HomeMy WebLinkAboutERC_Compton_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ERC_Compton_V2_final
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: April 24, 2023
Project File Number: PR19-000118
Project Name: Compton Lumber
Land Use File Number: LUA23-000049, ECF, MOD, SA-A
Project Manager: Jill Ding, Senior Planner
Owner: Hawk Family East Valley, LLC, PO Box 1131, Ravensdale, WA 98051
Applicant: Stacey Holdings, LLC, Compton Lumber, 3847 1st Ave S, Seattle, WA 98134
Contact: TorJan Ronhovde, The Ronhovde Architect, LLC, 14900 Interurban Avenue S, #138,
Tukwila, WA 98168
Project Location: 2940, 2960, 2980, and 2990 East Valley Rd, Renton, WA 98057
Project Summary: The applicant is requesting a new Administrative Site Plan Review, Environmental
(SEPA) Review, and Street Modification for the construction of a 50,000-square
footlumber and hardware sales building with outdoor lumber sales and 98 surface
parking spaces. A previous Site Plan approval, Environmental (SEPA) Review, and
Street Modification were reviewed and approved on the project site under LUA19-
000050 and LUA17-000445 but have since expired. The project proposal would be
constructed across 4 parcels totaling 254,733 square feet (5.85 acres) located
within the Commercial Arterial (CA) zoning designation and Urban Design District
D. Access to the site would be provided via two existing and two (2) new curb cuts
off East Valley Road. A Category III wetland with a standard 75-foot buffer has been
identified and delineated along the east and south property boundaries. The
applicant is requesting a 25-foot buffer reduction with enhancement, which would
reduce the buffer to 56.25 feet. A seismic hazard area is also mapped on the project
site. Two (2) existing buildings are proposed to remain, all other buildings would be
removed. Of the existing six (6) curb cuts along the project frontage, two (2) are
proposed to remain and two (2) would be reconfigured, resulting in a total of four
(4) curb cuts. The requested street standards modification would reduce the right-
of-way dedication, maintain the existing curb to curb paved width, and reduce the
required sidewalk width to six (6) feet.
Exist. Bldg. Area SF: 15,200 sq. ft. Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
50,000 sq. ft.
50,000 sq. ft.
Site Area: 5.85 acres Total Building Area GSF: 65,200 sq. ft.
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance-Mitigated (DNS-M)
DocuSign Envelope ID: 3B7342F2-7C3E-4B53-A7BD-1B80D65B8919
City of Renton Department of Community & Economic Development
Compton Lumber
Staff Report to the Environmental Review Committee
LUA23-000049, ECF, MOD, SA-A
Report of April 24, 2023 Page 2 of 7
ERC_Compton_final
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. Project construction shall comply with the recommendations found in the submitted Geotechnical
report prepared by Terra Associates, Inc., dated January 24, 2017.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans
to verify compliance with the submitted geotechnical report. 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.
3. Clean-up and/or remediation of the contaminated soils onsite shall comply with the requirements as
outlined by the Department of Ecology. The applicant shall be required to submit a copy of a No Further
Action letter or comparable from the Department of Ecology prior to the issuance of any Construction
or Building Permits on the project site.
4. Hazardous waste operations worker training, health/safety plan, and site control requirements shall
be in accordance with the requirements outline in WAC 296-843.
5. Any potential contaminated soil encountered during excavations shall be handled in accordance with
Department of Ecology’s requirements including by not limited to: sampling, containment, and disposal
at a permitted facility
6. Project construction shall not disrupt ongoing containment remediation at the site and shall include
procedures to prevent damage to site monitoring wells.
7. An Inadvertent Discovery Plan (IDP) shall be prepared and submitted prior to the issuance of a Civil
Construction Permit.
