HomeMy WebLinkAboutARB_Flagship_ERC_Report_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ARB Flagship_ERC Report_v1
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: June 12, 2023
Project File Number: PR23-000082
Project Name: ARB Flagship Store
Land Use File Number: LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner: Air Locker Inc., 4810 D Street NW, # 103, Auburn, WA 98001
Applicant/Contact: Kevin Broderick, Broderick Architects, 55 S Atlantic ST, # 301, Seattle, WA 98134
Project Location: 720 Rainier Ave S (APN 1923059053)
Project Summary: The applicant is requesting an Administrative Conditional Use Permit,
Administrative Site Plan Review, Environmental (SEPA) Review, a street
modification, and a parking modification for the proposed tenant improvement and
building additions located at 720 Rainier Ave S (APN 1923059053). The 37,702 SF
property is located within the Commercial Arterial Zone (CA), Urban Design District
D, and Commercial & Mixed Use (CMU) land use designation. The scope of work
includes a change of use and tenant improvement of an existing 10,068 SF
commercial building to an ARB Flagship Store, which involves retail sales of vehicle
accessories. The project improvements include a total building addition of 7,195 SF,
which includes a new main entry (213 SF), a new training room addition (650 SF),
and a new 1-story addition for vehicle service and accessory installation (6,332 SF).
Access to the site is proposed to remain via one relocated driveway curb cut off
Rainier Ave S. Proposed site work includes restriping the existing exterior parking
lot (20 stalls) to accommodate 24 parking stalls, as well as installation of street
frontage and interior parking lot landscaping. The applicant is requesting a parking
modification in order to utilize a temporary parking lot plan (23 exterior parking
stalls) in response to a 9-foot temporary construction easement, utilized by Sound
Transit, that will be taken along the south property line of the subject property. In
order to accommodate this temporary easement, the applicant requests a parking
modification to reduce the required 24-foot drive aisle to 18 feet (at the narrowest
point) and to allow for 50 percent of the parking stalls to be compact, rather the
code-required maximum of 30 percent. The proposal includes approximately 3,695
SF of public right of way dedication along Rainier Ave S, as well as street frontage
improvements. A street modification is requested for the street frontage
improvements to Rainier Ave S. The City’s mapping system indicates that high
seismic hazards and Wellhead Protection Area Zone 2 are mapped on the project
site.
Exist. Bldg. Area SF: 10,068 SF Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
7,195 SF
17,263 SF
Site Area: 37,702 SF Total Building Area GSF: 17,263 SF
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
DocuSign Envelope ID: 57102B24-44A9-4D9C-85FC-BE85E3655BCA
City of Renton Department of Community & Economic Development
ARB Flagship Store
Staff Report to the Environmental Review Committee
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of June 12, 2023 Page 2 of 7
ARB Flagship_ERC Report_v1
Project Location Map
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 be required to comply with the recommendations found in the Geotechnical
Engineering Study, prepared by Geotech Consultants, Inc. on April 19, 2022, and any future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans
to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed
letter or memo 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 be subject to the following contingency actions:
a. Hazardous waste operations worker training, health/safety plan, and site control requirements,
per WAC 296-843; and
b. Management of potential contaminated soil and groundwater encountered during excavations,
including sampling, containment, and disposal at a permitted facility.
DocuSign Envelope ID: 57102B24-44A9-4D9C-85FC-BE85E3655BCA
City of Renton Department of Community & Economic Development
ARB Flagship Store
Staff Report to the Environmental Review Committee
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of June 12, 2023 Page 3 of 7
ARB Flagship_ERC Report_v1
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Preliminary Technical Information Report (TIR), prepared by CRW Engineering Group,
LLC, dated January 20, 2023
Exhibit 5: Conceptual Utilities, Drainage, and Grading Plan, prepared by CRW Engineering Group,
LLC, dated January 2023
Exhibit 6: Geotechnical Engineering Study, prepared by prepared by Geotech Consultants, Inc.,
dated April 19, 2022
Exhibit 7: Transportation Concurrency Memo
Exhibit 8: Public Comment from the Department of Ecology (DOE)
Exhibit 9: Environmental (SEPA) Checklist
Exhibit 10: Trip Generation Memorandum, prepared by Transportation Engineering NorthWest,
dated March 14, 2022
Exhibit 11: Temporary Parking Lot Plan with Sound Transit Easement
Exhibit 12: 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 Engineering Study, prepared by Geotech Consultants,
Inc. (dated April 19, 2022; Exhibit 6), with the master land use application. The site is currently
developed with an existing commercial building previously used as an automobile dealership, and the
remainder of the lot is covered by pavement. No steep slopes were observed on or near the subject
site.
