HomeMy WebLinkAboutSR_ERC_Report_Tesla_SSD_and_Collision_Center_240708_FinalDEPARTMENT OF COMMUNITY
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SR_ERC Report_Tesla SSD and Collision Center_240708_FINAL
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: July 8, 2024
Project File Number: PR23-000169
Project Name: Tesla SSD and Collision Center
Land Use File Number: LUA24-000157, ECF, SA-H, MOD
Project Manager: Alex Morganroth, Principal Planner
Applicant/Contact: Barsin Bet Govargez, 1100 W Town and Country Rd, Suite 700, Orange, CA 92868
Owner: EV 600 LLC, 3323 NE 163rd St, Ste 600, North Miami Beach, FL 33160
Project Location: 600 SW 10th St (APN 2146000050)
Project Summary: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan
Review approval, and one Modification (to RMC 4-6-060) to operate an auto-dealership with
associated service and repair component within an existing industrial building located at 600
SW 10th St (APN 2146000050). The proposal qualifies as a change of use. The 4.38-acre site
has a zoning designation of Medium Industrial (IM) and a Comprehensive Plan Land Use
Designation of Employment Area. The proposed use would include a showroom and sales
area, a service area with 64 work bays, a customer lounge, and office space within the
existing 114,531 square foot tilt-up concrete structure. The work proposed is primarily
interior in nature, but also includes various facade and parking lot improvements. The
building was previously occupied by Ryerson, a metal supplier, with warehousing and office
space through the third quarter of 2022 and is currently vacant. Access to the site would
remain via the three (3) existing curb cuts on SW 10th St. Access to the north onto Seneca
Ave SW would remain gated and provide emergency access only. According to COR Maps, a
High Seismic Hazard is mapped on the project site. No trees are proposed for removal.
Approximately 165,528 feet of new impervious surface is proposed. The applicant submitted
a technical information report, draft geotechnical report, arborist report, traffic impact
analysis, and environmental checklist with the application.
Exist. Bldg. Area: 114,531 SF Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
N/A
N/A
Site Area: 436,044 SF Total Building Area GSF: 114,531 GSF
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a Determination of
Non-Significance - Mitigated (DNS-M).
DocuSign Envelope ID: 7DBCA7C0-8C41-4D51-AF13-689B38E87E3D
City of Renton Department of Community & Economic Development
Tesla SSD and Collision Center
Staff Report to the Environmental Review Committee
LUA24-000157, ECF, SA-H, MOD
Report of July 8, 2024 Page 2 of 8
SR_ERC Report_Tesla SSD and Collision Center_240708_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.The applicant shall comply with the recommendations found in the submitted Draft Geotechnical Report
and Infiltration Assessment prepared by PanGEO, Inc., dated June 10, 2021 (Exhibit 9), and any future
addenda.
2.The applicant shall submit an Archaeological Monitoring and Inadvertent Discovery Plan (MIDP) to
Department of Archaeology and Historic Preservation (DAHP) and any interested Tribes for review prior
to the start of any ground disturbing activities. Documentation of the submittal shall be provided to the
City of Renton prior to the issuance of building or construction permits.