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: DNS-M issued for BMC Renton (LUA17-000445)
Exhibit 3: DNS-M Addendum issued for Compton Lumber (LUA19-000050)
Exhibit 4: Site Plan
Exhibit 5: Landscape Plan
Exhibit 6: Conceptual Civil Plan Set
Exhibit 7: Tree Retention Plan
Exhibit 8: Architectural Plans
Exhibit 9: Transportation Concurrency Memo
Exhibit 10: Geotechnical Report prepared by Terra Associates, Inc., dated January 24, 2017
Exhibit 11: Geotechnical Memo prepared by Terra Associate, Inc., dated April 6, 2017
DocuSign Envelope ID: 3B7342F2-7C3E-4B53-A7BD-1B80D65B8919
City of Renton Department of Community & Economic Development
Compton Lumber
Staff Report to the Environmental Review Committee
LUA23-000049, ECF, MOD, SA-A
Report of April 24, 2023 Page 3 of 7
ERC_Compton_final
Exhibit 12: Preliminary Technical Information Report (TIR), prepared by AHBL, updated January 2023
Exhibit 13: Wetland and Fish and Wildlife Habitat Assessment and Restoration Plan prepared by
Soundview Consultants, dated October 27, 2017
Exhibit 14: TIA prepared by TenW, dated February 10, 2023
Exhibit 15: Public Comments and City Response
Exhibit 16: 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: The applicant submitted a Geotechnical Report prepared by Terra Associates, Inc., dated
January 24, 2017 (Exhibit 4) that was submitted with a previous Site Plan and Environmental (SEPA)
Review application (LUA17-000445) for a BMC Renton project and reused for the previous SEPA
Addendum issued for the previous Compton Lumber (LUA19-000050) application on the project site.
As it is not anticipated that changes to the onsite soils have occurred since the expiration of the original
approvals, the previous Geotechnical Report was accepted for review under the current proposal.
The project site is developed with six (6) one-story commercial buildings surrounded by a mix of gravel,
surface parking, and a lumber yard. The site is bounded to the north by a stormwater detention pond
and wetland areas along the southern and eastern property lines. The topography of the project site is
flat.
Six (6) soil test borings were drilled to a maximum depth of 51.5 feet below ground surface to explore
the subsurface conditions on the project site. In general, the soil conditions consisted of 4.5 feet to 7
feet of loose to medium dense silt sand with gravel and silt fill material overlying 3 to 7 feet of peat
interbedded with silt, silty sand, and occasional wood debris. This organic peat layer was underlain by
very loose to medium dense interbedded alluvial deposits of sand and silt to the termination depth.
An exception to this general condition was observed at Test Borings B-1 and B-4 where 2.5 to 4.5 feet
of very loose silty sand with gravel was interbedded between the fill and interbedded peat layers. Wet
soils were observed below depths of 5 feet in all boring locations. Test Borings B -2 and B-5 were
converted to groundwater monitoring wells. The water levels were observed on January 5, 2017 and
the water level in B-2 and B-5 were measured at 3.9 and 3.79 feet. The report concluded that it was
likely that these water levels were representative of seasonal high-water tables.
The project site is mapped as a seismic hazard area. The report concludes that the impacts to the site
as a result of liquefaction would be in the form of surface subsidence or settlement. The estimated
potential for settlement would be in the range of 2-6 inches with approximately 0.5 inches that would
be differential in nature. This amount of settlement is not anticipated to structurally impact the
building but would result in cosmetic damage. If cosmetic damage is deemed unacceptable by the
applicant, the report recommends that ground improvement using vibrated stone columns should be
considered.
The geotechnical report concludes that development of the site is feasible from a geotechnical
standpoint. The primary concern at the site is the presence of compressible soil strata susceptible to
consolidation under the planned building loads. The compressible soil consists of an approximately 3-
7 foot layer of peat and interbedded alluvial sediments. As this soil layer is currently at a relatively
DocuSign Envelope ID: 3B7342F2-7C3E-4B53-A7BD-1B80D65B8919
City of Renton Department of Community & Economic Development
Compton Lumber
Staff Report to the Environmental Review Committee
LUA23-000049, ECF, MOD, SA-A
Report of April 24, 2023 Page 4 of 7
ERC_Compton_final
shallow depth, the excavation and removal of this layer and the replacement with structural fill would
be feasible. Another option for the applicant to consider would be to support the buildings and
settlement sensitive utilities on pilings. The report included recommendations for site preparation and
grading, excavation, foundation support, slab-on-grade floors, lateral earth pressure for wall design,
drainage, utilities, and pavement. To ensure that future project construction is executed in a manner
that is compatible with the onsite soil conditions, staff recommends as a SEPA mitigation measure that
project construction be required to comply with the recommendations found in the submitted
Geotechnical report prepared by Terra Associates, Inc., dated January 24, 2017 and that the applicant’s
geotechnical engineer review the project’s construction and building permit plans to verify compliance
with the submitted geotechnical report. 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.
