comment requesting coordination between the
applicant and King County Metro during construction to avoid impacts to service (Exhibit 18). As such,
staff recommends as a mitigation measure, the applicant shall coordinate with King County Metro prior
to submitting construction permits to identify any needed accommodations for the abutting transit stop
on NE 12th St that need to occur during construction of the site. Evidence of the coordination with King
County Metro and the accommodation(s) shall be shown on the civil construction permit plans to be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
Increased traffic created by the development would be mitigated by payment of transportation impact
fees and compliance with the required mitigation measures. The transportation impact fee that is current
at the time of building permit application will be levied.
Mitigation Measures: The applicant shall coordinate with King County Metro prior to submitting
construction permits to identify any needed accommodations for the abutting transit stop on NE 12th St
that need to occur during construction of the site. Evidence of the coordination with King County Metro
and the accommodation(s) shall be shown on the civil construction permit plans to be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
Nexus: Renton Comprehensive Plan Policy T-24; State Environmental Policy Act (SEPA) Environmental
Review, King County Metro Comment (Exhibit 18).
8. Historic and Cultural Preservation
Impacts: A representative of the Duwamish Tribe submitted a comment (Exhibit 17) to City staff on June
4, 2022 indicating the project site is an area the tribe considers significant due to it being located in an
area the Tribe considers culturally significant. The comment identifies the high potential for discovery of
unknown archeological deposits and requests notification of any archeological work performed. In
addition, the Washington Department of Archaeology and Historic Preservation mapping tool indicates
the potential for a historic Native trail in the area. As such, staff recommends as a mitigation measure
the applicant shall submit an archeological survey prepared by a qualified professional prior to the start
of any construction and provide notification to Tribes’ cultural committee and the Washington State
Department of Archeology and Historic Preservation.
Mitigation Measure: The applicant shall submit an archeological survey prepared by a qualified
professional prior to the start of any construction and provide notification of the survey to Tribes’ cultural
committee and the Washington State Department of Archeology and Historic Preservation.
Nexus: SEPA Environmental Review, RCW 27.53 Archaeological Site and Resources, and RCW 27.44 Indian
Graves and Records
9. Fire & Police
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to
the proposed development; provided the applicant constructs Code required improvements and pays
associated impact fees (Exhibit 19).
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments
have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
✓ Copies of all Review Comments are contained in the Official File and may be attached to this report.
DocuSign Envelope ID: CB3FEE37-E3FD-4E9A-BBDA-38822A5CC20E
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Environmental Review Committee
LUA22-000180, ECF, PP, SA-H
Report of February 6, 2023 Page 11 of 11
SR_ERC Report_Towns on 12th_230131_v1
The Environmental Determination decision will become final if the decision is not appealed within the 14 -day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must b e filed in
writing on or before 5:00 p.m. on February 20, 2023. Appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process
may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Towns on 12th
Land Use File Number:
LUA22-000180, ECF, PP, SA-H
Date of Meeting
February 6, 2023
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Anna Drumheller
Blue Fern
18300 Redmond Way #120,
Redmond, WA 98052
Project Location
3924 NE 12th St (APN
0423059099, 0423059140,
0423059100, 0423059067,
0423059063)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Grading and Drainage Plan
Exhibit 5: Utilities Plan
Exhibit 6: Tree Retention Plan
Exhibit 7: Floor Plans
Exhibit 8: Architectural Renderings
Exhibit 9: Topography Survey
Exhibit 10: Geotechnical Engineering Report, prepared by Terra Associates dated August 5, 2021
(Revised February 15, 2022)
Exhibit 11: Technical Information Report (TIR), prepared by CORE Design dated February 18, 2022
Exhibit 12: Arborist Report, prepared by Greenforest Incorporated dated January 28, 2022
Exhibit 13: Critical Areas Study, prepared by Altmann Oliver Associates LLC dated February 21, 2022
Exhibit 14: Traffic Impact Analysis, prepared by TENW dated February 23, 2022
Exhibit 15: Transportation Concurrency Memo prepared by Brianne Bannwarth dated June 10, 2022
Exhibit 16: Hazardous Materials Statement prepared by Bluefern (applicant) dated March 3, 2022
Exhibit 17: Duwamish Tribe Comment dated June 4, 2022
Exhibit 18: King County Metro Comment dated June 8, 2022
Exhibit 19: Advisory Notes
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