HomeMy WebLinkAboutSR_ERC_Report_Renton_Market_250108_v3_FINDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SR_ERC Report_Renton Market Pavilionl_250108_v1
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: January 13, 2025
Project File Number: PR24-000082
Project Name: Renton Market and Piazza
Land Use File Number: LUA24-000364, ECF, SA-A
Project Manager: Alex Morganroth, Principal Planner
Owner: Deborah Boodell, City of Renton / 1055 S Grady Way, Renton, WA 98057 /
DBoodell@rentonwa.gov
Applicant/Contact: Susan Tillack, Graham Baba Architects / 1507 Belmont Ave, Suite 200, Seattle, WA
98122 / susan@grahambaba.com
Project Location: 233 Burnett Ave S (APN 5696000055, 5696000065, 5696000120, and 5696000050)
Project Summary: The applicant is requesting Environmental (SEPA) Review and Administrative Site
Plan Review to convert the existing Renton Pavilion and Piazza to a public market.
The subject property is located at 233 Burnett Ave S and is comprised of four (4)
parcels (APNs 5696000055, 5696000065, 5696000120, and 5696000050) and a
portion of a fifth parcel (APN 0007200188). The approximately 57,600 sq. ft. (1.32
acres) site has public street frontage on Burnett Ave S, S 3rd St, and Logan Ave S. The
site is located within the CD zone in Urban Design District A and the City Center Sign
Regulation area. The city-owned site is developed with the Renton Pavilion Event
Center and adjacent Piazza Park. The pavilion building, a 14,770 sq. ft. masonry and
wood frame structure constructed in 1948, currently houses the Renton Farmers
Market and is available for private party rental. The proposal is to establish a
permanent public market with two (2) long-term spaces for food and beverage
tenants, 12 market stalls for rotating and medium-term tenants, a kitchen
classroom for community events and outreach, and an office for administrative
tasks. The project also contains various improvements to the facade and area
surrounding the building and piazza, including a new 137.50 sq. ft. entrance
vestibule, 1,050 sq. ft. weather-protection canopy, pedestrian entrances, the
creation of outdoor programmed areas, landscaping and lighting upgrades, and
minor infrastructure improvements. Access to the building is proposed via
entrances on the north, east, and south sides of the building. Parking is provided at
the city-owned parking garage adjacent to the pavilion. According to City of Renton
(COR) Maps, the site is located within the Downtown Wellhead Protection Area
Zone 1 and is mapped with a high seismic hazard. 17 trees are proposed for
removal. The applicant submitted a Traffic Impact Analysis, Arborist Report,
Technical Information Report, and Environmental Checklist with the application.
Exist. Bldg. Area SF: 14,770 Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
0 GSF
0 GSF
Site Area: 1.32 acres Total Building Area GSF: 14,920
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
City of Renton Department of Community & Economic Development
Renton Pavilion Public Market
Staff Report to the Environmental Review Committee
LUA24-000364, ECF, SA-A
Report of January 13, 2025 Page 2 of 7
SR_ERC Report_Renton Public Market_250108_FINAL
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) The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified professional
prior to the start of any construction. The applicant shall provide notification to Tribes’ cultural
committee prior to the start of construction.
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: SEPA Checklist, dated October 2024
Exhibit 3: Site Plan
Exhibit 4: Plan Set (including, but not limited to : Demo, Grading, Landscape, Lighting)
Exhibit 5: Color Elevations
Exhibit 6: Preliminary Technical Information Report, prepared by KPFF Consulting Engineers,
dated October 2024
Exhibit 7: Traffic Impact Analysis, prepared by CivTech, dated October 2024
Exhibit 8: Tree Inventory, Assessment, and Tree Protection Plan, prepared by Urban Forestry
Services, dated October 8, 2024
Exhibit 9: Tree Retention and Credit Worksheet
Exhibit 10: Transportation Concurrency Memo, prepared by Nathan Janders, Development
Engineering Manager, dated December 12, 2024
Exhibit 11: Duwamish Tribe Comment Letter, dated November 22, 2024
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
City of Renton Department of Community & Economic Development
Renton Pavilion Public Market
Staff Report to the Environmental Review Committee
LUA24-000364, ECF, SA-A
Report of January 13, 2025 Page 3 of 7
SR_ERC Report_Renton Public Market_250108_FINAL
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether
the applicant has adequately identified and addressed environmental impacts anticipated to occur in
conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have
the following probable impacts:
1. Earth
Impacts: According to City of Renton (COR) maps, the project site is located in an area identified as
having a high seismic hazard. The site's topography is generally flat, with a slight descent toward S
3rd St, resulting in a total elevation change of less than five feet (5’). No new buildings are proposed,
and modifications to the existing building are limited to interior and facade updates, except for the
addition of a 137.50 sq. ft. vestibule on the south side of the building for the main entrance, and a
1,050 sq. ft. canopy on the south facade. During the building permit review process, compliance with
the seismic requirements of the International Building Code (IBC) will be verified, which is
anticipated to address seismic concerns. Therefore, no additional site-specific mitigation measures
are proposed.