The report indicates that the soils underlying the site and surrounding area have been deposited by
various rivers that flowed through the deep valleys that remained after the last glaciers receded from
the Puget Sound. According to the Report, Geotech Consultants, Inc. conducted borings for projects
within one to two blocks of the subject site. These borings extended to depths of at least 60 feet and
found alluvial soils that typically consisted of finer-grained sediments (silt and silty, fine-grained sands)
extending to depths of 20 to 25 feet. Below this depth, the alluvium becomes more coarse -grained,
consisting of gravel and gravelly sand, having been deposited by faster flowing water. The report
further states that, based on the subsurface information, the site is underlain by alluvial soils and a
relatively shallow groundwater table. The groundwater table that underlies the entire area fluctuates
seasonally, but often lies within 8 to 10 feet of the ground surface. Due to the soil conditions and high
groundwater, neither full infiltration nor limited infiltration are feasible at the site.
According to the report, the loose sandy soils beneath the level of the groundwater table are
susceptible to liquefaction, with a moderate to high potential for liquefaction during a large
earthquake. The report indicates that heavily-reinforced shallow foundation systems are being used
on newer construction in the surrounding area in order to limit excessive post-construction settlement,
DocuSign Envelope ID: 57102B24-44A9-4D9C-85FC-BE85E3655BCA
City of Renton Department of Community & Economic Development
ARB Flagship Store
Staff Report to the Environmental Review Committee
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of June 12, 2023 Page 4 of 7
ARB Flagship_ERC Report_v1
as well as protect against foundation collapse in the event of seismic liquefaction that could occur
during a large earthquake. The report recommends that the smaller entry and break room additions
be constructed using reinforced mat foundations, which are intended to distribute the building loads,
reduce the necessary bearing capacity, bridge over any excessively soft areas of soil, and reduce the
amount of differential settlement across the new construction. For the eastern addition, the report
recommends that the perimeter walls be supported on heavily-reinforced continuous footings that are
designed similar to grade beams. In addition, if the floor slab of the addition will support heavy loads,
such as from vehicle lifts, a reinforced slab is recommended. The report indicates that differential
ground settlements across the structures would be mitigated by the heavily-reinforced foundations,
with predicted differential settlement of two (2) to three (3) inches across the structures.
The applicant states (Exhibit 9) that the only fill/excavation proposed for the development would be
associated with the new foundations, which amounts to approximately 55 cubic yards of structural fill
material and potentially 120 cubic yards of crushed rock below the new slab. Geotech Consultants, Inc.
recommends that they be retained to review the final project plans to verify that the recommendations
provided in the report are adequately addressed in the project design. Geotech Consultants, Inc.
indicated that a review of the final project plans may include revisions to the recommendations based
site, development, and/or geotechnical constraints that may become more evident during the review
process. As such, staff recommends as mitigation measure that the applicant comply with all
recommendations included within the Geotechnical Engineering Study, prepared by Geotech
Consultants, Inc. on April 19, 2022, and any future addenda. Additionally, as the geotechnical report
was prepared prior to the final design of the project, staff recommends as a mitigation measure that
the applicant’s geotechnical engineer review the project’s construction and building permit plans to
verify compliance with the geotechnical report(s). 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:
1. Project construction shall be required to comply with the recommendations found in the
Geotechnical Engineering Study, prepared by Geotech Consultants, Inc. on April 19, 2022, and any
future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit
a sealed letter or memo 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).
Nexus: State Environmental Policy Act (SEPA) Environmental Review; City of Renton Comprehensive
Plan Policy L-36; RMC 4-3-050 Critical Areas Regulations; and RMC 4-4-060 Grading, Excavation and
Mining Regulations.