DocuSign Envelope ID: 7DBCA7C0-8C41-4D51-AF13-689B38E87E3D
City of Renton Department of Community & Economic Development
Tesla SSD and Collision Center
Staff Report to the Environmental Review Committee
LUA24-000157, ECF, SA-H, MOD
Report of July 8, 2024 Page 3 of 8
SR_ERC Report_Tesla SSD and Collision Center_240708_FINAL
C.Exhibits
Exhibit 1:Environmental Review Committee (ERC) Report
Exhibit 2:SEPA Checklist
Exhibit 3:Site Plan
Exhibit 4:Civil Plan Set (Utility, Erosion, Grading, Tree Inventory, Landscape)
Exhibit 5:Floor Plans
Exhibit 6:Architectural Elevations
Exhibit 7:Architectural Color Renderings
Exhibit 8:Topography Survey
Exhibit 9:Draft Geotechnical Report and Infiltration Assessment, prepared by PanGEO, Inc, dated
June 10, 2021
Exhibit 10: Technical Information Report, prepared by Kimley-Horn and Associates, Inc., dated
October 31, 2023
Exhibit 11: Traffic Impact Analysis, prepared by Kimley-Horn and Associates, Inc., dated May 2024
Exhibit 12: Arborist Report: Tree Inventory, prepared by Rippey Arboriculture LLC, dated March 19th,
2022
Exhibit 13: Duwamish Tribe Comments, dated June 6, 2024
Exhibit 14: City Staff Response to Duwamish Tribe Comments, dated June 11, 2024
Exhibit 15: Advisory Notes
Exhibit 16: Transportation Concurrency Test Memorandum, prepared by Nathan Janders,
Development Engineering Manager, dated June 24, 2024
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 436,044 square foot (10.01 ac) subject property is currently developed with a 114,531
square foot concrete tilt-up industrial building on the southern portion of the property, a paved surface
parking lot between the building and the ROW (SW 10th St), and an unpaved gravel/dirt parking and
storage area on the northern portion of the site (Exhibit 4). The site topography is almost completely flat
with only a five-foot (5’) elevation change across the property (Exhibit 8). City of Renton (COR) maps has
identified the site is within a High Seismic Hazard Area. As such, the applicant submitted a Draft
Geotechnical and Infiltration Test Results Report, prepared by PanGEO, Inc., dated June 10, 2021 (Exhibit
9), with the application. The project would include a total of approximately 146,797 square feet of new
impervious surface and approximately 51,400 square feet of replaced impervious surface.
The geotechnical engineer completed a geotechnical investigation on May 27, 2021. The investigation
program included the excavation of eight (8) test pits to assess soil conditions using a mini-excavator. All
borings completed for the geotechnical engineering study were excavated to depths of approximately 10
feet. The soils encountered in the field included a shallow layer of sod with loose fine to medium sand
DocuSign Envelope ID: 7DBCA7C0-8C41-4D51-AF13-689B38E87E3D
City of Renton Department of Community & Economic Development
Tesla SSD and Collision Center
Staff Report to the Environmental Review Committee
LUA24-000157, ECF, SA-H, MOD
Report of July 8, 2024 Page 4 of 8
SR_ERC Report_Tesla SSD and Collision Center_240708_FINAL
underlain by fill consisting of loose to medium dense soil, fine to medium sand with silt and trace organic
material to depths ranging between approximately two (2) to four (4) feet depending on the specific test
pit. Under the fill, medium stiff to stiff gray silt with a trace of sand, classified as Quaternary Alluvium, was
found up to the maximum depth of 10 feet across all eight (8) test pits.
Groundwater was encountered approximately eight feet (8’) to eight and a half feet (8.5’) below existing
site elevations during the engineer’s investigation. Due to the parking lot improvements being constructed
at or near grade, the engineer does not anticipate groundwater seepage to result in construction related
issues in the short or long term. In addition, two (2) infiltration tests were performed at Test Pits 1 and 2
in order to determine the feasibility of infiltration on the site post-construction. Based on the results of
the tests, the report concludes that due to the types of soils present, infiltration on the site may not be
feasible. The report includes multiple construction recommendations for infiltration facilities on the site
including but not limited to, scarifying the subgrade prior to placing fill, limiting heavy equipment during
wet weather, and constructing infiltration facilities as late in the schedule as possible after upstream areas
are stabilized.
According to the geotechnical engineer, soil erosion potential at the project site can be reduced through
landscaping and surface water runoff control. Normal erosion control measures include such items as
fences, hay bales, mulching, control ditched and diversion trenches. The applicant’s geotechnical engineer
also includes a variety of recommendations for the proposed parking lot surfacing such as moisture
conditioning and compaction of the structural fill, removing topsoil and organics from any existing fill
proposed for reuse as structural fill, limiting permanent cut and fill slopes to a grade of 2H:1V, and various
specific requirements for wet weather construction. As such, staff recommends a mitigation measure that
the applicant comply with the recommendations found in the submitted Draft Geotechnical Report and
Infiltration Assessment, prepared by PanGEO, Inc., dated June 10, 2021, and future addenda.
Mitigation Measure: The applicant shall comply with the recommendations found in the submitted Draft
Geotechnical Report and Infiltration Assessment prepared by PanGEO, Inc., dated June 10, 2021, and any
future addenda.