Mitigation Measures: None recommended.
Nexus: Not applicable.
2. Air
Impacts: It is anticipated that some temporary air quality impacts could be associated with site work
and building construction. Project development impacts during construction may include dust as a
result of hardscape removal and exhaust from construction vehicles and equipment. Dust control
would be mitigated through the use of temporary erosion control measures, watering, or other
measures to remediate impacts as needed. Long term emissions from vehicles owned by residents
and delivery companies would occur following project completion.
No further site-specific mitigation for the identified impacts from typical vehicle and construction
exhaust is required.
Mitigation Measures: None recommended.
Nexus: Not applicable.
3. Water
a. Stormwater
Impacts: The applicant submitted a Preliminary Technical Information Report, prepared by KPFF
Consulting Engineers, dated October 2024 (Exhibit 6) and preliminary grading plan (Exhibit 4: Sheets
C3.10 and C3.11). Based on the City of Renton’s flow control map, the site falls within the Peak Rate
Flow Control Standard – Matching Existing Conditions. The site falls within two (2) drainage basins
including the Lower Cedar River Drainage Basin and Black River Drainage Basin. No new impervious
surface is proposed, but over 2,000 sq. ft. of impervious surface would be modified or replaced as
part of the project. Site improvements consist of pedestrian pavement replacement at the proposed
Exhibit 12: City’s Email Response to the Duwamish Comment Letter, dated November 22, 2024
Exhibit 13: King County Wastewater Treatment Division (KCWTD) Comment Letter, dated
December 4, 2024
Exhibit 14: City’s Email Response to KCWTD’s Comment Letter, dated December 4, 2024
Exhibit 15: Advisory Notes
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
City of Renton Department of Community & Economic Development
Renton Pavilion Public Market
Staff Report to the Environmental Review Committee
LUA24-000364, ECF, SA-A
Report of January 13, 2025 Page 4 of 7
SR_ERC Report_Renton Public Market_250108_FINAL
vestibule on the south side of the existing building, utility trenching, parking lot restriping, hardscape
removal and modification in the piazza area, and a new concrete vehicle driveway off of Burnett Ave
S. Stormwater on the site is currently collected via two (2) separate conveyance systems. In the
Lower Cedar River Basin portion of the site, a private conveyance system in the parking lot north of
the building connects to a public 12-inch (12”) conveyance system in Logan Ave S, which directs
stormwater north. In the Black River Basin portion of the site, a private conveyance system in Piazza
Park, south of the building, connects to a separate 12-inch (12”) conveyance system on Logan Ave
S, which routes stormwater west through Seattle Public Utilities property.
Project construction is required to comply with the 2022 Renton Surface Water Design Manual
(RSWDM). The TIR submitted is based on a full drainage review as required in the 2022 RSWDM. Core
requirements one through nine (1-9), as well as the six (6) special requirements, have been
discussed in the Technical Information Report. The report notes that the project is exempt from all
core requirements except for Core Requirements #6 (Maintenance and Operations) and #9 (On-site
BMPs). In addition, the report concludes that due to the site being located within the Downtown
Wellhead Protection Area Zone 1, best management practices (BMPs) involving infiltration are
infeasible. Staff conceptually concurs with the findings in the TIR. All requirements would be
addressed in the final TIR submitted and reviewed with the civil construction permit application and
verified for compliance with the 2022 RSWDM (Exhibit 15).
An Erosion and Sediment Control plan (ESC) is required for the site. The development does not result
in any increase of impervious surfaces and therefore is not subject to stormwater system
development charges. It is anticipated that the requirements set forth by the 2022 RSWDM, or a
future stormwater manual adopted by the City of Renton, would be sufficient to mitigate stormwater
impacts generated by the proposed development and no specific mitigation measures are
recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable.
