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SR_DreamlinerERC_FINAL
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: March 25, 2024
Project File Number: PR23-000125
Project Name: Dreamliner LLC Mixed Use
Land Use File Number: LUA23-000355, ECF, CUP-H, SA-H, MOD
Project Manager: Andrew Van Gordon, Associate Planner
Owner: Dreamliner LLC, 6513 132nd Ave NE #202, Kirkland, WA 98033
Applicant/Contact: Lavina Wadhwani, Veer Architecture, PLLC, 10655 NE 4th St Suite #707, Bellevue,
WA 98005
Project Location: 511 Airport Way, Renton, WA 98057 (APN 7229300580)
Project Summary: The applicant is requesting a Conditional Use Permit, Site Plan Review,
Environmental Threshold Determination (SEPA) and a modification to roadway
standards to construct a commercial/residential mixed use building at 511 Airport
Way. The building would include 30 dwelling units, 3,192 square feet of ground
floor commercial space, and 38 on-site parking spaces. Two (2) commercial spaces,
1,800 square feet and 1,392 square feet each, are proposed on the ground floor. All
parking spaces are within on-site structured parking. Access is proposed from
Airport Way and S Tillicum St. The subject property is 0.36-acre (16,010 square feet)
and is split zoned between the Commercial Arterial (CA) and Center Downtown (CD)
zones. After dedication of right-of-way, approximately 0.24 acre (10,627.11 square
feet) of the property will be within the CA zone and approximately 0.08 acre
(3,542.37 square feet) will be within the CD zone. The CA portion of the project is
within Urban Design District D; the CD portion is within Urban Design District A. The
City's mapping system indicates the site is within a high seismic hazard area and the
Downtown Wellhead Protection Area Zone 1.
Exist. Bldg. Area SF: 0 sq. ft. Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
11,236 sq. ft.
49,204 sq. ft
Site Area: 16,010 sq. ft.
(0.75 acre)
Total Building Area GSF: 49,204 sq. ft.
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
DocuSign Envelope ID: 23F4BD16-5184-4ACD-B93D-53CB9BFD13D7
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Environmental Review Committee
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of March 25, 2024 Page 2 of 9
SR_DreamlinerERC_FINAL
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The proposal is a five (5) story, 68-foot (68’) tall mixed-use building. Sixteen (16) studio units, seven (7) one (1)
bedroom units and seven (7) two (2)-bedroom units are proposed with two (2) ground floor commercial spaces,
1,800 square feet and 1,392 square feet each. The commercial spaces are vacant with no proposed tenants
currently. On-site structured parking will have 38 stalls: eight (8) on the ground floor, six (6) on a mezzanine level
between the ground and second level, and 24 stalls on the second level. Amenities include 1,140 square feet of
interior amenity space with 981 square feet of outdoor amenity space. Primary vehicle access will be from Airport
Way S with a secondary entrance from S Tillicum St. Frontage improvements include sidewalks, curb, gutter and
planting strip along Airport Way S.
PART TWO: 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 comply with the recommendations of the Geotechnical Engineering Report,
prepared by The Riley Group, Inc., dated January 26, 2021, 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 reports. The geotechnical engineer shall submit a seale d
latter stating that they reviewed the construction and building permits and in their opinion the plans
and specifications meet the intent of the reports.
3. The applicant shall be required to sample for on-site petroleum hydrocarbon contamination in the soil
and groundwater prior to acceptance of the civil construction permit. If contamination is found on-site,
the applicant shall provide documentation of approved mitigation measures in line with Model Toxics
Control Act (MTCA) and from the Toxics Cleanup Program requirements prior to issuance of the civil
construction permit. Mitigation measures shall be completed prior to final inspection of the civil
construction permit.
4. The applicant shall complete an archaeological survey by a qualified professional on the site prior to
ground disturbing activities and an Inadvertent Discoveries Plan be prepared by a qualified
professional. A report identifying the results and any needed next steps shall be submitted with the
Inadvertent Discoveries Plan at the time of the civil construction permit application for review and
approval by the Current Planning Project Manager prior to permit issuance. Ground disturbing
activities include but are not limited to geotechnical testing, concrete removal, utility removal and
replacement, and building excavation. Notice shall be provided to Concerned Tribes to have a tribal
monitor on-site if archaeological work or monitoring is performed.