Mitigation Measures:
1. Project construction shall comply with the recommendations found in the submitted Geotechnical
report prepared by Terra Associates, Inc., dated January 24, 2017.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans
to verify compliance with the submitted geotechnical report. 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.
Nexus: SEPA Environmental Regulations
2. Water
a. Wetland, Streams, Lakes
Impacts: The applicant submitted a revised Wetland and Fish and Wildlife Habitat Assessment and
Restoration Plan prepared by Soundview Consultants, dated October 27, 2017 (Exhibit 8) that had
been prepared based on previous secondary review comments prepared by Otak, the City’s
Environmental Consultant under the previous Site Plan and Environmental (SEPA) Review
application (LUA17-000445) for a BMC Renton project (Exhibit 2) and reused for the previous SEPA
Addendum issued for the previous Compton Lumber (LUA19-000050) (Exhibit 3). A Category III
wetland (Wetland A) with a standard buffer of 75 feet is located along the eastern and southern
boundaries of the project site. As part of the site development proposal, the applicant is proposing
to reduce the standard 75-foot buffer by 25 percent to a minimum buffer of 56.25 feet with
enhancement. The current buffer consists of paved surfaces and other existing structures, the
proposed reduction with enhancement would increase the functions and values of the buffer
through the reestablishment of native vegetation in this area.
It is anticipated that the City’s currently adopted critical areas regulations would adequately
mitigate for any impacts that could result from the proposed development; therefore no further
mitigation is recommended.
Mitigation Measures: None recommended
Nexus: N/A
b. Storm Water
Impacts: The applicant submitted a Preliminary Technical Information Report (TIR), prepared by
AHBL, updated January 2023 (Exhibit 12). The topography across the site is very flat, with most of
the project site ranging in elevation from 18 to 20 feet, with a slight slope running north to south.
The existing site is split into two (2) different subbasins, both of which are tributary to the publicly
owned drainage system in East Valley Road. Most of the site sheet flows to existing drainage
structures or directly to the existing wetland along the east side of the site. This existing wetland
DocuSign Envelope ID: 3B7342F2-7C3E-4B53-A7BD-1B80D65B8919
City of Renton Department of Community & Economic Development
Compton Lumber
Staff Report to the Environmental Review Committee
LUA23-000049, ECF, MOD, SA-A
Report of April 24, 2023 Page 5 of 7
ERC_Compton_final
overflows into a drainage ditch south of the site; this ditch conveys water west to the publicly
owned drainage system in East Valley Road.
The as indicated in the submitted TIR (E xhibit 12), the proposed project would be exempt from
providing a flow control facility as the proposed project would generate less than a 0.15 cfs
increase in surface water runoff. All projects that add more than 5,000 square feet of pollution
generating impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of pollution
generating pervious surface that is not fully dispersed require water quality. The project proposal
would be required to provide enhanced basic water quality to treat the new pollution generating
impervious surfaces.
Stormwater runoff generated on impervious pollution generating surfaces would sheet flow to
proposed inlets before being conveyed via subsurface pipes to a Biopod vault for water quality
treatment. This runoff would discharge west toward the publicly owned drainage system in East
Valley Road, matching the natural drainage path of the site. Runoff generated from 5,000 sq. ft.
of the proposed building’s roof area would be piped to the edge of the wetland buffer where the
water will discharge into an engineered level spreader. From there, stormwater w ould flow
through the wetland buffer and discharge into the wetland to the east and south sides of the site.
The remainder of the roof runoff will be directed into SDCB 03 downstream of the treatment vault
where it would eventually be conveyed into the East Valley Road stormwater system.
It is anticipated that the City’s current adopted 2022 City of Renton Surface Water Design Manual
would adequately mitigate any impacts that could result from the proposed development;
therefore, no further mitigation is recommended.