4. Environmental Health
a. Noise
Impacts: Noise impacts would primarily result from the construction of the various site
improvements and building facade improvements. 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 eight-thirty (8:30) am to three-thirty (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. for multi-family construction activities 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. Haul hours shall be restricted to the hours between eight-thirty (8:30) a.m.
and three-thirty (3:30) p.m., Monday through Friday, unless otherwise approved in advance by the
Development Services Division.
All noise levels would be required to comply with City of Renton code (Chapter 7, Noise Level
Regulations) and Washington Administrative Code (WAC 173-60, Maximum Environmental Noise
Levels). The anticipated temporary noise impacts would be those commonly associated with mixed-
use construction. No further site-specific mitigation is proposed.
Mitigation Measures: None recommended.
Nexus: Not applicable.
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
City of Renton Department of Community & Economic Development
Renton Pavilion Public Market
Staff Report to the Environmental Review Committee
LUA24-000364, ECF, SA-A
Report of January 13, 2025 Page 5 of 7
SR_ERC Report_Renton Public Market_250108_FINAL
5. Vegetation
Impacts: The project site contains various manicured landscaped areas scattered across the piazza
portion of the site to the south of the building, all of which contain a combination of ground cover,
shrubs, and trees. The applicant proposes to remove understory vegetation and lawn from planters
in the piazza area (Exhibit 4: Sheets L1.01 through L5.01). 17 trees will be removed across the site,
including three (3) trees removed to accommodate the proposed canopy at the building’s south
entrance (Exhibit 4: L0.01). Two (2) trees were determined to be in poor health and labeled high risk,
while the remaining trees are proposed for removal due to construction conflicts with proposed
improvements. The design will incorporate native shrubs, groundcovers, and pollinator-friendly
plants in both new and existing planting beds. The plan adds new street trees and on-site shade
trees, resulting in an overall increase in tree canopy coverage on the site. Tree species proposed
include ulmus wilsoniana ‘Prospector’, shademaster gleditsia, acer rubrum ‘Bowhall’, and
amelanchier alnifolia.
Additional analysis of existing and proposed trees, including analysis of the location, species, and
size of retained trees, would occur during review of both the site plan and the civil construction and
building permits; therefore, no site-specific mitigation is recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable.
6. Historic and Cultural Preservation
Impacts: A representative of the Duwamish Tribe submitted a comment letter (Exhibit 11) to city staff
on November 22, 2024 indicating the project site is located in an area that the Tribe considers
culturally significant with a high probability of having unknown archeological deposits. In addition,
the Washington Department of Archaeology and Historic Preservation WISAARD mapping tool
indicates a high potential for encountering cultural resources. The Tribe also recommends using
native vegetation for any proposed re-planting, preserving mature native trees. Staff notes the
applicant has already proposed replanting with some native vegetation according to the Planting
Plan (Exhibit 4: Sheets L1.01 through L5.01) and has proposed the retention of approximately 20
significant trees on the site (Exhibit 9). As such, staff recommends as a mitigation measure that the
applicant submit an Inadvertent Discovery Plan (IDP) prior to the start of any construction. The
applicant shall provide notification to Tribes’ cultural committee prior to the start of construction.
Mitigation Measures: The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a
qualified professional prior to the start of any construction. The applicant shall provide notification
to Tribes’ cultural committee prior to the start of construction.
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.
7. Transportation
Impacts: The project site fronts Logan Ave S along the west property line, S 3rd St along the south
property line, and Burnett Ave S along the east property line. Logan Ave S and Burnett Ave S are
classified as festival streets designed to support pedestrian access, transit operations, and events
at the Pavilion and Piazza Park. The two (2) streets feature street trees, wide sidewalks, planted
medians, and ornamental paving. The city’s Transportation Division supports retaining the existing
configuration, provided a modification request is submitted and approved prior to the issuance of
the civil construction permit. Similarly, S 3rd St, a downtown principal arterial with a 60-foot (60’)
right-of-way, includes two (2) eastbound travel lanes, a right-turn-only lane, an eight-foot (8’) wide
parking lane, and a 12-foot (12’) wide sidewalk with street trees. The Transportation Division also
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
City of Renton Department of Community & Economic Development
Renton Pavilion Public Market
Staff Report to the Environmental Review Committee
LUA24-000364, ECF, SA-A
Report of January 13, 2025 Page 6 of 7
SR_ERC Report_Renton Public Market_250108_FINAL
supports maintaining the existing street sections, provided a modification request is submitted and
approved prior to the issuance of the civil construction permit.