DocuSign Envelope ID: 23F4BD16-5184-4ACD-B93D-53CB9BFD13D7
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Environmental Review Committee
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of March 25, 2024 Page 3 of 9
SR_DreamlinerERC_FINAL
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Conceptual Landscape Plans
Exhibit 4: Technical Information Report, prepared by Encompass Engineering and Surveying,
dated August 8, 2023
Exhibit 5: Preliminary Grading Drainage & Utilities Plan, prepared by Encompass Engineering
and Surveying, dated September 12, 2023
Exhibit 6: Geotechnical Engineering Report, prepared by The Riley Group, Inc. dated January
26, 2021
Exhibit 7: Traffic Impact Analysis (TIA), prepared by Transpo Group, LLC dated January 2024
Exhibit 8: Duwamish Tribe Comment Letter dated October 30, 2023
Exhibit 9: Staff Response to Duwamish Tribe dated March 13, 2024
Exhibit 10: Department of Ecology Comment Letter dated November 9, 2023
Exhibit 11: Staff Response to Department of Ecology dated March 13, 2024
Exhibit 12: Transportation Concurrency Memo dated January 30, 2024
Exhibit 13: SEPA Environmental Checklist dated September 13, 2023
Exhibit 14: Technical Memorandum, prepared by The Riley Group, Inc. dated April 24, 2023
Exhibit 15: Hazardous Materials Management Statement, prepared by Encompass Engineering
and Surveying dated September 13, 2023
Exhibit 16: Building Elevations
Exhibit 17: 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 proposed improvements include the construction of a six (6)-story mixed use building
with a gross 49,204 square feet and a 11,236 square foot building footprint. The site is currently
unimproved and is covered with grasses and gravel. Per the SEPA Environmental Checklist (Exhibit 13)
the entire property would be disturbed during construction and would result in approximately 150
cubic yards of cut with 150 cubic yards of fill.
The subject property is located in a geologically hazardous area, specifically a High Seismic Hazard Area.
A geotechnical report (Exhibit 6) authored by The Riley Group, Inc., dated January 26, 2021, was
provided with the land use application. The Riley Group, Inc. completed subsurface reconnaissance of
the site on January 13, 2021. Four (4) on-site borings were completed.
The boring results indicate that the subsurface conditions at the site include very soft to very stiff silt
with varying amounts of sand and very loose to very dense sand with varying amounts of silt and gravel
and gravel with varying amounts of silt and sand. Groundwater was encountered at approximately 10
DocuSign Envelope ID: 23F4BD16-5184-4ACD-B93D-53CB9BFD13D7
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Environmental Review Committee
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of March 25, 2024 Page 4 of 9
SR_DreamlinerERC_FINAL
feet (10’) during subsurface exploration. The submitted geotechnical report states that per the
Liquefaction Susceptibility Map of King County, Washington the area is mapped as having a moderate
to high liquefaction susceptibility during a seismic event. The report concludes that based on the
liquefaction analysis the native soil below the groundwater table would liquefy under severe
earthquake ground motions (Magnitude 7 and horizontal acceleration of 0.535g with settlement in the
range of six to eight inches (6” – 8”).
The report recommends foundations be supported on conventional spread footings bearing on a
subgrade improvement with Geopiers or Aggregate piers. A Technical Memorandum (Exhibit 14) from
The Riley Group, Inc., dated April 24, 2023, reiterates the need for installing of aggregate piers to
mitigate the predicated settlements and allow suitable support for the building. It is also recommended
that slab-on-grade floors and slabs for the building be supported on a subgrade improved with
Geopiers or Aggregate piers.
Due to the report’s confirmation of the liquefaction potential for the site and recommendations for
mitigating its effects during an earthquake, staff recommends, as a mitigation measure, the applicant
comply with the recommendations of the Geotechnical Engineering Report, prepared by The Riley
Group, Inc., dated January 26, 2021, and any future addenda. Staff recommends the applicant’s
geotechnical engineer review the project’s construction and building permit plans to verify compliance
with the geotechnical report. The geotechnical engineer shall submit a sealed letter stating they have
reviewed the construction and building permit plans and in their opinion the plans and specifications
meet the intent of the reports.