Mitigation Measures: None recommended
Nexus: N/A
3. Environmental Health
a. Environmental Health Hazards
Impacts: Comments were received from the Washington State Department of Ecology (DOE)
(Exhibit 15) stating that the project site is listed on the Model Toxics Control Act (MTCA) Confirmed
and Suspected Contaminated Sites List (cleanup site ID 15054, facility site ID 36929) and that t he
site is currently enrolled in the Petroleum Technical Assistance Program (PTAP) of the Pollution
Liability Insurance Agency (PLIA). The PLIA site name is East Valley Road Industrial Site, with a PTAP
project number PNW164. The DOE letter notes that the soil and groundwater at this clean-up site
is contaminated with petroleum hydrocarbons and associated contaminants, including lead and
polycyclic aromatic hydrocarbons (PAHs) and recommends that mitigation measures be adopted
to address: Hazardous waste operations worker training, health/safety plan, and site control
requirements, per WAC 296-843; Management of potential contaminated soil encountered during
excavations, including sampling, containment, and disposal at a permitted facility; and Impacts of
the construction project on ongoing containment remediation at the site, including procedures to
prevent damage to site monitoring wells.
A Geotechncial Memo prepared by Terra Associate, Inc., dated April 6, 2017 (Exhibit 11) that was
submitted with a previous Site Plan and Environmental (SEPA) Review application (LUA17-000445)
for a BMC Renton project and reused for the previ ous SEPA Addendum issued for the previous
Compton Lumber (LUA19-000050) application on the project site. The submitted memo included
information regarding soil testing for hazardous substances on the project site. The memo
concluded that while there are localized areas that exceed the cleanup levels for hydrocarbons,
there is not a widespread presence of hydrocarbons throughout the site associated with vehicle
storage. The memo recommended that the localized areas which exceed the cleanup levels for
hydrocarbons be excavated and backfilled with clean fill. In addition, it was recommended that to
DocuSign Envelope ID: 3B7342F2-7C3E-4B53-A7BD-1B80D65B8919
City of Renton Department of Community & Economic Development
Compton Lumber
Staff Report to the Environmental Review Committee
LUA23-000049, ECF, MOD, SA-A
Report of April 24, 2023 Page 6 of 7
ERC_Compton_final
assist in the degradation of residual levels of hydrocarbons in the groundwater that a material such
as ORC Advanced from Regenesis be mixed with the backfill materi al. To address the cleanup of
contaminated soils onsite, the previous DNS-M adopted for BMC Renton (LUA17-000445) (Exhibit
2) and addended by Compton Lumber (LUA19-000050) (Exhibit 3) had adopted the following SEPA
mitigation measure: Clean-up and/or remediation of the contaminated soils onsite shall comply
with the requirements as outlined by the Department of Ecology. The applicant shall be required
to submit a copy of a No Further Action letter or comparable from the Department of Ecology prior
to the issuance of any Construction or Building Permits on the project site.
Based on the comments received by DOE regarding the ongoing cleanup of contaminated soils
onsite, staff is recommending as SEPA mitigation:
1. That clean-up and/or remediation of the contaminated soils onsite shall comply with
the requirements as outlined by the Department of Ecology. The applicant shall be
required to submit a copy of a No Further Action letter or comparable from the
Department of Ecology prior to the issuance of any Construction or Building Permits
on the project site.
2. Hazardous waste operations worker training, health/safety plan, and site control
requirements shall be in accordance with the requirements outline in WAC 296-843.
3. Any potential contaminated soil encountered during excavations, shall be handled in
accordance with Department of Ecology’s requirements including by not limited to:
sampling, containment, and disposal at a permitted facility
4. Project construction shall not disrupt ongoing containment remediation at the site,
and shall include procedures to prevent damage to site monitoring wells.
Mitigation Measures:
1. Clean-up and/or remediation of the contaminated soils onsite shall comply wi th the
requirements as outlined by the Department of Ecology. The applicant shall be
required to submit a copy of a ‘No Further Action’ letter or comparable from the
Department of Ecology prior to the issuance of any Construction or Building Permits
on the project site.
2. Hazardous waste operations worker training, health/safety plan, and site control
requirements shall be in accordance with the requirements outline in WAC 296-843.
3. Any potential contaminated soil encountered during excavations, shall be handled in
accordance with Department of Ecology’s requirements including by not limited to:
sampling, containment, and disposal at a permitted facility
4. Project construction shall not disrupt ongoing containment remediation at the site,
and shall include procedures to prevent damage to site monitoring wells.