The applicant proposes a new driveway cut on Burnett Ave S to accommodate larger delivery
vehicles. The driveway will include removable bollards to restrict public access except for delivery,
garbage, fire, or special event vehicles. During the civil construction review process, the applicant
must demonstrate that large vehicles can safely turn onto Burnett Ave S without impacting the
median planter (Exhibit 15). In addition, written approval from King County Metro would be required
to complete the new curb cut, acknowledging that bus layovers may temporarily block driveway
access.
Trip Generation
A Traffic Impact Analysis (TIA) is required when a project proposal would result in the generation of
20 new a.m. or p.m. peak hour trips. The applicant submitted a Traffic Impact Analysis, prepared by
CivTech, dated October 2024 (Exhibit 7) with the application. According to the report, the proposed
project is estimated to generate 628 additional new weekday daily trips compared to current
conditions. Weekday peak hour AM trips would generate an increase of 35 new vehicle trips, with 16
vehicles leaving and 19 vehicles entering the site. Weekday peak hour PM trips would generate an
increase of 105 new vehicle trips, with 60 vehicles entering and 45 vehicles exiting the site. The
calculation was based on the ITE Manual for Trip Generation, 11th Edition. The report concludes that
increased traffic created by the development would not result in unacceptable levels of service (less
than Level of Service D) for the surrounding study intersections in the opening year (2026) and
horizon year (2031). Staff concurs with the findings of the TIA and therefore no further site-specific
mitigation is recommended.
Transportation Concurrency
Staff determined that at completion of the project, the development will have met City of Renton
traffic concurrency requirements (Exhibit 10), which is based upon a test of the citywide
Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan,
site specific improvements, and future payment of Transportation Impact Fees. The Transportation
Impact Fee that is current at the time of building permit issuance would be levied. It is anticipated
that compliance with the city’s adopted Street Standards (modified) and the payment of required
Traffic Impact Fees would mitigate any adverse impacts that could be generated by additional traffic
attributed to the proposal; therefore, no further mitigation is recommended.
Mitigation Measures: None 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 fire impact fees (Exhibit 15).
Mitigation Measures: None recommended.
Nexus: Not applicable.
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
✓ Copies of all Review Comments are contained in the Official File and may be attached to this
report.
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
City of Renton Department of Community & Economic Development
Renton Pavilion Public Market
Staff Report to the Environmental Review Committee
LUA24-000364, ECF, SA-A
Report of January 13, 2025 Page 7 of 7
SR_ERC Report_Renton Public Market_250108_FINAL
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 January 27, 2025. 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: 771C088A-AD2F-443F-9D07-1EF19280E942
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Renton Market and Piazza
Land Use File Number:
LUA24-000364, ECF, SA-A
Date of Meeting
January 13, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Susan Tillack / 1507
Belmont Ave. Suite 200,
Seattle, WA 98122 /
susan@grahambaba.com
Project Location
233 Burnett Ave S
Renton, WA 98057
(APN 5696000055, 5696000065,
5696000120, and 5696000050)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: SEPA Checklist dated September 2023
Exhibit 3: Site Plan
Exhibit 4: Plan Set (Demo, Grading, Landscape, Lighting)
Exhibit 5: Color Elevations
Exhibit 6: Preliminary Technical Information Report, prepared by KPFF, dated October 2024
Exhibit 7: Traffic Impact Analysis, prepared by CivTech, dated October 2024
Exhibit 8: Tree Inventory, Assessment, and Tree Protection Plan, prepared by Urban Forestry
Services, dated October 8, 2024
Exhibit 9: Tree Retention and Credit Worksheet
Exhibit 10: Transportation Concurrency Memo, prepared by Nathan Janders, Development
Engineering Manager, dated December 12, 2024
Exhibit 11: Duwamish Tribe Comments, dated November 22, 2024
Exhibit 12: City Response to Duwamish comment, dated July 23, 2024
Exhibit 13: King County Wastewater Treatment Division (KCWTD) comment, dated December 4,
2024
Exhibit 14: City Response to KCWTD comment, dated December 4, 2024
Exhibit 15: Advisory Notes
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942