Mitigation Measures:
1. The project shall comply with the recommendations of the Geotechnical Engineering Report,
prepared by The Riley Group, Inc., dated January 26, 2021, 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 reports. The geotechnical engineer shall submit a
sealed latter stating that they reviewed the construction and building permits and in their opinion
the plans and specifications meet the intent of the reports.
Nexus: State Environmental Policy Act (SEPA) Environmental Review; City of Renton Comprehensive
Plan Goals and Policies, L-36; RMC 4-3-050, Critical Area Regulations; and RMC 4-4-060 Grading,
Excavation, and Mining Regulations.
2. Air
Impacts: Temporary impacts to the air from typical earthwork construction equipment and vehicle
exhaust is expected during construction. These construction impacts are not anticipated to be
significant. Dust control can be mitigated through the use of temporary erosion control measures,
watering or other measures to remediate impacts as needed. No measures to reduce or control
emissions were proposed in the SEPA checklist, however, temporary emissions control can be
conditioned through the civil construction permit.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
3. Water
a. Ground Water
Impacts: COR Maps identifies the project area as being with the Zone 1 Downtown Wellhead
Protection Area. Per the Environmental Checklist no groundwater will be withdrawn and no waste
material will be discharged into the ground. Per the Hazardous Materials Management Statement,
prepared by Encompass Engineering and Surveying dated September 13, 2023, (Exhibit 15) gas
DocuSign Envelope ID: 23F4BD16-5184-4ACD-B93D-53CB9BFD13D7
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Environmental Review Committee
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of March 25, 2024 Page 5 of 9
SR_DreamlinerERC_FINAL
powered handheld construction equipment such as chain saws and cut off saws may require
refueling during the construction process. It is not anticipated that construction equipment would
need on-site refueling, but if emergency refueling of larger equipment is needed, it may be
accomplished using portable fuel tanks carried in the bed of the construction foreman’s truck or
by the contractor’s service truck. Typically, the Renton Fire Authority does not support onsite
fueling. Additionally, as the project site is within an aquifer protection zone, refueling on-site is of
special concern so as to protect the aquifer from contamination. With that said, the Renton
Municipal Code includes regulations related to refueling on-site in an aquifer recharge area.
Refueling can be conditioned through the civil construction permit.
The project does not include a prohibited facility as outlined in RMC 4-3-050, Critical Area
Regulations. If more than 100 cubic yards of fill are imported, a fill material source statement is
required that is certified by a professional engineer or geologist licensed by the State of
Washington identifying each source location of the fill. Erosion control measures are proposed
following standard BMPs.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
b. Storm Water
Impacts: A Technical Information Report (TIR) (Exhibit 4), prepared by Encompass Engineering and
Surveying, dated August 8, 2023, and Preliminary Grading Drainage & Utilities Plan, prepared by
Encompass Engineering and Surveying, dated September 12, 2023 (Exhibit 5), prepared by
Encompass Engineering and Surveying, dated September 12, 2023, were submitted with the Land
Use Application. Based on the City of Renton’s flow control map, the site is within the Peak Rate
Flow Control Standard area (matching existing site conditions) and falls within the Lower Cedar
River drainage basin. The development is subject to Full Drainage Review in accordance with the
2022 Renton Surface Water Design Manual (RSWDM).
The applicant has proposed to connect to the City of Renton’s storm drainage system within the
Airport Way right-of-way. A Level 1 downstream analysis was performed as part of the TIR. The
downstream drainage paths were field inspected on October 29, 2020 for existing drainage
problems; the analysis concluded there were no existing drainage problems before discharging to
the Cedar River. As the project will drain to the Cedar River downstream of the Taylor Creek
confluence, the project meets the direct discharge exemption per Section 1.2.3.1 of the RSWDM.
Therefore, no flow control facilities are required for the project. Erosion control measures are
proposed per the temporary erosion and sediment control (TESC) plan and Best Management
Practices (BMPs).
The stormwater system shall be designed in accordance with the RSWDM that is current at the
time of the civil construction permit application. The City’s adopted 2022 RSWDM is anticipated to
mitigate stormwater impacts associated with the development.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
4. Vegetation
Impacts: The site is made up of gravel and limited grasses; no trees or shrubs are present on site. Four
(4) existing street trees are located within the adjacent Airport Way right-of-way (Exhibit 3). Per the
conceptual landscape plan on-site frontage landscaping is proposed within the CA portion of the site.