2. Air
Impacts: It is anticipated that some short-term impacts to air quality typical of building construction
activity would be associated with site work required to develop this site. Long-term impacts to air
quality would be as a result of vehicle exhaust from customers. These long-term impacts are not
anticipated to be significant. Project development impacts during construction may include dust
resulting from grading and exhaust from construction vehicles. Dust control would be mitigated
through the use of temporary erosion control measures and/or sprinkling of the site with water to
remediate impacts as needed. No further site specific mitigation for the identified impacts from typical
vehicle and construction exhaust is required.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
DocuSign Envelope ID: 57102B24-44A9-4D9C-85FC-BE85E3655BCA
City of Renton Department of Community & Economic Development
ARB Flagship Store
Staff Report to the Environmental Review Committee
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of June 12, 2023 Page 5 of 7
ARB Flagship_ERC Report_v1
3. Water
a. Storm Water
Impacts: The applicant submitted a Preliminary Technical Information Report (TIR), prepared by
CRW Engineering Group, LLC (dated January 20, 2023, Exhibit 4), with the project application. The
project would be subject to the 2022 City of Renton Surface Water Design Manual (RSWDM). All
nine core requirements and the six special requirements have been discussed in the Technical
Information Report. Based on the City’s flow control map, the site falls within the Peak Rate Flow
Control Standard area matching Existing Conditions. The site falls within the Black River Drainage
Basin. Existing surface water runoff is collected and conveyed via on-site catch basins which
connect to the public storm system on Rainier Avenue S. The project does not include any proposed
changes to the existing site drainage discharge point.
The report indicates that Basic Dispersion BMPs are proposed, and must be implemented for a
minimum of twenty percent (20%) of the project area. The BMPs include a 24-foot-long infiltration
trench for the driveway and parking lot area (1,680 square feet). The concrete patio area will be
dispersed via sheet flow and drain to the landscape area west of the building (1,740 square feet).
The proposal also includes splash block BMPs. The total area covered by Basic Dispersion BMPs is
3,420 square feet, which meets the minimum twenty percent (20%) requirement. The report
indicates that the proposed project decreases the total impervious surface area, and therefore
decreases peak discharge rates. In addition, the proposal creates less than 5,000 square feet of
new plus replaced pollution-generating impervious surfaces, and contributes no additional new
pollution-generating pervious surfaces. The report concludes that the proposed project meets
specific exemptions outlined within the RSWDM, and therefore is exempt from performance
measures, including constructing additional conveyance, detention, or water quality facilities.
The conveyance and water quality systems must be designed in accordance with the RSWDM that
is current at the time of the civil construction permit application. 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: No further mitigation recommended.
Nexus: Not applicable.
4. Environmental Health
a. Environmental Health Hazards
Impacts: According to the applicant, no environmental health hazards are anticipated as part of
the development. The site was previously used by Walker’s Renton Mazda as an auto sales
dealership. According to the SEPA Environmental Checklist (Exhibit 9), the applicant indicated there
are no known site contaminations from past or present uses. However, the Department of Ecology
(DOE) submitted environmental health comments (Exhibit 8) that indicate the proposed project
area is located near the following sites listed on the Model Toxics Control Act (MTCA) Confirmed
and Suspected Contaminated Sites List: Sound Ford (cleanup site ID 6342, facility site ID 58499353)
and Les Schwab Tires Renton (cleanup site ID 2963, facility site ID 78566837). Based on the data
from these nearby contaminated sites, the soil and groundwater on the project site is potentially
contaminated with arsenic, diesel, and lube oil. Due to potential environmental health concerns,
DOE is recommending two (2) contingency actions as project mitigation measures: a) hazardous
waste operations worker training, health/safety plan, and site control requirements, per WAC 296-
843; and b) management of potential contaminated soil and groundwater encountered during
excavations, including sampling, containment, and disposal at a permitted facility. Therefore, staff
DocuSign Envelope ID: 57102B24-44A9-4D9C-85FC-BE85E3655BCA
City of Renton Department of Community & Economic Development
ARB Flagship Store
Staff Report to the Environmental Review Committee
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of June 12, 2023 Page 6 of 7
ARB Flagship_ERC Report_v1
recommends as a mitigation measure, the applicant follow DOE’s recommended contingency
actions as outlined.
Mitigation Measures: The applicant shall be subject to the following contingency actions:
a. Hazardous waste operations worker training, health/safety plan, and site control
requirements, per WAC 296-843; and
b. Management of potential contaminated soil and groundwater encountered during
excavations, including sampling, containment, and disposal at a permitted facility.
Nexus: State Environmental Policy Act (SEPA) Environmental Review; Chapter 173-340 WAC, Model
Toxics Control Act – Cleanup; and Chapter 296-843 WAC, Hazardous Waste Operations.