Nexus: SEPA Environmental Regulations
4. Historic and Cultural Preservation
Impacts: Comments were received from the Duwamish Tribe (Exhibit 15) regarding the proposed
project. The Duwamish Tribe notes that this project site is located in an area that is culturally significant
and had a high probability of unknown archaeological deposits. The tribe requests that an Inadvertent
Discovery Plan (IDP) be prepared for the development proposal, that an archeologist be present onsite
during the excavation of the organic and alluvial layers below the fill, and that the tribe be notified if
any archaeological work or monitoring is performed. Staff recommends, as a SEPA Mitigation Measure
that an Inadvertent Discovery Plan (IDP) be prepared and submitted prior to the issuance of a Civil
Construction Permit. In addition, an archeologist be present onsite during the excavation of the organic
DocuSign Envelope ID: 3B7342F2-7C3E-4B53-A7BD-1B80D65B8919
City of Renton Department of Community & Economic Development
Compton Lumber
Staff Report to the Environmental Review Committee
LUA23-000049, ECF, MOD, SA-A
Report of April 24, 2023 Page 7 of 7
ERC_Compton_final
and alluvial layers below the fill, and that the tribe be notified if any archaeological work or monitoring
is performed.
Mitigation Measures: An Inadvertent Discovery Plan (IDP) shall be prepared and submitted prior to
the issuance of a Civil Construction Permit. In addition, an archeologist be present onsite during the
excavation of the organic and alluvial layers below the fill, and that the tribe be notified if any
archaeological work or monitoring is performed.
Nexus: SEPA Environmental Regulations
5. Transportation
Impacts: Proposals that generate 20 or more net new peak hour trips (either in the AM peak or PM
peak) are required to provide a traffic impact analysis (TIA). A TIA prepared by TenW, dated February
10, 2023 (Exhibit 14), was included with the submitted application materials. The proposed project is
estimated to generate 853 new weekday daily trips with 80 new trips occurring during the weekday
AM peak hour (50 in, 30 out) and 113 new trips occurring during the weekday PM peak hour (52 in, 61
out). The TIA included a Level of Service (LOS) analysis at one intersection, SW 27th St/East Valley Road.
The LOS analysis found that this intersection is currently functioning at a level A . To evaluate future
conditions with the project, the analysis assumes a horizon year of 2024, a growth rate of 2% and no
credit for existing use at the site. LOS for the future conditions with project, found that the level of
service remained the same as current conditions. The report concludes payment of transportation
impact fees would sufficiently mitigate any new trips generated by the proposed project.
A Transportation Concurrency Memo (Exhibit 9) was prepared for the proposed project and it was
determined that the proposal would pass the City’s Transportation Concurrency Test.
Mitigation Measures: None Recommended
Nexus: N/A
E. Comments of Reviewing Departments
The proposal has been circulated to Ci ty 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.
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 be filed in
writing on or before 5:00 p.m. on May 8, 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.
DocuSign Envelope ID: 3B7342F2-7C3E-4B53-A7BD-1B80D65B8919
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Compton Lumber
Land Use File Number:
LUA23-000049, ECF, MOD, SA-A
Date of Meeting
April 24, 2023
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
TorJan Ronhovde
The Ronhovde Architect, LLC
14900 Interurban Avenue S,
#138, Tukwila, WA 98168
Project Location
2940, 2960, 2980, and 2990 East
Valley Rd, Renton, WA 98057
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: DNS-M issued for BMC Renton (LUA17-000445)
Exhibit 3: DNS-M Addendum issued for Compton Lumber (LUA19-000050)
Exhibit 4: Site Plan
Exhibit 5: Landscape Plan
Exhibit 6: Conceptual Civil Plan Set
Exhibit 7: Tree Retention Plan
Exhibit 8: Architectural Plans
Exhibit 9: Transportation Concurrency Memo
Exhibit 10: Geotechnical Report prepared by Terra Associates, Inc., dated January 24, 2017
Exhibit 11: Geotechnical Memo prepared by Terra Associate, Inc., dated April 6, 2017
Exhibit 12: Preliminary Technical Information Report (TIR), prepared by AHBL, updated January 2023
Exhibit 13: Wetland and Fish and Wildlife Habitat Assessment and Restoration Plan prepared by
Soundview Consultants, dated October 27, 2017
Exhibit 14: TIA prepared by TenW, dated February 10, 2023
Exhibit 15: Public Comments and City Response
Exhibit 16: Advisory Notes
DocuSign Envelope ID: 3B7342F2-7C3E-4B53-A7BD-1B80D65B8919