Street frontage landscaping would include a mixture of groundcover, shrubs and trees. Additional
shrubs are proposed on the eastern and western facades of the structure with two (2) trees,
groundcover and shrubs proposed along the southern façade. The City received a letter from the
DocuSign Envelope ID: 23F4BD16-5184-4ACD-B93D-53CB9BFD13D7
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Environmental Review Committee
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of March 25, 2024 Page 6 of 9
SR_DreamlinerERC_FINAL
Duwamish Tribe (Exhibit 8), dated October 30, 2023, strongly recommending that only native
vegetation be used. Native vegetation can be required to be installed through the Site Plan Review
application.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
5. Environmental Health
a. Environmental Health Hazards
Impacts: Staff received a letter from the Department of Ecology (DOE) (Exhibit 10), dated
November 9, 2023, regarding the proposed project. In the letter, the agency identified the project
site being west of a site listed on the Model Toxics Control Act (MTCA) Confirmed and Suspected
Contaminated Sites List – SDS Partners site located at 307 Airport Way S. The SDS Partners site has
petroleum hydrocarbon contamination confirmed in soil and groundwater. DOE maintains that if
contaminated groundwater has reached the Dreamliner project site, the project site would be
considered part of the MTCA site. If contamination is found on-site, DOE requests that the
contamination be characterized to ensure protection of workers and future residents and
mitigation of MTCA liability. Mitigation measures could include (1) removal and proper disposal of
contaminated soil and/or groundwater from the proposed project location; and (2) worker health
and safety measure, including air monitoring.
The Toxics Cleanup Program has the primary responsibility for implementing and enforcing the
MCTA. Therefore, staff recommends as a mitigation measure that the applicant be required to
sample for on-site petroleum hydrocarbon contamination in the soil and groundwater prior to
acceptance of the civil construction permit. If contamination is found on-site, the applicant shall
provide documentation of approved mitigation measures in line with MTCA and from the Toxics
Cleanup Program requirements prior to issuance of the civil construction permit. Mitigation
measures shall be completed prior to final inspection of the civil construction permit.
Mitigation Measures:
1. The applicant shall be required to sample for on-site petroleum hydrocarbon contamination in
the soil and groundwater prior to acceptance of the civil construction permit. If contamination
is found on-site, the applicant shall provide documentation of approved mitigation measures
in line with Model Toxics Control Act (MTCA) and from the Toxics Cleanup Program
requirements prior to issuance of the civil construction permit. Mitigation measures shall be
completed prior to final inspection of the civil construction permit.
Nexus: State Environmental Policy Act (SEPA) Environmental Review; Chapter 173-340 WAC, Model
Toxics Control Act (MTCA) Cleanup Regulations.
6. Aesthetics
Impacts: The five (5) story building would be set back from the Airport Way right-of-way approximately
15 feet (15’) in the CA portion and zero feet (0’) in the CD portion and between five feet (5’) and zero
feet (0’) from the S Tillicum St right-of-way (Exhibit 2). The total height of the building is approximately
68 feet (68’) to the highest point (Exhibit 16). However, the majority of the building rooftop is
approximately 57.5 feet (57.5’) above grade. The proposed building footprint is 158.5 feet (158.5’) wide
and 88 feet (88’) deep at its greatest extent. This mirrors the rectangular shape of the lot with the long
access being parallel with Airport Way. As such, various design elements to reduce the visual bulk of
the building have been incorporated. This includes a recessed entrance to the on-site parking,
modulation of upper floors, exterior amenity areas on the north and south side of story 3. Additionally,
as the project is split between the CA and CD zone, setbacks are different between the zones allowing
for the CD portion to be placed at the front lot line while the CA portion is setback 15 feet (15’) to meet
DocuSign Envelope ID: 23F4BD16-5184-4ACD-B93D-53CB9BFD13D7
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Environmental Review Committee
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of March 25, 2024 Page 7 of 9
SR_DreamlinerERC_FINAL
zoning setbacks. Other methods proposed to enhance the aesthetics of the project include, but are not
limited to, multiple, modern colors, varying siding materials, insets, balconies, and ground level glazing
on the front façade.