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 temporary air quality impacts could be associated with site work and
building construction required to complete the proposed project at this site. Project development impacts
during construction activities may include dust as a result of the concrete/asphalt cutting, as well as
exhaust from construction vehicles, equipment and/or machinery. These emissions would be temporary
and are anticipated to rapidly dissipate. Dust control would be mitigated through the use of temporary
erosion control measures, watering or other best management practices. Once completed, the site
operations are expected to have minimal air quality impacts since only electric vehicles will be sold and
serviced. Therefore, no further site-specific mitigation for the identified impacts from typical vehicle
exhaust and construction dust is recommended.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3. Storm Water
Impacts: The applicant submitted a Technical Information Report (TIR), prepared by Kimley-Horn and
Associates, Inc., dated October 31st, 2023 (Exhibit 10). The project contains greater than 2,000 square feet
of replaced impervious surface and therefore the development is subject to Full Drainage Review in
DocuSign Envelope ID: 7DBCA7C0-8C41-4D51-AF13-689B38E87E3D
City of Renton Department of Community & Economic Development
Tesla SSD and Collision Center
Staff Report to the Environmental Review Committee
LUA24-000157, ECF, SA-H, MOD
Report of July 8, 2024 Page 5 of 8
SR_ERC Report_Tesla SSD and Collision Center_240708_FINAL
accordance with the 2022 Renton Surface Water Design Manual (RSWDM). Based on the City of Renton’s
flow control map, the site falls within the Black River Cedar River Drainage Basin. All nine (9) core
requirements and the six (6) special requirements have been discussed in the TIR.
Based on the submitted documents, the project would add more than 5,000 square feet of new and
replaced pollution generating impervious area. Therefore, the applicant is required to provide enhanced
basic water quality treatment, which would be reviewed at the time of Construction Permit submittal. A
Level 1 downstream analysis was performed and downstream drainage paths were field inspected for
existing drainage problems. The analysis concluded that no drainage issues exist within the study area
downstream of the site, and no predicted drainage or water quality issues would arise as part of the
proposed project. Staff concurs with the assessment.
The applicant has proposed a 15,500 cubic foot (cf) Contech vault within the proposed surface parking lot
on the north side of the site. A privately owned and maintained pump system within the site is proposed
downstream of the water quality facility before discharging to the existing conveyance system. The
preliminary TIR depicts that the pump system would follow all drainage requirements. An emergency
power backup plan and response plan shall be provided, and would be reviewed during the civil
construction permit application. The applicant has proposed a Bio Clean Modular Wetlands System. The
applicant would need to provide details of the system showing the required Department of Ecology
General Use Level Designation approval. In addition, the applicant must obtain a Construction Stormwater
Permit from the Department of Ecology due to clearing and grading exceeding one acre.
Appropriate on-site BMPs satisfying Core Requirement #9 are required to help mitigate the new runoff
created by the development to the maximum extent feasible. On-site BMPs, as described in Section C.1.3
of the 2022 RSWDM, would be evaluated as part of the review of the final drainage plan and drainage
report submitted with the construction permit application. The 2024 Surface Water System Development
fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. The fee is payable
prior to issuance of the construction permit and is subject to change based on the calendar year the
construction permit is issued. No further site-specific mitigation is recommended.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
4. Plants
Impacts: The applicant submitted an Arborist Report: Tree Inventory, prepared by Rippey Arboriculture
LLC, dated March 19th, 2022 (Exhibit 12) with the application. Existing landscaping on the site is primarily
concentrated along the perimeter of the site and the front (south) of the building in the form of foundation
and parking lot island plantings. The perimeter landscaping along the north and west sides of the site are
mostly unmaintained low-growing shrubs and groundcover. The applicant has proposed substantial new
landscaping on the north side of the project site where the new parking lot is proposed, including new
perimeter landscaping ranging between 10 and 30 feet and multiple interior landscape islands (Exhibit 4).