5. Transportation
Impacts: The project site fronts Rainier Ave S along the western property (Exhibit 2). Access to the site
is proposed to remain via one relocated driveway curb cut off Rainier Ave S. Rainier Ave S is classified
as a 7-lane Principal Arterial. To meet the City’s complete street standards, a minimum public right-of-
way (ROW) width of 125 feet is required, including a paved width of 83 feet, 1-foot wide curbs, 8-foot
wide landscaped planters, 8-foot wide sidewalks, and 2-foot clearance space at the back of the
sidewalks. The applicant is requesting a street modification for the street frontage improvements to
Rainier Ave S in order to retain the existing curb line and match the frontage improvements from the
Rainier Ave S Phase 3 Improvement project, which consists of a 5-foot-wide landscaped planter behind
the existing curb line, an 8-foot-wide sidewalk, and a 1-foot-wide clearance space at the back of the
sidewalk. The proposal includes approximately 3,695 SF of ROW dedication along Rainier Ave S.
The site currently has 20 parking stalls. The applicant proposes to restripe the existing exterior parking
lot to accommodate 24 parking stalls. For retail sales uses, Renton Municipal Code requires a minimum
and maximum of 2.5 parking spaces per 1,000 square feet of net floor area. A minimum and maximum
of 2.5 parking spaces per 1,000 square feet of net floor area is required for vehicle service and repair
uses. The total net floor area of the proposed building, including all additions, is 11,653 square feet,
which would require a minimum and maximum of 30 parking spaces for the project site. A total of 7
parking spalls are proposed within the service garage. The applicant is requesting a parking
modification in order to utilize a temporary parking lot plan (Exhibit 11), which includes 23 exterior
parking stalls, in response to a 9-foot temporary construction easement utilized by Sound Transit,
which will be taken along the south property line of the subject property. In order to accommodate
this temporary easement, the applicant requests a parking modification to reduce the required 24-foot
drive aisle to 18 feet (at the narrowest point) and to allow for 50 percent of the parking stalls to be
compact, rather the code-required maximum of 30 percent. Once the temporary easement is
eliminated, the parking lot will be redeveloped with the permanent parking lot plan (24 exterior
parking stalls). Both the proposed permanent parking lot layout and the temporary parking lot plan
meet parking space number requirements. Additional parking analysis will be conducted and provided
within the administrative site plan review staff report.
The applicant submitted a Trip Generation Memorandum, prepared by Transportation Engineering
NorthWest, dated March 14, 2022 (Exhibit 10), with the project application. The site generated traffic
volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 11th Edition, (2021). Based on the calculations provided, the proposed
development would average 55 net new daily (weekday) vehicle trips. The analysis determined that
vehicular traffic generated from the proposed development would not exceed 20 new vehicle trips per
hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods; therefore, a full traffic impact
analysis is not required. It is not anticipated that the increased traffic created by the development
would adversely impact the City of Renton’s street system, subject to the payment of transportation
impact fees and frontage improvements.
DocuSign Envelope ID: 57102B24-44A9-4D9C-85FC-BE85E3655BCA
City of Renton Department of Community & Economic Development
ARB Flagship Store
Staff Report to the Environmental Review Committee
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Report of June 12, 2023 Page 7 of 7
ARB Flagship_ERC Report_v1
The proposed project passes the City’s Transportation Concurrency test (Exhibit 7) 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. Therefore, at this time staff does not recommend any site-specific mitigation measures
related to traffic impacts.
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 repor t.
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 June 26, 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: 57102B24-44A9-4D9C-85FC-BE85E3655BCA
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
ARB Flagship Store
Land Use File Number:
LUA23-000069, ECF, CUP-A, SA-A, MOD, MOD
Date of Meeting
June 12, 2023
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Kevin Broderick
Broderick Architects
55 S Atlantic ST, # 301,
Seattle, WA 98134
Project Location
720 Rainier Ave S (APN
1923059053)
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: Preliminary Technical Information Report (TIR), prepared by CRW Engineering Group, LLC,
dated January 20, 2023
Exhibit 5: Conceptual Utilities, Drainage, and Grading Plan, prepared by CRW Engineering Group, LLC,
dated January 2023
Exhibit 6: Geotechnical Engineering Study, prepared by prepared by Geotech Consultants, Inc., dated
April 19, 2022
Exhibit 7: Transportation Concurrency Memo
Exhibit 8: Public Comment from the Department of Ecology (DOE)
Exhibit 9: Environmental (SEPA) Checklist
Exhibit 10: Trip Generation Memorandum, prepared by Transportation Engineering NorthWest, dated
March 14, 2022
Exhibit 11: Temporary Parking Lot Plan with Sound Transit Easement
Exhibit 12: Advisory Notes
DocuSign Envelope ID: 57102B24-44A9-4D9C-85FC-BE85E3655BCA