On-site vegetation is included along the front façade of the CA portion of the building with additional
vegetation planted along inset areas on the sides and rear of the building. Pedestrian connections
would be made from the commercial spaces entrances to the sidewalk as will entrance to the
residential lobby. Seating is proposed to be incorporated into the connections to the commercial
spaces. The building would be subject to Urban Design District ‘D’ (CA zoning portion) and Urban Design
District A (CD zoning portion). Review of these standards, as well as the overall site design, would occur
during the site plan review application. It is anticipated that the City’s Urban Design Standards and site
plan review criteria would adequately mitigate aesthetic impacts of the proposal.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
7. Light and Glare
Impacts: The addition of new light sources on the subject property would increase the light and glare
in the area and could create localized light impacts if not properly designed. Onsite lighting would
include interior and exterior building lighting, as well as new street lighting. Per the SEPA
Environmental Checklist it is anticipated that lighting will be consistent with mixed use residential
areas, but it is not anticipated that it would cause a safety hazard or interfere with views. At a
minimum, a photometric analysis would be required with the civil construction permit application
demonstrating compliance with the standards listed in RMC 4-6-060I, “Street and Pedestrian Lighting
Standards” and RMC 4-4-075, “Lighting, Exterior On-Site” and confirmation from the Federal Aviation
Administration (FAA) that the proposed lighting will meet standards in RMC 4-3-020, “Airport Related
height and Use Restrictions.”
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
8. Historic and Cultural Preservation
Impacts: The City received public comment from the Duwamish Tribe that the project is located within
an impact area that the Tribe considers culturally significant and has a high probability to have
unknown archaeological deposits. The project location is within two (2) miles of ancestral village sites
and in close proximity to at least three (3) known archaeological sites. The DAHP WISAARD predictive
model indicates there is a very high risk for encountering cultural resources. As such, the Tribe requests
an archaeological survey be performed for the project. If any archaeological work or monitoring is
performed, notice has been requested by the Tribe. In addition, the Tribe would also like the
opportunity to be present if or when an archaeologist is on site in the event that an artifact or cultural
resource is encountered.
The current proposal did not receive comment from the Washington State Department of Archaeology
and Historic Preservation. Due to the proximity to archeological sites near the project area, staff
recommends as a mitigation measure, that the applicant complete an archaeological survey by a
qualified professional on the site prior to ground disturbing activities and an Inadvertent Discoveries
Plan be prepared by a qualified professional. A report identifying the results and any needed next steps
shall be submitted with the Inadvertent Discoveries Plan at the time of the civil construction permit
application for review and approval by the Current Planning Project Manager prior to permit issuance.
Ground disturbing activities include but are not limited to geotechnical testing, concrete removal,
utility removal and replacement, and building excavation. Notice shall be provided to Concerned Tribes
to have a tribal monitor on-site if archaeological work or monitoring is performed.
DocuSign Envelope ID: 23F4BD16-5184-4ACD-B93D-53CB9BFD13D7
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Environmental Review Committee
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of March 25, 2024 Page 8 of 9
SR_DreamlinerERC_FINAL
1. Mitigation Measures: The applicant shall complete an archaeological survey by a qualified
professional on the site prior to ground disturbing activities and an Inadvertent Discoveries Plan
be prepared by a qualified professional. A report identifying the results and any needed next steps
shall be submitted with the Inadvertent Discoveries Plan at the time of the civil construction permit
application for review and approval by the Current Planning Project Manager prior to permit
issuance. Ground disturbing activities include but are not limited to geotechnical testing, concrete
removal, utility removal and replacement, and building excavation. Notice shall be provided to
Concerned Tribes to have a tribal monitor on-site if archaeological work or monitoring is
performed.
Nexus: City of Renton Comprehensive Goals and Policies, L-AA, L-45 and L-46; Chapter 27.53 RCW,
Archaeological Sites and Resources; Chapter 27.44 RCW, Indian Graves and Records; Chapter 197-11
WAC, SEPA Rules.
9. Transportation
Impacts: The proposed project fronts upon Airport Way to the north and S Tillicum St to the south.