In addition, interior landscape islands are proposed in the front (south) parking lot between the building
and SW 10th St. The applicant proposed to plant approximately 102 new trees with a mix of small, medium,
and large stature species. Species proposed include Allegheny serviceberry, Emerald Queen Norway
maple, Karpick red maple, and Sunburst honey locust. Species of shrub and ground cover proposed in the
perimeter and interior parking lot landscaping include, but are not limited to, Edward Goucher abelia,
Japanese barberry, sea green juniper, creeping mahonia, and bearberry cotoneaster. No trees are
proposed for removal and existing trees near the project site would be protected during construction
(Exhibit 12). All existing street trees in the SW 10th St right-of-way are proposed to remain. The applicant
has proposed the installation of thirteen (13) new Karpick red maples in the ROW. Further evaluation of
the street tree species and spacing would occur at the time of site plan review. The proposed landscaping
is significantly more robust than the existing landscaping on the site and would result in approximately
DocuSign Envelope ID: 7DBCA7C0-8C41-4D51-AF13-689B38E87E3D
City of Renton Department of Community & Economic Development
Tesla SSD and Collision Center
Staff Report to the Environmental Review Committee
LUA24-000157, ECF, SA-H, MOD
Report of July 8, 2024 Page 6 of 8
SR_ERC Report_Tesla SSD and Collision Center_240708_FINAL
three times as many trees as are currently present on site. No significant impacts to plants or vegetation
are anticipated to occur and therefore no further site-specific mitigation is recommended.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
5. Environmental Health
a. Noise
Impacts: Noise impacts would primarily result from the construction of the proposed parking lot and
minor utility installation. The construction noise would be regulated through the City’s adopted noise level
regulations per Chapter 8-7, RMC. The City’s noise regulations limit haul hours between 8:30 am to 3:30
pm, Monday through Friday unless otherwise approved by the Development Services Division. Permitted
work hours in or near residential areas are restricted to the hours between seven o’clock (7:00) a.m. and
eight o’clock (8:00) p.m. from Monday through Friday. Work on Saturdays is restricted to the hours
between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work is permitted on Sundays.
Temporary noise impacts are anticipated that would be commonly associated with the construction of a
surface parking lot and minor facade improvements.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
6. Historic and Cultural Preservation
Impacts: In the SEPA Environmental Checklist (Exhibit 2), the applicant indicated there are no known
Native American cultural resources present on the site. However, the nearby Black River used to run out
of Lake Washington, and flow south through the airport and continue south to an area near the project
site. Based on the probability of the subject site being near the banks of an old river channel there is a
higher likelihood of cultural resources discovery through ground disturbing activity. A representative of
the Duwamish Tribe submitted a comment (Exhibit 13) to City staff via email on June 6, 2024 indicating
the project site is an area the tribe considers a very high risk of containing archeology due to its close
proximity to the original flow path of the Black River. The comment identifies the high potential for
discovery of unknown archeological deposits and requests notification of any archeological work
performed. Pursuant to with RCW 27.53.060 and 27.44.020, if any Native American grave(s) or
archaeological/cultural resources (Indian artifacts) are found, all construction activity shall stop and the
owner/developer shall immediately notify the City of Renton Planning Department, concerned Tribes’
cultural committees, and the Washington State Department of Archeology and Historic Preservation. Due
to the potential presence of cultural resources on the site, staff recommends as a mitigation measure that
the applicant be required to submit an Archaeological Monitoring and Inadvertent Discovery Plan (MIDP)
to Department of Archaeology and Historic Preservation (DAHP) and any interested Tribes for review prior
to the start of any ground disturbing activities. Documentation of the submittal shall be provided to the
City of Renton prior to the issuance of building or construction permits.
Mitigation Measure:
1) The applicant shall submit an Archaeological Monitoring and Inadvertent Discovery Plan (MIDP) to
Department of Archaeology and Historic Preservation (DAHP) and any interested Tribes for review
prior to the start of any ground disturbing activities. Documentation of the submittal shall be provided
to the City of Renton prior to the issuance of building or construction permits.
Nexus: State Environmental Policy Act (SEPA) Environmental Review; City of Renton Comprehensive Plan
Policies L-45; RCW 27.53 Archaeological Sites and Resources; and RCW 27.44 Indian Graves and Records.
DocuSign Envelope ID: 7DBCA7C0-8C41-4D51-AF13-689B38E87E3D
City of Renton Department of Community & Economic Development
Tesla SSD and Collision Center
Staff Report to the Environmental Review Committee
LUA24-000157, ECF, SA-H, MOD
Report of July 8, 2024 Page 7 of 8
SR_ERC Report_Tesla SSD and Collision Center_240708_FINAL
7. Transportation
Impacts: The applicant submitted a Traffic Impact Analysis (TIA) prepared by Kimley-Horn, and Associates,
Inc., and prepared in May of 2024 (Exhibit 11). For the analysis, the TIA utilized a horizon year of 2025.
According to the analysis, the new development is anticipated to generate approximately 858 new
average daily trips (ADTs) with approximately 19 new AM peak-hour trips and approximately 42 new PM
peak-hour trips. The report evaluates the Level of Service (LOS) at four (4) offsite intersections (Lind Ave
SW/SW 10th St, Powell Ave SW/SW 10th St, Powell Ave SW/SW 10th St, Lind Ave SW/SW Grady Way, as
well as site access at SW 10th St. LOS was analyzed under three conditions including existing, 2025 baseline,
and 2025 future with development conditions. The analysis indicated all City intersections would operate
at LOS D or better in the future with the development except for the intersection of Lind Avenue SW and
SW Grady Way. As part of SEPA mitigation for a warehouse project at 1905 Raymond Ave SW (LUA21-
000233), the intersection will be implemented with Adaptive Signal Control Technology Split Cycle Offset
Optimization, which will better optimize the distribution of green time for all movements and improve
the future LOS at the intersection. Staff concurs with the applicant’s traffic consultant and therefore, no
further site-specific mitigation is recommended.
Collision data from the Washington State Department of Transportation (WSDOT) for January 1, 2019, to
December 31, 2023, reveals 36 collisions at the four (4) study intersections. Rear-end and at-angle
collisions were the most common, with no fatalities reported during this period. Collision rates were
evaluated using the standard measure of collisions per million entering vehicles (MEV). None of the study
intersections exceeded the typical collision rate thresholds (5 collisions per year for unsignalized, 10 per
year for signalized, or more than 1.0 collisions per MEV). Therefore, the consultant concluded that
collision history at the intersections is not considered significant, to which staff concurs and recommends
no further site-specific mitigation.
The applicant is proposing a total of 505 parking stalls as part of the project (Exhibit 3). Parking on the site
would be evaluated through the site plan review process.
The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 16).
Mitigation Measure: No further mitigation recommended.
Nexus: Not applicable.
8. 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 16).
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” (Exhibit 15).
✓ 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).
DocuSign Envelope ID: 7DBCA7C0-8C41-4D51-AF13-689B38E87E3D
City of Renton Department of Community & Economic Development
Tesla SSD and Collision Center
Staff Report to the Environmental Review Committee
LUA24-000157, ECF, SA-H, MOD
Report of July 8, 2024 Page 8 of 8
SR_ERC Report_Tesla SSD and Collision Center_240708_FINAL
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing on or before 5:00 p.m. on July 22, 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: 7DBCA7C0-8C41-4D51-AF13-689B38E87E3D
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Tesla SSD and Collision Center
Land Use File Number:
LUA24-000157, ECF, SA-H, MOD
Date of Meeting
July 8, 2024
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Barsin Govargez / 1100 W
Town and Country Rd Unit:
700 Orange, CA 92868
Project Location
600 SW 10th St (APN 2146000050)
Renton, WA 98055
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: SEPA Checklist
Exhibit 3: Site Plan
Exhibit 4: Civil Plan Set (Utility, Erosion, Grading, Tree Inventory, Landscape)
Exhibit 5: Floor Plans
Exhibit 6: Architectural Elevations
Exhibit 7: Architectural Color Renderings
Exhibit 8: Topography Survey
Exhibit 9: Draft Geotechnical Report and Infiltration Assessment, prepared by PanGEO, Inc, dated
June 10, 2021
Exhibit 10: Technical Information Report, prepared by Kimley-Horn and Associates, Inc., dated
October 31, 2023
Exhibit 11: Traffic Impact Analysis, prepared by Kimley-Horn and Associates, Inc., dated May 2024
Exhibit 12: Arborist Report: Tree Inventory, prepared by Rippey Arboriculture LLC, dated March 19th,
2022
Exhibit 13: Duwamish Tribe Comments, dated June 6, 2024
Exhibit 14: City Staff Response to Duwamish Tribe Comments, dated June 11, 2024
Exhibit 15: Advisory Notes
Exhibit 16: Transportation Concurrency Test Memorandum, prepared by Nathan Janders,
Development Engineering Manager, dated June 24, 2024
DocuSign Envelope ID: 7DBCA7C0-8C41-4D51-AF13-689B38E87E3D