Airport Way is classified as a principal arterial street with an existing right-of-way width of 80 feet (80’)
as measured using the King County Assessor’s Map with an existing paved width of approximately 78
feet (78’). To meet the complete street standards for principle arterial streets, minimum right-of-way
width is 125 feet for a seven (7) lane street with eight-foot (8’) wide sidewalks on both sides, eight-foot
(8’) wide planting strips on both sides, street trees, curbing on both sides, eight-foot (8’) wide parking
lanes, bicycle facilities and 88 feet (88’) of paved roadway width, not including parking. Dedication of
approximately 22.5 feet (22.5’) of right-of-way would be required. The City Transportation section has
recommended that the existing curb location and pavement width on the south side of Airport Way is
sufficient, and a modified principal arterial street standard is acceptable. The modified street would
contain a one-half-foot (0.5’) wide curb, an eight-foot (8’) wide landscaping strip, an eight-foot (8’)
wide sidewalk, and a one-foot (1’) wide clear width at the back of sidewalk; dedication of approximately
11.5 feet (11.5’) would be required to meet this modified street standard. S Tillicum St to the south has
an existing right-of-way of 16 feet (16’) for approximately 100 feet (100’) starting at the southwest
corner with the remainder being 10 feet (10’) in width; the existing paved width is 10 feet (10’) for the
entire length abutting the project site. No dedication or street improvements are required.
A Traffic Impact Analysis is required when a project proposal would result in the generation of 20 new
a.m. or p.m. peak hour trips. A Traffic Impact Analysis (Exhibit 7), prepared by Transo Group, LLC, dated
January 2024, was submitted with the application. The analysis indicates the proposal is anticipated to
generate 312 weekday net new daily trips with 19 weekday a.m. peak hour trips and 33 weekday p.m.
peak hour trips. According to the Traffic Impact Analysis there is no increased delay at the studied
intersections with the addition of the project traffic. Additionally, all studied intersections comply with
the City’s LOS D standard in both the weekday a.m. and p.m. peak hours after project completion. The
Airport Way access is approximately 140 feet (140’) from a bend in the road and posted speed is 35
miles per hour. The analysis shows sufficient sight lines are provided at the proposed Airport Way
access with the City of Renton’s entering and stopping sight distance requirements being met in both
the eastbound and westbound directions.
The proposal has passed the City’s Traffic Concurrency Test (Exhibit 12) per RMC 4-6-070D, which based
upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-test
Transportation Plan, and future payment of appropriate Transportation Impact Fees.
Mitigation Measures: None recommended.
Nexus: Not applicable.
DocuSign Envelope ID: 23F4BD16-5184-4ACD-B93D-53CB9BFD13D7
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Environmental Review Committee
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of March 25, 2024 Page 9 of 9
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10. 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 17).
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.
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 April 8, 2024. 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: 23F4BD16-5184-4ACD-B93D-53CB9BFD13D7
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Dreamliner LLC Mixed Use
Land Use File Number:
LUA23-000355, ECF, CUP-H, SA-H, MOD
Date of Meeting
March 25, 2024
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Lavina Wadhwani
Veer Architecture, PLLC
10655 NE 4th St Suite #707,
Bellevue, WA 98005
Project Location
511 Airport Way, Renton, WA
98057 (APN 7229300580)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Conceptual Landscape Plans
Exhibit 4: Technical Information Report, prepared by Encompass Engineering and Surveying, dated
August 8, 2023
Exhibit 5: Preliminary Grading Drainage & Utilities Plan, prepared by Encompass Engineering and
Surveying, dated September 12, 2023
Exhibit 6: Geotechnical Engineering Report, prepared by The Riley Group, Inc.ndated January 26, 2021
Exhibit 7: Traffic Impact Analysis (TIA), prepared by Transpo Group, LLC dated January 2024
Exhibit 8: Duwamish Tribe Comment Letter dated October 30, 2023
Exhibit 9: Staff Response to Duwamish Tribe dated March 13, 2024
Exhibit 10: Department of Ecology Comment Letter dated November 9, 2023
Exhibit 11: Staff Response to Department of Ecology dated March 13, 2024
Exhibit 12: Transportation Concurrency Memo dated January 30, 2024
Exhibit 13: SEPA Environmental Checklist dated September 13, 2023
Exhibit 14: Technical Memorandum, prepared by The Riley Group, Inc. dated April 24, 2023
Exhibit 15: Hazardous Materials Management Statement, prepared by Encompass Engineering and
Surveying dated September 13, 2023
Exhibit 16: Building Elevations
Exhibit 17: Advisory Notes
DocuSign Envelope ID: 23F4BD16-5184-4ACD-B93D-53CB9BFD13D7